Is also a If the finished transformation of villages in Dongguan, a large number of migrant people how placement? relatively deserted it?
Yuan Qifeng: Foshan launched the The demand for policy innovation. Foshan in the obvious, so the overall One is left only the old birds, to the only new bird (two middle switch to the second industry), the other is, to a goose (secondary industry tertiary transfer). for the goose in the process, to start three old is another bird, but as long as the nest before the integration of what could be a simple check. If so, the ; transformation of fast and slow, and the stage of economic development of Dongguan for a variety of demands related to Foshan more biased in favor of changing how the birds, geese and the urgent need to quickly reach the relevant policies of the three requirements of the supply capacity, which is the transformation of higher aspirations; and Dongguan for a greater preference for birds, the relatively low demand.
Dongguan transformation demands not think clearly
land. especially in the South China Sea, go faster transformation of the old plant, other cities have to send a delegation to learn, but the transformation of the old town and village Murai go relatively slowly. as determined from the outset, Foshan, a good bit, the focus is only changed the old plant, designed to improve the GDP.
but Guangzhou is not the case. not only did not increase revenue, but cut. transformation of old villages in Guangzhou is a very typical case, the strategy in the Asian Games to be tied in, in order to promote the transformation of , large-scale ones who enjoy the village so that the emergence of a Reconstruction of the Village of unprecedented preferential policies, the basic management system to make some concessions, such as a large number of illegal use of land, through the transformation of the old policy of the three legitimate it.
the Guangzhou municipal government is so well-intentioned? really what is the purpose?
many years, the village has been the heart of Guangzhou Municipal Government. Guangzhou, the three old transformation of public governance in order to pursue the image of the city. but not the same as in Foshan to GDP growth for the purpose.
transformation of villages in two premises in Guangzhou, a government tends to improve the Reconstruction of the Village as the image of the city government's public management tool, so it has become a political topic. Guangdong Villages in the country is also typical in the past 30 years, the process of rapid industrialization, due to failure to balance urban and rural relations, and therefore can not guarantee a high quality of urbanization, is a big scar. Compared with Shanghai, Beijing, This is the Guangzhou city government's reputation has been damaged, so in need of rehabilitation. This is the will of the government.
The second premise is that since the upsurge of real estate, making it possible transformation of villages. Village is the Government the process of urbanization, only a small number of villagers left the survival of the resources, the villagers have been sustained as income protection, farmers have no retirement retreat, we can only vested interests in the recognition of farmers to transform the premise, so The transformation of the old than the average cost of more expensive. The Government has long been the idea of transformation of villages did not dare move, because the government initiative, there should be a lot of capital investment, has driven several villages now, easily invest several billion . Such a high intensity of input, the city can not afford to support the Government must rely on the introduction of market, so only a very high level of land prices when the cost is such a transformation feasible.
Reconstruction of the Village of Guangzhou In fact, only be to be able to meet government, developers and farmers to maximize the interests of the requirements of three. In fact, such a high premium price is again determined, it is invisible to the majority of buyers carried prices so high now after the development of business before they agree to participate in the transformation of villages in the price.
is also a is the same as the economic development of Foshan as for the reconstruction purposes, would work up?
Yuan Qifeng: the transformation of villages in the city of Dongguan is anxious that want to make a big question mark. My point is, Dongguan is not urgent, it is not necessary. If the Dongguan Reconstruction of the Village is over, how a large number of migrant resettlement of people? Reconstruction of the Village of Guangzhou, was also facing these problems, such as the Milky Shipai other villages, most of all the migrant workers living Fen. but gone, Guangzhou is not very care. clearance village, the city improved the access threshold, the result will inevitably lead to the original village tenants living costs, but eventually it will be digested by the market, passed on to live in the city center residents. Dongguan is Guangzhou, free and easy as you like? can not, because the urban economic structure and the different stages of development.
specific issues from the point of view then, village changed after the labor cost of living will greatly improve transportation costs, housing costs increase, companies have to pay staff wages increased accordingly, resulting in a chain reaction, it is worthwhile? dare to do in Guangzhou, Dongguan it? can not cope? will not be on the existing labor shortage even worse?
profit to foreign workers who
The biggest factor is the government's massive aging population. The first violation by the transformation of the machine to the legalization of land, and the second is the maximum degree of free choice nature of the land to the villagers, returned a or collective.
