Urban Redevelopment Potential Zoning of Urban Construction Land in Harbin, China

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1 UIA 2017 Seoul World Architects Congress P Urban Potential Zoning of Urban Construction Land in Harbin, China Rong Guo * 1, Mengshi Huang 2 1 Professor, School of Architecture, Harbin Institute of Technology; Heilongjiang Cold Region Urban-Rural Human Settlements Science Key Laboratory, China 2 Ph.D., School of Architecture, Harbin Institute of Technology; Heilongjiang Cold Region Urban-Rural Human Settlements Science Key Laboratory, China Abstract According to the threatening situation of the ecological bottom line, the urban spatial development pattern should changed from extensive expansion to intensive growth. Tapping the of internal urban construction land is the foundation of promoting the urban planning transformation and realizing coordinated development of urban social economy and ecological environment. This paper takes the street units of urban construction land in Harbin, China as the research object, and presents the index system of urban redevelopment from 5 aspects, including land use attribute, location condition, economic value, landscape environment and social service. And the database of urban redevelopment is structured through the index attribute assignment and spatial vectorization for each units. Combined with Analytic Hierarchy Process method and Fuzzy Comprehensive evaluation method, the comprehensive index of urban redevelopment are calculated for delimiting the 4 level of zoning. This paper will provide the theoretical reference and technical support for the adjustment and control of urban construction land in Harbin,China. Keywords: urban construction land; urban redevelopment; zoning; control strategy; Harbin; China 1. Introduction The rapid urbanization development process has caused a series of problems, such as land resource exhaustion, ecological environment deterioration, urban disorderly sprawl. The rate of urban construction land expansion is much faster than that of population urbanization. Most cities are experiencing rapid land expansion and population shrinkage(long, Y. et al, 2015; Long, Y and Wu K., 2016). Most cities are forced to move into the development stage of "incremental control, stock optimization"(zou B., 2013). In January 2015, the national land resources work conference pointed out the supply of urban construction land in China will * Contact Author: Rong Guo, Harbin Institute of Technology Address: Room 112, 66 West Dazhi Street, Nan Gang District, Harbin, Heilongjiang, China Tel: hitgr@sina.com (The publisher will insert here: received, accepted) UIA 2017 Seoul World Architects Congress 1

2 change from incremental expansion to the stock and increments. In December 2015, the central urban work conference put forward that we should adhere to the intensive development, set the total amount, limit the capacity, revitalize the stock, and make the best increment", and respect for the law of urban development. According to the concept of "smart growth" and "compact city", to promote urban development from the denotative expansion to the connotation upgrading". At this stage, it is urgent to check the basic situation of stock land, to analyze the redevelopment of the stock land with the scientific and innovative technology, and to optimize urban spatial structure for improving land use. Stock planning was definited as, under the condition of the total scale of construction land unchanged and urban spatial un-growth, it is a planning which can achieve urban development through revitalizing, optimizding, excavating and upgrading the stock land(zou B., 2015). The main cause of urban economic growth was not urban expansion in the stage of urban transformation and upgrading(yao Y., 2013), which turned into urban internal function regulation and resources redistribution(liu X.P., 2008; Yang Q. et al, 2015). Stock planning has taken land use efficiency as the main reference index. Previous research on stock planning were focused on the concept discrimination and practice case in China. Some scholars definied the essence of stock planning as the planning and redeveloping the needed reconstruction land, such as urban idle land, poor quality land, poor environment land, poor infrastructure facilities land, and low utilization land(qiu Y. H., et al, 2011; Yang C. Z. and Jiang Q., 2013). On the practice cases, the master planning of Shenzhen ( ) was widely recognized by Chinese scholars, which compiling ideas were transformed from incremental oriented, taking into account the stock into both increment and stock should be equal attention, mainly focus on optimizing stock. Subsequently, the urban scale determining(fan Z.M.and Shi A.H., 2011), the overall planning for new and converted land use(li D. N. et al, 2014; Yan J.et al, 2014), land use function and structure layout adjusting(chen Y. Y. and Huang G. L.,2012; Yan J. et al, 2013), urban renewal mode innovating(guo Y., 2015), and the policy mechanism analyzing(li J. and Yu Y., 2014; Lin J. and Wu J., 2015) were discussed. But there is few studies to deteck and understand the development mode of stock optimization under the perspective of redevelopment zoning. This paper, as the object of the urban construction land in central Harbin city, constructed the evaluation index system of urban redevelopment in the platform of ArcGIS, and the index weights are calculated with analytic hierarchy process (AHP). The redevelopment is evaluated for dedignating the redevelopment zoning. Finally, the redevelopmen strategy will be put forward for providing to implement of "revitalize the stock, do incremental optimization". 2. Materials and Methods 2.1 Study area and data This paper takes the urban construction land of Harbin as research object. The total area of urban construction land is 402 km 2 in the end of 2014(Harbin Government, 2014).(fig.1) This paper selected land parcel as evaluation unit (Feng C. C. and Cheng L., 2010). Fig.1 The research area 2 UIA 2017 Seoul World Architects Congress

