伴随着我国工业化进程迈入中后期和城市化进程的进一步提升，旧有的粗放式的产业和城市发展模式难以持续。产业与城市的双重错位造成产业因缺乏城市功能而孤岛化，城市因缺乏产业而空心化。产业新城，作为一种对产业和城市发展不协调问题的反思和改进方案，一类对“以人为本”理念、产城融合需求的实践，在这一背景环境下迎来了自身的发展空间。 政府与社会资本合作模式（PPP）应用下的产业新城模式因为能够相对有效地解决政府与企业之间资源不对等的问题，更为匹配产业新城建设投资规模较大、公共服务设施需求旺盛和涉及经营范围较广的特点，应用渐成趋势，出现越来越多的应用实例。但是作为一种较为新颖的开发运营模式，在理论和实践中仍存在很多问题，特别是排他性作为该模式的突出特点之一，在理论上存在较多空白，且在实践中具有较大争议，缺乏针对相关领域细致深入地研究。 本文将主要采取文献研究法、案例分析法、系统分析法，结合实地调研予以研究和探讨。在梳理国内外产业新城和PPP模式相关研究成果的基础上，首先探讨了PPP应用于产业新城的必要性和合理性，认为产业新城在自身性质和开发运营上天然的适用PPP模式，并梳理了PPP模式应用于产业新城的一般模式。基于上述内容，重点探讨了排他性与PPP产业新城模式间的密切关系，梳理了排他性在PPP产业新城中的体现，从排他性帮助解决政府与企业间博弈问题、在具体运营环节和帮助“外部性”内化发挥的的积极作用等方面，阐述了排他性的设置并不仅仅是单纯出于垄断的目的或是由于政府参与所必然导致的，而有其自身的合理性。紧接着围绕产业发展等三个方面分析了排他性应用于PPP产业新城可能存在的风险。接下来，对PPP产业新城的典型案例和业内较为公认的产品标杆——华夏幸福的固安产业新城展开了案例分析，首先对包含内在逻辑、模式框架、盈利模式、发展动力、社会职责在内的开发运营模式予以了剖析，针对政府与产业运营商两个角度对采用PPP开发运营是否具有经济上的可行性进行了简要分析，然后分析了该项目在实际运作中可能存在的问题隐患。最后，在全文分析的基础上，本文从强化产业发展能力等三个方面对今后排他性PPP产业新城开发运营模式提出了意见建议。

With the industrialization process of our country entering the middle and late stages and the further promotion of urbanization process, the old extensive industrial and urban development model is difficult to sustain. The double dislocation of industry and city results in the isolation of industry due to the lack of city function and the hollowing of city due to the lack of industry. As a reflection and improvement scheme on the inconsistency between industry and urban development, the industrial new town is a kind of practice on the concept of "people-oriented" and the demand of integration of production and city, which ushered in the development space under this background. The industrial new town model applied by the government and social capital cooperation model (PPP) is becoming more and more popular because it can effectively solve the problem of resource inequality between government and enterprises, and more matches the characteristics of large-scale construction investment, strong demand for public service facilities and wide scope of operation. However, as a relatively new mode of development and operation, there are still many problems in theory and practice. Especially, as one of the prominent characteristics of this mode, exclusiveness has many blanks in theory, and there are many disputes in practice, lacking of detailed and in-depth research on relevant content. This paper will mainly adopt literature review method, field research method, case analysis method and system analysis method to study and discuss. On the basis of combing the relevant research results of industrial new town and PPP mode at home and abroad, this paper first discusses the necessity and rationality of applying PPP to industrial new town, considers that industrial new town naturally applies PPP mode in its own nature and development and operation, and combs the general mode of applying PPP mode to industrial new town. Based on the above contents, this paper focuses on the close relationship between exclusivity and PPP industry new town model, combs the embodiment of exclusivity in PPP industry new town. Then this paper expounds the positive role of exclusivity in solving game problems between government and enterprises, in specific operation links and helping internalization of "externality". The setting of exclusivity is not only for the purpose of monopoly, but also for the purpose of monopoly. Its own rationality. Next, it analyses the possible risks of exclusiveness applied to PPP industry new town from several aspects, such as investment performance. This paper analysis the case of China Fortune Land Development Company’s new town in Gu’an. Firstly, the development and operation mode including internal logic ,framework, profit model, development motive force and social responsibility is analyzed. According to the two angles of government and industry operators, the economic feasibility of using PPP to develop and operate is briefly analyzed, so as the potential problems in the actual operation of the project. Finally, puts forward suggestions on the development and operation mode of exclusive PPP industrial new town from three aspects on the basis of the full text analysis, such as strengthening the ability of industrial development.