Recently, the Ministry of Natural Resources issued the Notice of the Ministry of Natural Resources on the Pilot Work of Redevelopment of Inefficient Land and the Decision of the Ministry of Natural Resources to Deploy the Pilot Work of Redevelopment of Inefficient Land in 43 Cities for Four Years. The Ministry of Natural Resources has decided to carry out four-year pilot projects in 43 cities in 15 provinces (cities) such as Beijing, focusing on revitalizing the stock of land, exploring innovative policies and measures, and improving incentive and restraint mechanisms, so as to improve land use efficiency and promote high-quality urban and rural development. On the premise of "partial pilot, comprehensive exploration, closed operation and controllable results", the
pilot cities should explore and innovate the policy mechanism of revitalizing and utilizing the stock of land. Focusing on revitalizing and utilizing the existing land, focusing on the redevelopment of inefficient land, and supporting the pilot cities to explore and innovate from four aspects: in the aspect of overall planning, strengthening the planning command, highlighting the orientation of high-quality development, and guiding the orderly implementation; in the aspect of purchasing and storage support, improving the mechanism of purchasing and storage, expanding the channels of purchasing and storage funds, and improving the methods of expropriation and compensation; In terms of policy incentives, we should explore the supply of resource assets portfolio, improve the land supply mode, optimize the land price policy tools, improve the revenue sharing mechanism, and improve the conversion and utilization mechanism of stock resources. In terms of basic security, we should strictly investigate and identify and put the above maps into storage, do a good job in the registration of real estate rights, and properly handle the historical legacy land.
The Notice clearly States that the pilot cities should explore and innovate the policy mechanism of revitalizing and utilizing the stock of land on the premise of adhering to the principle of "partial pilot, comprehensive exploration, closed operation and controllable results". We should adhere to the decisive role of the market in the allocation of resources, strengthen the role of the government in the overall planning of space, structural optimization, capital balance and organizational promotion, adhere to fair, open and "net" supply, and fully mobilize the enthusiasm of market participation. We will continue to use more revitalized urban and rural space resources for people's livelihood needs and real economic development, make up for the shortcomings of infrastructure and public service facilities, improve the living environment in urban and rural areas, and ensure the landing and transformation and upgrading of industrial projects. We will improve the mechanism of equal consultation, improve the mechanism of benefit-sharing, fully respect the wishes of the right holders, properly handle the demands of the masses, and promote more equitable benefits to the people from the achievements of transformation.
The Notice focuses on revitalizing and utilizing existing land, focusing on the redevelopment of inefficient land, and supporting pilot cities to explore and innovate from four aspects: in terms of overall planning, strengthening planning guidance, highlighting high-quality development orientation, and guiding orderly implementation; in terms of purchasing and storage support, improving the mechanism of purchasing and storage, expanding the channels of purchasing and storage funds, and improving the methods of expropriation and compensation; In terms of policy incentives, we should explore the supply of resource assets portfolio, improve the land supply mode, optimize the land price policy tools, improve the revenue sharing mechanism, and improve the conversion and utilization mechanism of stock resources. In terms of basic security, we should strictly investigate and identify and put the above maps into storage, do a good job in the registration of real estate rights, and properly handle the historical legacy land.
As a supporting document of the Guiding Opinions of the General Office of the State Council on Actively and Steadily Promoting the Transformation of Villages in Cities in Megacities, the Circular thoroughly implements the relevant decision-making arrangements, stipulates that megacities not included in the scope of the pilot project and large cities with a permanent population of more than 3 million in qualified urban areas should not be included in the pilot project. The implementation of urban village reconstruction projects can be carried out with reference to the supporting opinions specified in this Notice.
In accordance with the requirements of the Notice, the pilot cities have achieved three work objectives through exploration and innovation: First, to give overall consideration to the diverse needs of the economy, life, ecology, and security, and to promote a more rational spatial layout of the territory, a more optimized structure, more perfect functions, and more complete facilities; The second is to increase the effective supply of construction land, substantially increase the proportion of land in stock and the volume ratio of new industrial projects, promote the application of land-saving technology and land-saving mode, and significantly reduce the use area of construction land per unit GDP; Thirdly, we should establish a policy system and institutional mechanism for the redevelopment of inefficient land that can be replicated and popularized, so as to provide land system guarantee for promoting the connotative, intensive and green high-quality development of urban and rural areas.