3 2.2 framework and methods According to existing research and planning practice cases(chen Y. F.,2015; Feng C. C. and Cheng L., 2010; Xiong W. T. and Sun X., 2015), the framework of this paper is that, 1) construct the index system of redevelopment evaluation for urban construction land; 2) assignment the attributes of eavh parcel and constuct the spatial database; 3) calculate the redevelopment index combined with Analytic Hierarchy Process method and Fuzzy Comprehensive evaluation method; 4) designate redevelopment zoning and propose the zoning control policy. The framework is shown as Fig. 2. Connotation analysis and Target Location of Stock Planning The index system of redevelopment Potential excavate of urban construction land Land use planning Urban master planning Parcel information ARCGIS Index assignment Attribute database construction Spatial database construction of each units ARCGIS Multi factor weight method evaluation Zoning Control strategy of redevelopment zoning Fig 2. The framework of this paper 3 Results 3.1 the index system of redevelopment evaluation The newest development space was obtained from urban construction land for stock planning, which was in the view of the limited land resources available and the exceeded scale over the ecological bottom line. On one side, the fuction, nature and development intensity of land should be taken into account. On the other side, the overal ecological, social and environmental benefits should be take into account. Therefore, this paper choosed 14 indicators according to the related research and practice in the early stage, including nature of plot, FAR, distance from roads, population density, green coverage rate, distance from service center, and so on (fig.3). The index system of redevelopment evaluation were structured from target layer, criterion layer and index layer (table 1). Stock Planning Target Location Improve land use efficiency Adjustment urban land use function Enhance internal space performance Improve urban environmental quality Influence factor Parcel nature Building quality FAR Slope Distance to main road Distance to bus stop Reconstruction cost Population density Green coverage rate Landscape visibility Distance to central green space Distance to primary and secondary schools Distance to medical station Distance to business center Fig 3. The concept of redevelopment excavation Land use attribute Geographic conditions Economic value Landscape environment Social service of Urban construction land Table 1 the data of each parcel units data Criterion layer Index layer Land attribute Nature A B U G R1 - W S - M R3 UIA 2017 Seoul World Architects Congress 3

4 Criterion layer Geographic conditions Economic value Landscape environment Social service Index layer data R2 Building quality Excellent Good Commonly Poor Worst FAR > ~ ~ ~1.0 <0.5 Slope <3% 3-8% 8-15% 15-25% >25% Distance to main road >200m 100~200m 50~100m 30~50m <30m Distance to bus stop 3000~5000m 2000~3000m 800~2000m 500~800m <500m Reconstruction cost High - Medium - Low Population density >100 /m /m /m /m 2 <20/m 2 Green coverage rate >35% 25~35% 15~25% 5~15% <5% Landscape visibility Good - Middle - Poor Distance to central green space >2000m 1500~2000m 1000~1500m 500~1000m <500m Distance to primary and secondary >2000m 1000~2000m 500~1000m 200~500m <200m schools Distance to medical station >2000m 1000~2000m 500~1000m 200~500m <200m Distance to business center >5km 3~5km 2~3km 1~2km <1km 3.2 Spatial database of redevelopment index The spatial database was established for redevelopment evluation, following the design idea of Geodatabase in ArcGIS. The database was established using Data Interoperability model with the areal geographic element of parcel units. This database includes two aspects: basic geographic element and attribute data. As a parcel in form of Polygon, the basic geographic element is also the basis of the visualization of both the redevelopment evaluation results and the representation of the map. Potential attribute data is the core of the spatial visualization. The index of each parcel units was be assigned by 1,3,5,7,9 after extracting the land properties, the surrounding traffic and landscape environment and other data. The value of assignment and redevelopment share a positive increasing relationship. That is, the greater assignment indicates a greater value of redevelopment. 3.3 Index weights of redevelopment index The basic principle of analytic hierarchy process (AHP) is to first classify the problems to be analyzed. According to the evaluation index system of urban construction land redevelopment, the elements are clustered with different levels to form a multi-layer analysis structure model. The index weights of redevelopment are determined by square root method. This method calculated the maximum eigenvalue of the judgmen matrix and its corresponding eigenvector. The consistency index(ci) was determined after the weights (Wi). With the same calculation method as above, Wi can be calculated. The results of index weight calculation are listed in Table 2. Table 2 the index system and index weights A target layer B Criterion layer C Index layer Weight (Wi) Nature C Land attribute B1 Building quality C FAR C Slope C A Distance to main road C Geographic conditions B2 Distance to bus stop C Economic value B3 Reconstruction cost C UIA 2017 Seoul World Architects Congress

