PUBLIC INTEREST AND PROPERTY IN PLANNING LAW

今天的城市更新需要“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，也就是不断扩张的城市的项目规划和土地用途控制。需要新的规划理论。新规划的程序理由和实质理由是什么？地方规划应保持以下价值观：(1)保护个性-(1-1)确保安全，(1-2)确保一个人可以保持个性的稳定栖息地，(2)保护环境-(2-1)保护健康的环境，(2-2)保护自然环境，(2-3)保护和创造地方文化和地方特性，(3)控制对该地区外部的负面影响，(4)方便经济和社会活动。环境和居住的价值是其中的关键。要实现其中一些价值的行为者之一是由土地所有者和租户组成的公共合作社。而再开发公司是另一家，其制度在几年内就被立法了。但后者没有土地所有者-租户公司的实质，也没有足够的理由去强占别人的那种。另一方面，公共合作社面临着严重的困境和破产，但在我国的法律制度中，它们是不能破产的。这一制度与强制性会员制不一致。必须充分重视市政公司在各种价值观之间协商和商定创建地方规划的过程中发挥的重要作用，因为它们由拥有地方主权的当地人组成：同时必须给予每个牧师和机构参与地方规划及其实施的机会，这是有法律程序保障的。

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.