Assessing Each Component of the Larger Environment资料文件与下载

Assessing Each Component of The Larger Environment

评估较大环境的每个部分

A context assessment for land readjustment includes three aspects.   First, initiators will need to examine the historical, cultural, political-ideological, and constitutional opportunities for and constraints on adopting land readjustment.  For instance, as mentioned earlier, many Latin American countries have provisions in their constitutions stating explicitly that there are social functions of land, and any increases in its value should not be totally retained by private landowners.  This kind of political ideology and constitutional order will help the implementation of land readjustment projects to share the land value increments among involved stakeholders. 

土地整备社会环境评估包括三个方面。首先发起人需要检查要进行土地利用整治区域的历史、文化、政治、思想以及构成方面的有利条件及限制因素。例如，如前所述，许多拉美国家在宪法中明确规定土地有社会功能，其增加的价值不应由私有土地所有者完全享有。这种政治思想和宪政秩序将有助于土地整备项目的实施有助于利益相关者分享土地的增值。

In contrast, other countries may believe that private property protection has very special meaning in ensuring the freedom and liberty of its citizens.  This might require more efforts on the part of the initiators to explain to landowners their responsibility to share their land value increase with the public for local infrastructure construction and financing.  Knowing these differences within the macro legal and ideological environments will have significant bearings on the promotion of the idea of land readjustment. 

相比之下，其他国家可能认为，私人财产保护在确保公民的自由和解放方面具有非常特殊的意义。发起人可能需要更多的努力，向土地所有者解释与公众分享土地增值的责任，以便当地的基础设施建设和融资。 了解宏观法治思想环境中的这些差异，将对促进土地调整思想具有重要意义。

Second, based on a review of the larger institutional context, initiators need to acquire a preliminary understanding of the legal, social, and economic implications of different forms of property ownership and their inter-relation.   This can be achieved by studying the existing formal land management system and related laws, informal property relationships, the demand for land, and the buoyancy of the land market. Policy questions could include, but are not limited to:

其次是在了解了大的体制脉络后发起人需要基本了解不同形式的财产所有权的法律、社会和经济影响以及它们之间的相互作用。这可以通过研究现行的正规土地管理制度和相关法律，非正式的财产关系，土地需求和土地市场的回升来实现。还包括一些政策性问题不仅限于以下几点：

·      What are the types of buildings that the local government allows developers to build in the neighborhood?

当地政府允许开发商在所在街区建立什么类型的建筑物？

·      What are the floor area ratio (FAR) and site coverage ratio?

     楼面面积比（FAR）和现场覆盖率是多少？

·      What types of taxes will be imposed on normal land transactions and registration?

    一般土地交易和登记将征收哪些类型的税款？

·      What types of property tax, if any, will be imposed on landowners, and in what amounts?

    如果有财产税的话，将对土地所有者征收什么类型以及多少的财产税呢？

·      Are there any exemptions granted for special transactions or types of property development?

是否有特殊交易或房地产开发类型的豁免？

In some situations, it is also important to understand the role and weight of any powerful, formal, or informal leadership groups.  At this stage, when a specific site has not been chosen, a review of secondary information such as laws, government documents, and existing research reports will suffice.

在某些社会环境下，了解一些强大，正式或非正式的领导团体的权利和职责也很重要。在现阶段，当没有选择特定的地点时，审查一下像法律，政府文件和现有研究报告等次要信息的就足够了。

Third, with the knowledge acquired in the first two steps, initiators need to acquaint themselves with societal relationships that reflect the interactions and relationships between four key sectors: the government, market, communities, and non-governmental organizations.

第三，在有了前两步的基本知识后，发起人需要了解政府、市场、社区以及非政府组织这四个关键领域的社会关系即它们之间的相互作用和关系。

In terms of the government, the factors for investigation will include the level of social trust in the government, fiscal structures and inter-relationships among all levels of government, and inter-jurisdictional coordination mechanisms.  If the project is related to informal settlements, an investigation will also have to be done to assess the national, regional, and local policies with regard to illegal housing and their implications for the design of land readjustment.  This combined knowledge will ultimately be used to evaluate all land redevelopment options at the conceptual level to determine the best possible plan for the neighborhood.

