Flexible Industrial Land Policies on Exit Strategies in the Rapid Transition Period： A Case Study of Hongkou District,Shanghai

Currently, the maximum tenure of industrial land use in China is 50 years, which far exceeds the manufacturing life cycle. In the absence of an effective exit mechanism, a large number of manufactories are waiting for land value-added income or illegal sublease for commercial use rather than returning the land-use rights for urban redevelopment. As one of the urban central areas in Shanghai, Hongkou District is facing a serious challenge on land scarcity and impending speculative inflows during the critical period of rapid transition. The objective of this research is to explore flexible industrial land policies on exit strategies in Hongkou District, where local government plays a major role in the urban land transfer, eventually to strengthen the initiative of land-use cycling of the governments for a better adaption to the changing demand in the future. So the research mainly consists of two parts： （1） finding bottlenecks： after deep investigation and analysis on the causes which restrict land users＇ access to land transfer, the findings reveal that profit mechanism, no alternative policy for land-use change, low compensation, low costs of illegal behavior and high rate of planned non-profitable land on these industrial land blocks are the main bottlenecks; and （2） breaking bottlenecks： regarding the importance of comprehensive arrangement and government intervention, this research is about to discuss flexible industrial land policies on exit strategies in Hongkou District during the transition period, such as profit distribution mechanism, flexible exit mode, priority compensation, trans-regional land supply and combination of regular review and public supervision, as well as their application value and feasibilities.