5 A target layer B Criterion layer C Index layer Weight (Wi) Population density C Green coverage rate C Landscape environment B4 Landscape visibility C Distance to central green space C Distance to primary and secondary schools C Social service B5 Distance to medical station C Distance to business center C Composite index of redevelopment Multi-factor weight superposition method is based on different evaluation indicators to assess the impact of the target, and then the weighted evaluation of the index to obtain a comprehensive index. This method was easy to understand and operate. This paper calculated the redevelopment composite index of each evaluation index with the function of superposition analysis of Spatial Analyst model in ArcGIS (Table 3). Table 3 the redevelopment composite index of each parcels in Harbin central city Region No. RI Region No. RI Region No. RI NG DL PF Nangang Daoli Pingfang NG DL PF XF DW HL Xiangfang Daowai Hulan XF DW HL AC Acheng AC Discussion 4.1 the redevelopment zoning According to the municipal land reform planning procedures and Harbin Urban Master Planning ( ), the redevelopment composite index was divided into 4 levels with clustering analysis method in ArcGIS. The 4 levels were suitable redevelopment zone (14.7 km 2 ), generally restricted redevelopment zone (97.6 km 2 ), strictly limit redevelopment zone (76.9 km 2 ), and prohibit redevelopment zone (212.8 km 2 ) (Fig.4). Fig 4. The zoning of urban construction land in Harbin UIA 2017 Seoul World Architects Congress 5

6 4.2 Control strategy of redevelopment This paper s target is improving the land lintensive and spatial structure optimization. Based on the exprerience of land arrangement and old district reconstruction in central city of Harbin, the control strategy is put forward for the redevelopment zoning, 4 items included. (1) In the suitable redevelopment zone, the low density and intensity development parcels will be transformed, such as industrial transformation, old city reconstruction, village reconstruction in city. These parcels would fuse with the surrounding land function, features and transportation. And to create a good environment and to enhance social, cultural value. (2) In the generally restricted redevelopment zone, the community renewal, the inclusive of facilities, and the carrier space of different incubator will be enhanced for business central and new residential area. (3) In the strictly limit redevelopment zone, the strategy included strengthen the connection with the surrounding blocks, cultivating characteristic service ability, and enhancing the vitality and diversity of neighborhoods. These strategies will be proposed for urban public green space and public service center. (4) The prohibit redevelopment zone mainly including historical and cultural preservation blocks, historic building reserve, and ecologically sensitive area. In the historical and cultural preservation blocks, the land operation mode, FAR transfer, land compatibility, owner repair subsidies and other special strategies are advocated. But these strategies are on the base of protecting the pattern of historic blocks and the style and features of buildings. 5 Conclusion In the process of transformation from incremental planning to stock planning, the redevelopment of urban construction land is the basis of promoting urban development from denotative expansion to connotative growth. From the perspective of stock planning, the index system of urban construction land redevelopment evaluation not only considers the urban social, economic and ecological benefits, but also takes into account both the property rights of land reserves and the degree of redevelopment difficulty. And the key point of this paper is that the planning measures of stock land by the redevelopment zoning. In addition, the paper selected the parcel as the evaluation units. And it is necessary not only to clear the land ownership and usage and management departments, but also to enhance the operability of strategy implementation for the urban construction land redevelopment. 6 Acknowledgments This research is supported by the research funds from Heilongjiang Natural Science Foundation of China (No. D ). References 1) Liu Y.,Tan Y. Z.,Wang Q.R., et al. (2011). Define the Connotation and Types of Urban Stock Land in China. Urban Studies, 18(12), p ) Chen Y. Y., Huang G. L. (2012). The tapping and optimizing allocation of construction land in the process of urbanization in Fujian. Academic review, (06), p ) Shi A. H., Fan Z. M. (2011). Regulation on construction land scale from increment led to revitalization-oriented. Urban Plan, (08), p ) Feng C.C.,Cheng L. (2010). Research on Evaluating Land Intensive Use of the Stock Land in Ancient City: Dongcheng District of Peking as an Example[J]. Urban Studies, (7) p ) Li D. N., Wang Y. N., Han Y.J.(2014). Study on the renewal, transformation and intensive utilization of the stock construction land around the rail station. Annual meeting of Chinese urban planning, Haikou. 6) Yu Y., Li J. (2014). Community Planning in the Context of Urban Stock Land Use-A Case of Liyuchi Community Planning in Jiangbei District, Chongqing. Journal of human settlements in west Chian, 29(05), p ) Lin J.,Wu J. (2015). Methods and Strategies on Storage Developable Land Planning: the Planning Practice of Guanggang New Town. Hua Zhong Architecture, (2), p ) Long Y., Wu K. (2016). Several realistic problems of urbanization in China. Urban planning forum. (2). p ) Huang D., Zhang H.M., Fan S.P.,et al.(2013). Industrial Land Regulation and Controlling Based on Stock Potential Tapping: A Case Study of Economic and Technological Development Zone in Chizhou City. Scientific and Technological Management of Land and Resources, 30(6). 10) Liu Y. S., Zhao T. Y. (2017). Profit and loss model of land expansion and land suitability evaluation in the villages and towns. Journal of Harbin Institute of Technology, (4), p UIA 2017 Seoul World Architects Congress