It is reported that during the pilot period, the Ministry of Natural Resources will organize a mid-term evaluation to evaluate the effectiveness of the implementation of the pilot cities and strengthen supervision and guidance.
(1) Guiding ideology. Guided by Xi Jinping Thought on Socialism with Chinese Characteristics for a New Era, we should fully implement the spirit of the 20th National Congress of the Communist Party of China and the requirements of the National Conference on Eco-environmental Protection, adhere to the strictest system of cultivated land protection, the strictest system of saving and intensive land use and the strictest system of eco-environmental protection, and take land and space planning as the command. Focusing on the transformation of urban villages and inefficient industrial land, supported by policy innovation, we will promote the redevelopment of all kinds of inefficient land, promote the transformation of urban and rural development from incremental dependence to stock tapping potential, and promote the formation of a spatial pattern, industrial structure, mode of production and lifestyle that saves resources and protects the environment.
(2) Working principles.
1. Strictly implement the requirements of land and space planning and control, strictly adhere to the bottom line of the red line, ensure that cultivated land is not reduced, the total amount of construction land is not exceeded, and the red line of ecological protection remains stable. On the premise of "partial pilot, comprehensive exploration, closed operation and controllable results", we should explore and innovate the policy mechanism of revitalizing and utilizing the stock of land.
2. Adhere to the decisive role of the market in the allocation of resources and better play the role of the government. We should strengthen the role of the government in spatial co-ordination, structural optimization, capital balance and organizational promotion, adhere to fair, open and "net land" supply, and fully mobilize the enthusiasm of market participation.
3. Insist on using more revitalized urban and rural space resources for people's livelihood needs and real economic development, make up for the shortcomings of infrastructure and public service facilities, improve urban and rural living environment, and ensure the landing of industrial projects and transformation and upgrading.
4. Strengthen the open and transparent management of the whole process of the project and safeguard the fairness and justice of the market. We should improve the mechanism of equal consultation, fully respect the wishes of the right holders, and properly handle the demands of the masses. We will improve the revenue sharing mechanism and promote more and more equitable transformation results to benefit the people.
(3) Work objectives. Through exploration and innovation, the pilot cities should take into account the multiple needs of economy, life, ecology and security, so as to promote a more rational spatial layout, a more optimized structure, a more perfect function and a more complete facility; Increase the effective supply of construction land, substantially increase the proportion of land in stock and the volume ratio of new industrial projects, promote the application of land-saving technology and land-saving mode, and significantly reduce the use area of construction land per unit GDP; Establish a replicable and popularizable policy system and institutional mechanism for the redevelopment of inefficient land to provide land system guarantee for promoting the connotative, intensive, green and high-quality development of urban and rural areas.
2. The main task
is to summarize the practical experience of the Guiding Opinions on Further Promoting the Redevelopment of Inefficient Land in Cities and Towns (Trial Implementation) (Land and Resources Development [2016] 147), and to focus on the policy and mechanism innovation of the re development of inefficient land in view of the new situation, new tasks and new requirements. Focus on four aspects to carry out pilot exploration.
(1) Overall planning.
1. According to the overall planning of land and space, the key areas for the redevelopment of inefficient land should be clearly defined, and the spatial units for the redevelopment of inefficient land should be reasonably determined. Explore the compilation of regulatory detailed planning at the implementation level within the space unit, clarify the requirements of land use, functional layout, spatial structure, infrastructure and public service facilities, building scale indicators, etc., and take it as the legal basis for issuing planning permission after approval by legal procedures. Explore policies such as mixed land development, space composite utilization, volume ratio incentives, and overall planning of cross-spatial units, and promote the formation of a benign interaction mechanism between planning control and market incentives.
2. Territorial spatial planning should aim at the redevelopment of inefficient land, clarify the goal orientation, put forward planning countermeasures, and emphasize the orientation of high-quality development. Based on promoting industrial transformation and upgrading, giving priority to the supply of public service facilities and infrastructure, protecting ecology and inheriting historical context, this paper puts forward the guiding countermeasures of spatial layout optimization in the aspects of livability, humanity, green, resilience and wisdom.