在政府方面，调查因素将包括政府的社会信任水平，各级政府的财政结构和内在关系，以及司法管辖下的协调机制。如果该项目与非正规住区相关，还必须进行调查，以评估有关非法住房及其对设计土地整备的影响的国家、地区、以及地方的政策。这种综合知识将最终用于评估概念层面的所有土地重建选项，以确定所在街区的最佳方案。

The initiators also need to analyze residential, commercial, and industrial demands for land.  This will allow them to assess the extent to which land readjustment could be self-financing by selling surplus land plots made available by re-plotting.  Land market information will also be useful for future negotiations with landowners and other interested parties.

发起人还需要分析住宅，商业和工业对土地的需求。这样他们就可以通过出售重新规划后的剩余地块来评估土地整备的自筹资金能力。土地市场信息对于未来土地所有者和其他利益方的谈判也是有用的。

Communities are unique, and each has its own multi-dimensional nature and complexity.  At this stage, an understanding of the general formats and meanings of community engagement, participation, and communication in the country and different regions is useful.  It is important to know how past public outreach strategies have shaped the relationship between the government and citizens.

社区是独一无二的，每个社区都有自己的多维性和复杂性。在这个阶段，了解国家和不同地方社区加入，参与和沟通的一般形式和意义的是有用的。了解过去的公共宣传战略如何塑造了政府与公民之间的关系，这一点很重要。

We also need to know the general demands and desires of the population.  All this information could be obtained by interviewing selected community leaders, policymakers, and analysts.  More detailed information about a specific community should be gathered through a household survey once a neighborhood is chosen for the implementation of the land readjustment project.

我们也需要了解民众的一般需求和愿望。所有这些信息可以通过访问选定的社区领导，政策制定者和分析师来获得。选择实施土地整备项目的所在街区后后，应通过住户调查来收集有关特定社区的更多详细信息。

Local and international nongovernmental organizations (NGOs) can be very active in neighborhood organizing and local service provision to residents.  Yet, their involvement can also vary from one area to another.  Thus, it is important to find out their roles in various neighborhoods and their overall relationships with communities and the government.  This information will help initiators evaluate if their presence may help promote land readjustment to a specific neighborhood.  Again, more detailed information about some NGOs is needed when a site for implementing land readjustment is identified.

地方和国际非政府组织可以非常积极地向居民提供所在街区组织和当地服务。 然而，他们的参与度也可能因地区而异。因此，重要的是找出他们在各个区域的职能与社区和政府的整体关系。这些信息将有助于倡导者评估其存在是否有助于促进特定区域的土地整备。再次，当确定实施土地整备的地点时，需要更多关于非政府组织的详细信息。

Government agencies play critical roles in urban planning, economic development, and infrastructure financing and construction.  They are the key public goods and social service providers.  More importantly, connections to international aid agencies are normally done through national and regional governments. If the project initiators are local agencies, possible requests for financial and technical supports will be submitted to the central and regional governments for their consideration and approval.  The central government may then contact the World Bank, UN-Habitat and other agencies for further assistance with the local project.

政府机构在城市规划，经济发展，基础设施融资建设中发挥着关键作用。它们是关键的公共品和社会服务的提供者。 更重要的是，与国际援助机构的联系通常是通过国家和地区政府来实现的。 如果项目发起者是当地机构，可以向中央和地方政府提交财务和技术支持的申请，供其审议和批准。然后，中央政府可以联系世界银行，人居署和其他机构进一步协助当地的项目。

The main task is to identify the proper roles for each of these actors and design specific responsibilities for them so that they can work with each other to move the project forward.

我们的主要任务就是分清这些领域的具体规则并为他们设计出具体的职责，这样他们就能相互影响，共同促进项目的发展。