Moreover, there are several principles The first is, the villagers and village collective income is not reduced. The second is government-led, the village as the main market (developers) to participate. the developer does not get involved, just that the steps involved in the transfer of land, the rehabilitation programs by the government-led, government and village first game, the game finished out a piece of land to attract investment. definition set by the Government, including property rights, compensation standards and other policy frameworks, by the villagers and the developers, the Government and through the planning and management to standardize operations.
This is the transformation of several villages in Guangzhou to provide the most valuable experience of Dongguan. But experience also have active use of such a special city of Dongguan, and its profit to the villagers, as profit to migrant workers. the future will also support the manufacturing sector the Dongguan, these migrant workers is that the real motivation of urban development.
stronger than the remaining state-owned land to the collective
villagers of their choice nature of the land resettlement housing. If the villagers in Dongguan Village Reconstruction also decide, do you think the appropriate placement of state-owned land or land to be retained or collective land?
Yuan Qifeng: I will choose the state-owned. smart Villagers should also be selected into the state-owned, while the current policy of the window just opened. into state-owned land, could be used to obtain real estate license, listed for trading, although the period of use of residential land is only 70 years, but only to pay the state to sell land price. But if the land reserved for the collective, although the use of age restrictions, but can not be secured, the sale can only be lived, not market value.
should be willing to spend money to Dongguan transformation of the current existence of three old clear characteristics of what makes you feel most?
Yuan Qifeng: First, confidence in the leadership of Dongguan, Dongguan, one second is too pragmatic. But the village is a transformation of how complex things. If you could not bear to study, could not bear millions of good advice to strict accordance with the laws and regulations to change, it is difficult to change down. decided the smooth transformation of three key factors: First, the Government will tighten the preferential policies; the second is the aspirations of the villagers will not be too much; Third, the stability of the real estate industry. This last point there is great risk at present, because the dynamic transformation of villages in Guangzhou (capital) to come from real estate. and Dongguan it, the real estate industry in the coming three to five years is getting better and better? worth mentioning is that the current state control policies the real estate industry is not stable, the uncertainty of the real estate industry very easily be translated into huge risks mm caused a number of > 【Appendix】 Dongguan: three old transformation, initially declined to comment on sensitive topics, fine Qiaoxia he sent to the correspondents that concern: three old transformation, will not be a 14 consideration of planning, program relations Humen, Houjie, Chang'an in 11 townships in the development of Area 14, a number of planning scenarios involving transformation of the old problems. but some Towns in the proposed schemes, are taking the three directed towards the transformation of the old residential areas. According to officials involved in the consideration of said proposal at Changan Town, is to Evergreen Street, 56,769 square meters of land from industrial land to residential land use change. The town also request Liaobu Niu Yang Area to build a complete residential area north of Songshan Lake.
Coincidentally, two days after the convening of the Long Liang Guoying reminded at the meeting, the three reform can not just stare at the old estate, overload. br> Capital Why not come?
Party Secretary Liu Zhigeng commitment at the meeting. His idea is that the government first introduced a number of work to attract private capital to invest, which widen the cost is no longer determined by the Government, the compensation standard reference to determine the price of surrounding houses. The Government can also avoid to have to face the demolition of the existing common disputes, such as how to define the public interest, compensation standards, removal of the conditions and procedures, dispute settlement mechanisms and other issues. This is reminiscent of the Guangzhou municipal government on the Reconstruction of the Village model, with a large project to start the transformation of villages, it has been motivated to do with placement of the first paragraph of funds.
this ideas rather Liede The practice, before the trip, they joke, Dongguan, just a new transformation of the old city from the village, even those hidden rules Shangqie not appear, the talk about the implementation of that the transformation of the old development is now three across the river by feeling the stones. Dongguan Takada of the real estate magazine, deputy of the Prime Minister Wengqi Yi has said the development cycle is too long, the average real estate cycle and the effect of the program to be more clear, private enterprises and developers not too willing to enter. transparent, and standardized policies and regulations, the cost of demolition, compensation has a clear criteria to guide businesses and developers to participate. so that they can assess the associated risks.
and stand in the Government point of view, why the delay in the relevant standards and rules not out, observers say, to some extent the Government not to think clearly, how to import the public finances, how the funds with the developer and village?
a large part of that money returned to farmers, as the Reconstruction of the Village funds. the proceeds from the land cost as a transformation of the old, free and reduce the equivalent of government investment. But this process should be to lead the government can not simply to the developer.
will not be a or even run out of steam, the formation of a new three old?
