The Study On The Reconstruction And Management Of Governance Of City Villages In The Developed Areas

With China's rapid development of urbanization, the byproduct-city villages have appeared at the combination area of city and country in many cities over the past 30 years. There are many villagers that live on the income of low rent housing, numerous cheap labor powers that maintain the socioeconomic development, as well as numerous "grassroots-layers" - ransient population in the city villages, which is a community with special features as well as severely serious construction problems, law and order problems and environmental problems that need governing urgently. Governance of the city villages was always conducted with the administrative means like "attacking severely", "punishing", etc. in the past, which could not solve the problem from the root and lack of long-term mechanism. Therefore, combined with the governance practice of city villages in Shenzhen City, this paper deeply studied the villager self-management mode under the property management and government incentives, demonstrated and analyzed the significance, difficulties and countermeasures of implementing property management in these areas, the necessity and rationality of government incentives, as well as the incentive border issues, and provided the relevant decision-making of government with theoretical and empirical evidences and workable policy recommendations.1. Systematically analyzed the formation, special functions as well as the necessity of existence of city villages in the areas with rapid economy development; conducted the economic analysis on the bad consequence of building city villages based on the "Tragedy of the Commons" theory, empirically analyzed the social management situation and outstanding problem of these villages, and proposed the views of objectively understanding these villages and the foundations to govern it. Therefore, this paper proposed two basic approaches to reform these villages and implement the property management aiming at urbanization of city villages. Research findings show that:reconstruction of these villages is not to "eliminate" them or "just dismantle" them; whatever degree the reconstruction of these villages progress to, it's necessary governing measures to implement the property management; the reconstruction of city villages is the vanity project of these villages' urbanization (hardware construction), while the implementation of property management is to create the soft environment of urbanization.2. Based on the public goods attribute of property management and the root analysis of "hitchhiking" phenomenon, this paper studied and analyzed the effectiveness of property management contract in the city villages, revealed the deep-seated reasons of hard property management fee charging, and proposed the countermeasures and strategies with the core of changing human concepts.3. It founded the game model of city villages' property management mode, confirmed that the cooperation of community property management companies and city village is the best property management mode of village within the city through the equilibrium analysis of game model of the related stakeholders like government, village collective, and community property management companies.4. Based on the positive externalities of property management effectiveness and the analysis of government functions, it studied and affirmed necessity and rationality for government to encourage the property management of city villages. Research findings show that the positive externalities of these villages' property management effects have resulted in insufficient supply of this market area, so it's hard to achieve Pareto optimality. While only the government incentives (such incentives are also able to meet the demands of the government) can achieve the internalization of the external effects, thus achieving the effective allocation of resources in the property management market. Then, combined with the effect analysis for government to encourage these villages to implement property management policies and measures, this paper proposed the incentive border recommendations that prevented "government failure", owned long-term mechanism, and support the implementation of property management in villages with funds according to the effective building area.In addition, this paper also proposed the recommendations to achieve the standardization of property management in the city villages based on the analysis of relevant policies and regulations on building ownership distinction.The research findings of this paper aim at one of the important practical problems in China's progress of socio-economic development and urbanization, thus having important theoretical significance and application value.