The Role Of Local Government, Property Developer And Public In The Urban Regeneration

In the past 20 years the local government, the property developer, the public are carrying formal or informal practice in the traditional urban construction's pattern. They met the repel also have the cooperation between three roles, made progress simultaneously also cause a series of urban question. The puzzledom that the Chinese urban renewal is facing up to, shows the change of the relationship of three roles. How to use the three roles effectively is became critical. Various foreign countries' experience is precious to China's urban construction, but Chinese native practice and the experience are very worthful as well.This research take the development and evolvement of the informal unban space on hanzhengjie in Wuhan, and attempts to analyze and explain that the Chinese urban informal development, pays attention to the contemporary government's urban policy and plan, property developer 's strategy and achievement, public's countermeasure and practice, discusses the functional factors between the relations of the three roles. For further conceptual framework of the relationship, needs to know each functional pattern, way, achievement of local government, property developer, public. Thus deduce the cooperation framework and relationship mode of the local government, property developer, public's role localization in the future city construction. The research method including literature review of published and un-published material, field work, group discussion, pertinency interview, questionnaire survey etc.The conclusion:1. The role: Local government, property developers and the public have played a role in urban regeneration. They all have adopted the formal and informal ways to practice, but the government, property developers easier access the aim through formal way, the public normally used informal way.2. The rules: In the urban regeneration process, the local government made the rules through a series of laws, regulations, policies. But the ambiguity of these formal policies provided local governments, property developers, public the opportunity to meet their own intention. As the result, in the implementation these formal policies were changed by different roles. 3. The force: In the Urban Regeneration process, the local government takes the executive power, credibility, to join the process of urban regeneration. Property developers use capital, technology, relationship to join. Normal public use their own manpower, kinds of intermediary institutions, national law, and the pressure of public opinion to play a role in the process. In the game-playing, the formal division of urban space shows local government's intentions.4. The results: In the Urban Regeneration, through the superposition of tripartite forces in space, urban space shows a strong feature of the informal, but also led to the emergence of the informal economy. IThe evolution of urban spatial model clearly shows the real " game-rules" of the different stages of urban space redistribution..5. The relations: Because local governments control most power of the decision-making, so the role local governments still keeping in the lead level. But the property developers join the process through the government-enterprise cooperation, public-enterprise cooperation. The role of property developers has been strengthened through the use of the close combination with the local government. In contrast, people always use the informal channels to play a role in most cases compare with the other two roles.Conclusions from the above five aspects, local government manipulate the formal rule-making in the process of urban regeneration. Public normally use the informal way to achieve their own interests. The rent-seeking behavior of local government lead to more informal action. As result, the emergence of informal space is exacerbated. So in the future, the role of public will be need in the process urban regeneration, which can lead to reduce informal activity, build a "local government - property developers -public" three models of urban regeneration.