3. Pilot cities should draw up annual implementation plans for the redevelopment of inefficient land according to the overall land and space planning and regulatory detailed planning, and determine the redevelopment projects of inefficient land and implement them in an orderly manner.Strengthen the overall planning of the whole city and sub-regions, plan and implement projects from the balance of the overall interests of the city, and avoid over-reliance on a single plot to increase capacity to achieve the balance of project funds.
(2) Storage support.
4. To promote the implementation of inefficient land redevelopment projects mainly based on government reserves, we should explore the implementation of "unified planning, unified reserve, unified development, unified supporting and unified supply" in combination with the formulation of detailed land and space control planning. Explore the scattered plots that are difficult to develop independently, issue planning conditions together with adjacent industrial plots, and supply them to adjacent industrial projects as a whole for capital increase and production expansion (except commercial residential buildings).
5. Overall guarantee of land storage, infrastructure development and construction and other capital investment, do a good job of capital balance, rational arrangement of development timing, to achieve rolling development, a virtuous circle. We will improve the system of state-owned land income funds, clarify the proportion of state-owned land income funds, and use them exclusively for land reserve work.
6. Improve the specific measures for land expropriation in the redevelopment of inefficient land, rationally determine the proportion of public welfare land in land expropriation and development according to the specific requirements of land spatial planning, clarify the compensation standards and procedures for housing expropriation on collective land, and apply for enforcement according to law.
(3) Policy incentives.
7. Within the scope of specific territorial space, if the same user needs to use multiple categories of natural resources assets, explore the implementation of combined package supply, incorporate the use conditions, development requirements, target value and premium ratio of various categories of natural resources into the supply scheme, and adopt a unified trading platform for natural resources assets. At the same time, the public announcement and the signing of allocation contracts shall be supervised according to their duties. To encourage the comprehensive development and land-saving mode of rail transit, public facilities and other above-ground and underground space, which requires overall planning and construction, one-time combined supply shall be implemented, and the right to use state-owned construction land shall be established in different uses and levels.
8. Encourage the original land use right holders to transform and develop, and improve the procedures and methods for the original land use right holders to apply for the change of land use and sign the change agreement, except that the law stipulates that the land use can not be changed or the change of land use should be recovered by the government. On the premise of clear and undisputed ownership, open and transparent process, full competition and participation, and priority of industry orientation, we should explore the mixed supply of land for different purposes, and explore the conditions and procedures for the linkage transformation of "industry to industry" and "industry to business" and "industry to housing". Determine the planning indicators according to the territorial spatial planning, adhere to the "net land" supply, establish a competitive access mechanism in accordance with the principle of open selection, and explore the implementation of comprehensive evaluation transfer or transfer with design schemes in accordance with the law.
9. Improve the standard of land price collection and reimbursement for the redevelopment of inefficient land, and after changing the use of land in different regions and different land categories, verify the reimbursement of land price according to a certain proportion of the public land price (or market evaluation price); To explore the determination of land price based on market evaluation price according to procedures, we should comprehensively consider the cost of land consolidation investment, transfer of public welfare land or building area, allocation of infrastructure and public service facilities, and multi-plot linkage transformation. Explore and improve the subdivision use and conditions of inefficient industrial land redevelopment without additional payment of land price.
10. For the scattered and inefficient land such as corner land, sandwich land and flower arrangement land involved in the implementation of regional overall planning and patch development, we should explore the relationship between collective construction land, state-owned construction land, collective construction land and state-owned construction land, in accordance with the principle of "similar area or equivalent value, voluntariness of both sides and replacement of vouchers", after approval. Register according to law. Explore and improve the sharing mechanism of land value-added income, improve the monetization compensation standard of the original land owner, and expand the way of physical compensation. Optimize the planning and site selection of land for affordable housing, increase the supply of land for affordable housing, explore the construction of affordable housing in a certain proportion of residential land and its construction scale in urban village reconstruction plots, and explore the use of collective construction land for the construction of affordable rental housing.
11. On the premise of conforming to planning and ensuring safety, we should explore the methods of converting the use of stock buildings, formulate conversion rules and improve the procedures for handling relevant examination and approval matters in accordance with the principles of seeking truth from facts and simplifying the management. Encourage the use of space resources such as stock real estate to develop state-supported industries and industries, and allow them to enjoy transitional support policies that do not change the main body of land use and planning conditions within five years.
(4) Basic guarantee.
