published_or_final_version / Public Administration / Master / Master of Public Administration

Zhou, Haoyue. / Thesis M.Phil. Chinese University of Hong Kong 2014. / Includes bibliographical references (leaves 114-125). / Abstracts also in Chinese. / Title from PDF title page (viewed on 26, October, 2016).

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Key Words: Formal Institution, Organizational Informal Institution, Institutionalisation of Public Administration, Chinese Land Administration, New Institutionalism / The conclusions of this dissertation are as follows. The institutionalization of public administration in China have not achieved an ideal level no matter examining from the formulation of institution, the recognition and implementation of institution or the performance of administration and the penalty of the anti-institutional behavior. The main reason lead to this situation is that the local administration actors will develop informal institutions (rules) for the sake of protecting their own interests or accomplishing the task from above during administration and policy implementation under current institutional settings. These organizational informal institutions (rules) influence the implementation of formal institution and lead to the low performance and low institutionalization of public administration in the whole while they help to achieve local interests and temporary administration objects. / The existing researches always take the low institutionalization and low performance of Chinese governance as the function of such factors as rationalization of Weberian bureaucracy, structure and function of governance, political system, and so on. And raise hypotheses on Chinese governance form basing on the above knowledge. This dissertation will interpret the operation of local public administration from "organizational informal institutions", and supply a new interpretative perspective other than the current studies for the institutionalization, performance and their causes on Chinese public administration. / The new institutionalism literature considers the informal institutions as spontaneous, scattered, and unwritten ones and supposes their effects were just one-fold and one-shot. The findings of this article show that the popular, isomorphic informal rules in Chinese local administration are organizational even written ones. Theft effects upon formal institutions are not just one-fold and one-shot but complex and variable. These findings give some amendment or complement to the new institutionalism on the role of the informal institutions. / The questions to be interpreted in this dissertation are as follows: How is the status in quo of the institutionalization and performance of Chinese public administration at the local level under reform? Why in some field the formal law and institution often haven't been implemented fully? What are the factors affecting the institutionalization and performance of Chinese public administration? What roles do the formal and informal institutions play? Why do the organizational informal rules exist in Chinese public administration popularly? This dissertation will supply a new evaluation and analysis of the institutionalization and performance of Chinese local governments through a case study on local administration. / This dissertation also discusses systematically the factors lead to the informal institutions from the interest structure, property right, and integrated institutional arrangement and analyses the social effects of the organizational informal institutions. It has also summarized theoretically and systematically the informal institutions (rules) lying in Chinese local land administration for the first time and given a deep interpretation on the bad performance of the macro- regulation and control of real estate market. The approaches to reform land administration and improve the regulation of real estate market in China have also been discussed. / 謝志巋. / Adviser: Tsao King Kwun. / Source: Dissertation Abstracts International, Volume: 73-01, Section: A, page: . / Thesis (Ph.D.)--Chinese University of Hong Kong, 2010. / Includes bibliographical references (p. 297-309). / Electronic reproduction. Hong Kong : Chinese University of Hong Kong, [2012] System requirements: Adobe Acrobat Reader. Available via World Wide Web. / Electronic reproduction. [Ann Arbor, MI] : ProQuest Information and Learning, [201-] System requirements: Adobe Acrobat Reader. Available via World Wide Web. / Abstracts in Chinese and English. / Xie Zhikui.

published_or_final_version / Architecture / Master / Master of Architecture

published_or_final_version / Urban Planning / Master / Master of Science in Urban Planning

published_or_final_version / Environmental Management / Master / Master of Science in Environmental Management

The rapid restructuring of Hong Kong's economy as a result of China's economic reform and open door policy since the late 70s, has led to major shifts in the demand and supply of industrial buildings. These shifts resulted in misallocation of land resources due to various institutional constraints. The land use policies in Hong Kong have been changing since the late 80s in response to such misallocation. This study investigates the impact of these policies on prices and rental yields of industrial properties in Hong Kong. In addition, the impact of economic restructuring on the determinants of industry propel1y prices is also examined. The open door policy has attracted many industrialists to move their production base across the border to take advantage of the low land and labour costs leaving their industrial buildings in Hong Kong underutilized. Due to statutory zoning and restrictions in the land leases, redeveloping these industrial buildings for other uses is difficult and costly due to multiple ownership and high modification premium. However lease enforcement actions on industrial buildings are difficult and ineffective. The owners of industrial buildings will weigh the costs against the benefits of non-conforming use and decide whether they will leave their industry properties underutilized, use them for non-conforming uses, apply for change of use and pay associated fees / premiums or proceed with a combination of all these. The empirical results in this study suggest that the benefits outweigh the costs of non-conforming uses of industrial buildings, in particular for office uses. This is evidenced by the fact that industrial property prices were affected not only by the demand for spaces for industrial production but also by other demand drivers not related to the industrial productions in Hong Kong. These demand drivers included volume of re-export and service sector employment. These are demand drivers given the term Non-Industrial-Production Demand Drivers (NIPDD) in this study. Service sector employment is an office demand driver and that office use in industrial buildings is usually the highest valued non-conforming use, therefore the correlation between service sector and industrial property prices is an indicator of the intensity of non-conforming uses. Since the late 80’s, various changes in government policies toward industrial land use have been implemented with the aim to rectify land resource misallocation. These policy changes can be classified into (1) Planning Control Relaxation: changes that involve relaxation of planning control on redevelopment or conversion of existing industrial properties to other uses, which may involve rezoning of some industrial areas and (2) Use Restriction Change: changes that permit more types of uses in existing industrial properties with or without paying a premium or fee. The empirical results in this study suggest that, other things being equal, Planning Control Relaxation has a positive impact on industrial property prices while Use Restriction Change have strengthened or weakened the impact of service sector employment on industrial property prices depending on the nature of the policy change. In addition, empirical analysis also showed that only the Planning Control Relaxation could reduce the rental yield of industrial property by reducing the risk premium. The effect of Use Restriction Change on risk premium and therefore rental yield was not significant. Last year (2010), the government introduced the Revitalization of Industrial Buildings Policy, which further removed restrictions on the use of industrial buildings for production purposes. It will take time to accumulate sufficient data to show the impact of this major policy on industrial property prices and rental yields. / published_or_final_version / Real Estate and Construction / Doctoral / Doctor of Philosophy

published_or_final_version / Urban Design / Master / Master of Urban Design

published_or_final_version / abstract / toc / Urban Planning and Environmental Management / Doctoral / Doctor of Philosophy