Li Xiaojiang, a national engineering survey and design master and former president of China Academy of Urban Planning and Design.
"When talking about high-quality development and high-quality life, we must study the changes in the structure of the Chinese population and people's needs, otherwise it is an empty word." ”China Housing Daily reporter Xu Qian reported from Beijing
Over the years of doing urban research and planning, I have always adhered to the concept of focusing on people. Pay attention to the changes of people, pay attention to the needs of people, and pay attention to the differentiation of the needs of different groups of people. ”
Whether urbanization is new or not, the key depends on the family, and the urbanization that can place the family is a good urbanization, not the citizenization of identity. ”
Li Xiaojiang said that in recent years, when he was doing urban planning, he found that if he could not understand the changes in people, and then the changes in the logic of urban development, how to plan would be wrong.
Li Xiaojiang's identity is not simple. He is a national engineering survey and design master, an expert of the Beijing-Tianjin-Hebei Coordinated Development Advisory Committee, a special consultant of the China Council for International Cooperation on Environment and Development, and the former president of the China Academy of Urban Planning and Design.
On January 24, Li Xiaojiang said at the "2024 China Real Estate Annual Trend Forum - CIHAF 24th China Real Estate Fair" jointly sponsored by China Real Estate News, the Organizing Committee of the China Housing Fair, and the China Institute of Urban and Regional Governance, that for decades, he has always paid attention to the needs of "people" and always hoped that the city could explore a development model that is more friendly to people and nature.
From the 80s of the last century to the present, he has presided over and participated in major regional planning such as the Pearl River Delta, Chengdu-Chongqing, Beijing-Tianjin-Hebei, important planning projects in Beijing, Guangzhou, Shenzhen and other large cities, and Beichuan presided over the whole process of post-disaster reconstruction. He is also one of the earliest experts in China to participate in the planning and design of Xiong'an New Area.
I can put a family
is the best urbanization
The principal contradiction in society is an objective reflection of the level of development of a country's productive forces and the stage of social development. The main contradictions in society change along with the changes in the level of development of the productive forces and the stage of social and economic development.
In 2017, the report of the 19th National Congress of the Communist Party of China made a historic change in the expression of the main contradiction in China's society: socialism with Chinese characteristics has entered a new era, and the main contradiction in society has been transformed into a contradiction between the people's growing needs for a better life and unbalanced and inadequate development.
These two sentences are particularly intriguing. What is the need for a good life? Who is qualified to raise the need for a good life? This is the most important change in Chinese society in the past 40 years, people have changed. Whether China can overcome the middle-income trap, whether the middle-income group can be doubled, and whether the income of residents can be doubled is an economic and political issue. Li Xiaojiang thinks.
He pointed out that real estate has moved from the era of increment to the era of stock, and the material capital has been greatly enriched. Conversely, what exactly is the connotation of the stock era? The stock era is an era of a better life towards Chinese-style modernization, and paying attention to the satisfaction of the needs of the people for a better life is an issue that all suppliers, especially the real estate industry, should pay attention to.
For high-quality development, Li Xiaojiang believes that the core of high-quality development is to understand the characteristics of the current development stage and the direction of the transformation of the development model, and if we still use the experience and judgment of the previous 30 years to do today's things, it is impossible to achieve high-quality development. "When talking about high-quality life, we must study the changes in the structure of the Chinese population and the changes in people's needs, otherwise it is just an empty word." ”
Based on his long-term focus on urban planning and urban development research, Li Xiaojiang believes that China's urbanization has entered the second half, and the basic characteristics of population migration are the concentration of population at both ends of megacities, central cities, and county and county-level cities. The process of urbanization is diverse, multi-directional, and multi-replete migration – a process of settling down. For many rural families, urbanization is also a process of intergenerational migration. Urbanization is the best kind of urbanization that can accommodate families.
In the past, as long as the income was high and the job could be found, people would flow to the city; Today's life is cost-effective, the living environment is good, the public service is good, and people will flow to the world. "If your child can go to the best school in China in Xiong'an, will you go? Now in this era of 'spelling baby', there are the best schools, and there is no fear of not being able to recruit outstanding young people. Therefore, he said, the core task of urban development and construction is to create an urban living environment, quality of life and public service system that attracts talents and retains young people and migrant workers.
He also mentioned that as people become rich, a prominent demand is to shift from material needs to spiritual needs, to cultural needs, to aesthetic needs. We should pay full attention to these needs, "Today's young people are more advocating cultural consumption, aesthetic experience, travel and vacation, communication, solitude and privacy, fitness and other lifestyles, how we meet these needs is very critical." A "good house" is the basic material guarantee for urban life and settling down. But cities, communities, and housing also need to better meet the psychological and cultural needs of different populations. When economic development reaches a certain stage, people's orientation to the living environment is a difference in spiritual, cultural and aesthetic orientation. As a supply side, if you don't think about the differences and segments of the needs of different groups of people, the supply may be blind. ”
The new track is full of new vitality
The old track starts new momentum
At present, the mega city is actively carrying out urban renewal, the transformation of old residential buildings and residential areas, and the transformation of urban villages, Li Xiaojiang believes that the current city has entered the development stage of "stock utilization, organic renewal", he combined with the experience and lessons of the renewal of the historical urban areas of Beijing and Shanghai, from the five aspects of people, land, housing, money, and governance made a unique analysis and suggestions.
people", from "people go" to "keep people". On the one hand, the indigenous people have the need to improve the environment, and on the other hand, the one-size-fits-all "people leave the house and stay" will cause damage to the original social network and cultural context.
