Accept and Support the redevelopment
Although the Shenzhen government has made redevelopment schemes for the two urban villages in a top-down way, the smooth and strong support from landlords can play a vital role in making the successful redevelopment plan. For the Village Joint Venture Enterprise (VJVE), they not only have the responsibility to negotiate with government and developers, but also have the power to formulate a redevelopment plan that meets the various needs of villagers. For the villagers, they have the opportunity to express their ideas to the VJVE. Thus, the relation between the VJVE and villagers is a critical factor that decides whether the redevelopment plan can meet various needs of the villagers or not.
It’s worthwhile to mention that the VJVE of Yunong Village has fully taken the villager’s needs into consideration. Knowing that most villagers may rely on the rental incomes after redevelopment, the VJVE requested 5 out of 9 buildings with 33 floors or a total of 100,400 m2, so that most villagers can receive more than one unit and rent them to outsiders. From the local newspaper interviews, all the interviewees (landlords) agreed that their living conditions were improved significantly. Some of the villagers even became billionaires after the compensation as they received large area of apartments.
The case studies has shown that urban villagers have a strong desire to gain more control over their lives and are more willing to fight for their benefits, compensations, and legal rights. Compensation is one of the most important factors that decide whether the redevelopment is feasible or not. Generally speaking, there are two steps for making the compensation scheme. For one thing, the VJVE needs to gather villagers’ opinions to formulate a scheme that endorsed by at least 80% of all villagers (Chung and Zhou, 2011). For the other, the VJVE has to negotiate with the government and developer to get the compensation scheme approved. Thus, the relations between the VJVE and the villagers and the negotiation power dynamic among the VJVE, the government and developer are two aspects that have great influence on the compensation schemes.
In terms of Gangxia Village, there were many disagreements between the VJVE and the villagers when making the plan. It is obvious that the distrust between the villagers and the VJVE is critical. The situation of Gangxia Village was that the villagers wanted more compensation, but this request was not supported by the government and developers.
Redevelopment schemes at the implementation level must follow the objectives put forward in the Current Construction Plan of Shenzhen (2006–2010) and land use zoning as stipulated in District-Level Layout Plan (Figure Below), two subsidiary legal documents of the Shenzhen City Master Plan (1996 – 2010). These plans have created a network of prescriptions from the strategic to the operational levels to regulate the future development of villages-in-the-city — making them no longer ‘spaces of disorder’
How the government’s policies do to impact the stakeholders and directly influence the redevelopment
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