Chen Guiming that great caution should be built after the demolition, efficiency. l do not have to after the big split r l Dajian r, you can slowly build it, do not hurry there are two or three, waste of resources. all the real estate projects loss. transformation of the three old commercial and residential land use change must be in strict accordance with relevant laws and regulations, developed within a year, or levy 土地闲置费; two years the firm did not develop to be recovered. particularly important cultural traditions and historic buildings, sites, relics, etc., can not be a split over. but to . In addition, the move back room will have state-owned real estate license, responsible for the demolition of state-owned real estate license, according to state regulations related to taxes by the developer to pay, to move back to the suite area by area of real estate license.
but there are not stabilizing factor. non-stable transformation of the real estate market will not be blocked, the formation of the number of do not want to make money, house demolition compensation price from the investors negotiate directly with the relocatees, the market decide how much compensation.
in accordance with the government support policy will be modified to give parties, the unit in the municipal tax relief, the return of land revenue and other various benefits.
example, the collection of rural collective construction land for operational development, land transfer receipts can be returned to village. Zhenjie net income to land at no higher than 60%, the proportion of not less than 30% returned to the village collective, for the land of farmers living standards of the original subsidy expenditure, expenditure on social security benefits landless farmers and rural collective construction expenditures, which means the land of farmers than relocation compensation, but also to participate in the share of land revenue.
In addition, the net income in the land by not more than 60%, the proportion of not less than 30% of the return to the enterprise, for use in supporting enterprise development.
deficiencies in the existing land law led to transformation of villages caused by the collection of collective land conflict, the government's profit sharing behavior is especially important. Yuan Qifeng even said that the transformation of villages in Guangzhou, the biggest key factor is that the Government is willing to lose.
the ones who enjoy the Guangzhou municipal government act, first by the transformation is reflected in the name of the legalization of illegally built over the past violations. In Guangzhou, the total forest area of 64,410 square meters, and old villages, the village total construction area of 36 thousand square meters, but many of them are self-retrofitting of some of the villagers, the only truly meet the conditions to move back about 20.5 million square meters, that is 16 million square meters of building area are illegally built. However, the Government in this area of 16 million still to 1,100 yuan per square meter of subsidies the number of species of dazzling, the ability to have a profit sharing behavior of long-term effective?
or look in Guangzhou. The nature of the land in the modified behavior of the ones who enjoy quite a milestone. In general, the resettlement housing block where the original village collective land in other cities in the village the transformation process, the nature of housing land resettlement villagers are from the collective land into state-owned land. But the transformation of the village in the city tried a new approach: by the villagers themselves choose resettlement houses The nature of the land. villagers can decide for themselves placed into state-owned land or housing to retain the nature of collective land.
into state-owned land, could be used to obtain real estate license, listed for trading, but the period of use of residential land is only 70 years. However, if the land reserved for the collective, you can not only live trading, no market value, and no restrictions on the useful life.
Liede village, according to the person in charge, the village received a compensation for the largest area of 2,000 square m, if the placement of floor space to be traded on the nature of state-owned, the villagers of the changed the nature of state-owned land, will give rise to a large number of millionaires.
of 8 percent for migrant workers in Dongguan, cheap ultimate goal. Villages Reconstructing how the placement of this group?
most famous villages in the city of Guangzhou Shipai Village, 0.6 square kilometers of land more than 1,200 small shops, dense cover more than 3,000 houses, construction area of nearly 100 million square meters, is home to less than ten thousand local people and outsiders 7-80000.
; village changed after the labor cost of living will greatly improve transportation costs, housing costs, businesses pay their workers a corresponding increase in the cost to produce a chain reaction, it is worthwhile?