He suggested learning from Beijing's experience in urban renewal, and guaranteeing the guarantee. It is suggested that the methods of application-based rent surrender, rent exchange, and improvement should be adopted to allow residents to choose voluntarily, retain some aborigines, attract some new residents, maintain the social network, and realize the social symbiosis of the old area.
money", from the economic account to the consolidated account. The urban renewal of residential space is essentially a livelihood project, not an economic product, and its orientation should not be aimed at excessive profit. Relying on the renewal mode of large-scale demolition and land transfer, the plot ratio has been pushed up, and the scale and texture of the city have been destroyed, which has become less and less allowed by the relevant policies such as urban cultural protection of the state.
He suggested that, from the perspective of people's livelihood accounts, more cultural protection and repair, energy conservation and carbon reduction transformation, infrastructure and public service renewal and construction costs should be borne in the process of renewal. At the same time, it is necessary to establish an organic renewal financial system through institutional reform and innovation, which is linked between increment and quality, between the new city and the old city, with the market, and with the participation and sharing of indigenous people.
land", from land transfer to site operation. If the traditional real estate logic of land transfer and house sale is adhered to in the process of renewal, it will inevitably lead to the demolition and loss of a large number of valuable urban architectural and cultural assets.
Time for space, he suggested. From the one-time development profit of land acquisition and demolition to the long-term holding and operation to achieve profitability. In the old city area, we should try not to adopt or reduce the use of bidding, auction and listing, and encourage leasing to be handed over to functional state-owned enterprises and market entities for operation, so as to balance costs through long-term operation. One place, one plan: The characteristics of the old city area are very different, and the characteristics of cultural values and needs are very different, so differentiated renewal and operation plans should be formulated.
room", from preserving the texture to preserving the building. Many residential historic buildings have structural, functional, and material quality issues and safety risks. Whether to preserve the fabric or preserve the architecture has always been a central debate, and behind the debate are very different economic and cultural values. It is necessary to balance the requirements of housing use, quality of life, safety and cultural protection.
He believes that to carry out a double census of buildings: on the basis of the census of historical buildings, a comprehensive survey of dilapidated buildings should be carried out, and specific rules for the repair and reconstruction of dilapidated buildings should be formulated; Improve the closed-loop management of historical buildings: Introduce measures for the whole process of registration, listing, protection, repair and operation of historical buildings, and formulate technical regulations for repair and protection of old houses with poor construction quality.
In terms of governance, the first should be supported, residents should take the initiative, and the market should be moderate.
Li Xiaojiang said that there are great differences in the governance capabilities and methods of different urban areas, but multi-subject participation is an inevitable choice for urban renewal. Therefore, it is necessary to clarify the common bottom line and different roles of each subject, and explore appropriate governance models according to local conditions.
He suggested that we should hold the bottom line and insist on paying attention to the protection of historical features and the preservation of social networks and policy formulation. Residents take the initiative to participate, and by clarifying the policy of stock renewal, guide residents' expectations for renewal to a reasonable range, and avoid unlimited bargaining. The market should be moderate, and through the innovation of the profit model of holding and operation, attract more developers and operators to participate in the update. At the same time, improve the responsible planner system, the communication mechanism between enterprises and residents, and give full play to the two-way dual synergy of "planning coordination" and "community coordination".
The development system in the stock era is almost blank, and the utilization and organic renewal of the stock require systematic and in-depth reform and innovation of the tax, finance, planning, and construction systems. It also requires a lot of local exploratory practice.
Regarding the future prospects of real estate, Li Xiaojiang said that the total supply of real estate has become saturated, and the per capita housing area of Chinese has reached 37 square meters, but there are still opportunities for structural adjustment. New demands remain. The key is how to learn from the industrial economy, learn from the new economy, exert new vitality on the new track of new demand, and at the same time how to find and start new momentum in the old track of existing demand.
In recent years, we have observed that a large number of college students and migrant workers from coastal areas have returned to the central and western regions, and many middle-income people and young people have migrated from small and medium-sized cities to large cities and central cities, and the speed of migration is accelerating. Therefore, there are new needs between different regions, between cities at different levels, and between different location value areas within cities, which need to be adjusted. In addition, different groups of people have different requirements for upgrading and iterating housing and settlements under the desire for a better life. In terms of making up for shortcomings, there are opportunities for the optimization of homogeneous service layout in medical and health care, elderly care and child care, education and training, and life services. In terms of the creation of new life scenes, especially cultural values, aesthetic experiences, and spaces for solitary communication, are all opportunities for the real estate supply market in a broad sense. Li Xiaojiang said.