12. Explore and improve the evaluation methods, and formulate the criteria for identifying inefficient land use according to local conditions. Based on the results of the third national land survey and the latest annual land change survey, the competent departments of natural resources in pilot cities have made a comprehensive investigation of the base number of inefficient land use and historical legacy land use, and all of them have been put into storage on the map, which has been examined and approved by the competent departments of natural resources at the provincial level and submitted to the Ministry for the record, and has been incorporated into the "one map" of land and space planning. As a basis for the implementation and effectiveness evaluation of pilot related policies.
13. Real estate such as land and houses included in the scope of inefficient land redevelopment should have clear ownership, clear subject and no disputes over ownership. To prevent new problems left over from the redevelopment of inefficient land, leading to the "difficulty of registration" of real estate. It is strictly forbidden to directly convert collectively owned land of peasants into state-owned land by means of "village to residence" in violation of regulations. After completing the redevelopment of inefficient land, the real estate registration institution shall, according to the application of the parties concerned, handle the registration of relevant real estate in time according to law and safeguard the legitimate rights and interests of the obligee.
14. For the construction land formed in history without legal land use procedures, the identification criteria and disposal policies should be properly handled according to the results of the national land survey and the classification of different periods according to the law and regulations, so as to ensure that the base number is clear, the operation is closed, the new addition is strictly controlled and the results are controllable. If both the second national land survey and the third national land survey are identified as construction land, land expropriation and other procedures shall be allowed to be handled according to the construction land on the premise of conforming to the planned use, and land expropriation compensation and resettlement shall be implemented in accordance with the provisions of the current Land Management Law; If the above-ground buildings and structures do not meet the planning requirements and violate the relevant provisions of the Urban and Rural Planning Law, they shall be disposed of in accordance with the law. Speed up the disposal of overdue undeveloped residential land according to law, find out the bottom number and reasons, implement the responsible units, and put forward specific measures to recover according to law in different types and steps.
3. In principle, the time limit for organizing and implementing
the pilot project of inefficient land redevelopment is four years, and the pilot cities shall actively, steadily, effectively and effectively promote the pilot work in accordance with the requirements of this circular. During the pilot period, the Ministry will organize a mid-term evaluation to evaluate the effectiveness of the implementation of the pilot cities and strengthen supervision and guidance.
(1) Timely research and deployment, and preparation of implementation plans. The pilot cities should put the pilot work on the important agenda of the government, strengthen organizational leadership, timely research and deployment, mobilize all forces and coordinate major issues. In light of local conditions, we should work out the pilot implementation plan, clarify the scope, focus, objectives, tasks, implementation steps, division of responsibilities and safeguards of the pilot work, and put forward innovative ideas and implementation paths for the pilot policy mechanism, which will be implemented after approval by the people's government of the city. The pilot implementation plan shall be reported to the Ministry for the record by the provincial natural resources authorities.
(2) Summarize while practicing and further promote the pilot project. On the premise of adhering to the principles and keeping the bottom line, the pilot cities should systematically and innovatively carry out the pilot work around the pilot objectives and tasks. Focus on periodic summary and evaluation, refine the system, policy and mechanism results that can be replicated and popularized, and report the progress and results of the pilot project to the Ministry and provincial natural resources authorities every six months. The Ministry will organize discussions and exchanges among pilot cities, study major issues and jointly promote the pilot work.
(3) Strengthen follow-up guidance to ensure expected results. Provincial departments in charge of natural resources should strengthen guidance on the pilot work, follow up the pilot situation, correct deviations in time, and ensure that the pilot work achieves the desired results. The pilot cities should adhere to the people-oriented principle, strengthen the publicity of project information, implement the procedures of soliciting the opinions of the obligee, public announcement and collective decision-making in accordance with the law and regulations, open channels of communication, accept social supervision, and safeguard the legitimate rights and interests of the people. Steady and orderly progress should be made to strengthen risk assessment of social stability and legal risk assessment of major projects, so as to effectively prevent and control risks.
In order to implement the decision-making and deployment of the central government to actively and steadily promote the transformation of urban villages in mega-cities, the implementation of urban village transformation projects in mega-cities not included in the pilot scope of this circular, as well as in large cities with a permanent population of more than 3 million in qualified urban areas, may refer to the pilot policies specified in this circular.
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