PUBLIC INTEREST AND PROPERTY IN PLANNING LAW

今天的城市再生需要“规划，因为它需要创造有吸引力的城市，需要在成熟的时代管理城市基础设施，因为土地是非常独特的财产。但今天的规划不再是过去的规划，即规划项目和土地使用控制的扩张城市。需要新的规划理论。新规划的程序理据和实质理据有哪些因素？局部区域规划应保持以下价值：(1)保障人格——（1-1）保障安全，（1-2）保障人格的稳定栖息地，(2)保护环境——（2-1）保护健康环境，（2-2）保护自然环境，（2-3）保护和创造地方文化和地方特色，(3)控制对该区域外部的负面影响，(4)便利经济和社会活动。环境价值和居住价值是其中的基石。其中一个要实现这些价值的角色是由土地所有者和租户组成的公共合作社。再开发公司是另一种类型，其制度在几年内立法。但后者不具备地租公司的实质，也没有足够的理由强制采取他人的那种形式。另一方面，公共合作社面临着严重的困难和破产，但在我国的法律制度下，公共合作社是不能破产的。这一制度与强制会员制不一致。市政公司是由拥有地方主权的地方人民组成的，因此必须充分重视市政公司在制定地方规划的各种价值之间的协商和协议过程中发挥的重要作用；同时，每个人和团体都必须有机会参与地方规划及其实施，并得到法律程序的保障。

Regeneration of cities today requires "PLANNING, because it is needed to create attractive cities, to manage urban infrastructure in the age of ripeness, and because land is very unique property. But planning today is no more the one it used to be, that is the planning for projects for and land use control of expanding cities. New planning theory is required. What are the factors of procedural justification and substantive justification of new planning?Plan for local areas should keep following values : (1) securing personalities-(1-1) securing safety, (1-2) securing stable habitat where one can keep his personality, (2) conservation of environment-(2-1) conservation of healthy environment, (2-2) conservation of natural environment, (2-3) conservation and creation of local culture and local identity, (3) controlling minus impact to the outside of this area, (4) convenience economic and social activities. The values of environment and habitation are keystones among them.One of those actors who are to realize some of these values I the public cooperatives which consist of owners of land and tenants. And the redevelopment company is other one, the system of which is legislated in few years. But the latter has not the substance of landowners-tenants company, and it has not the enough reason to take compulsorily the kind of other people. On the other hand, the public cooperatives are faced serious difficulties and bankruptcy, but they can not be bankrupted in our legal system. This system is inconsistent with compulsory membership system.It must be paid enough attention that municipal corporations play important roles in the process of consultation and agreement among various values to create local plans, because they consist of local people who has local sovereign power:On the same time each parson and body must be given an opportunity to participate planning of local areas and its implementation, which is guaranteed by legal procedure.