【】 to Appendix II to Reconstruction of the Village attract investment dilemma mm
Guangzhou Wen / Cao Lijuan
4 月 15 at noon about 12 points, Guangzhou, Pang Pai sky began to rain, the temperature drop of the previous day, nearly 10 degrees. has long been around high-rise buildings surrounded by forest and old villages, has been basically empty, filled the walls of the house red 17:00, water and electricity began to cover the village, 16 from 6 am to 8 pm hook machine approach, ready to be opened. some hope that last hours in residential areas have moved in, hoping to Amoy more valuable items. concerns, expectations and give up such a complex mask filled every corner of the forest and the old villages.
along Riverside Avenue in the Pearl River New City all the way to go to Liede Bridge, into the eyes is the first introduction of Guangzhou city reconstruction project developers mm Liede Village project. day of 37 Liede building complex housing all the caps, building renovation will be completed next to the real estate plastered intermediary leasing information, real estate gone up around. This year in September, will stay at the new Liede Liede village, west of the area of 3 million square meters of building demolition, construction of five-star hotel to open.
on the same day , Zhang Yang Ji Village village committee secretary for the transformation of a good is produced by the various interests in the painful struggle.
village will be demolished after the forest how to face new? Liede village leaders declared the oath of the mouth can be honored? said as the transformation of the old city of three-run first director, Municipal Committee, Deputy Mayor Sousa group did not mind the end.
Liede
Since 2000, Guangzhou gradually transform villages. but no substantive progress between seven to eight years. One important reason is the transformation of the cost of up to several hundred billion dollars.
2007 年 6 months, the Tianhe District government identified The idea is: a piece of land set aside in Liede village auctioned to developers, then shot to transformation from village funds, the Government has not funded.
placement in the village, the basic to compensation mm used stepped placement method, property titles within the infrastructure can make the second floor area of less than two-story flat, and so on, a maximum of four, four and more certificates of title in accordance with the legal area. This pattern is common villagers acceptable because they not only do not move, you can continue renting the economy.
2009 年 10 On 20 March, Guangzhou Pazhou transformation of villages more than 640,000 square meters of the four plots, Poly Real Estate was to order 142 million of upset win. Poly Real Estate commitment to these four plots totaling about 4.47 billion of the reconstruction costs, but it will be three and a piece of land for commercial and financial mm This is the second residential land in Guangzhou Liede village reconstruction in 2007, the first Two transformation are borne by the developer. Again, this model is still popular.
then start Yuexiu District Yang Ji Village, Tianhe District Xiancun, forest and village and other villages in the central region of Guangzhou, rehabilitation programs, all reference to Liede model. 10. (volume rate: refers to a block, the total ground floor area ratio of the total land area.)
good living quarters, high-rise residential floor area ratio should not exceed 5. not that such a high volume rate to the city in the village into a resettlement, the land is bound to a substantial increase in floor area ratio. up government is easy, do not have to spend a penny, but , the people of the city was damaged. Liede model can be said not to promote. making waves in academia. villagers are still concerned, you can get the amount of compensation, the allocation of the land after demolition. any sign of trouble related to the interests, can cause them to challenge even the name labeled as betrayal.
in all Before the demolition dust settles class standards, there is a phenomenon villagers to heart.
general land surface is in accordance with the auction and the form of villages in this auction and does not belong within the context of the provisions of the law does not expressly gray area. So the emergence of a transformation of villages in Guangzhou, Shenzhen chaos: developers line up your village for dinner. If the developer of an area large enough to push the Government planning can tilt.
now the old village of Guangzhou Yang Ji City reconstruction project has been to seize R & F Properties, and forests and village land, has officially handed over to the Hong Kong Sun Hung Kai Properties. Up to 14, Sun Hung Kai has arrive 2.5 billion, including temporary relocation costs have been spending about 1.9 billion. 15, arrive 7 billion, as the transformation of deposit.
but this time to the project of Sun Hung Kai successfully incorporated into the capsule in the printing of rumors, and the village on a big brother.
a senior media person to Guangzhou magazine revealed that the project is Sun Hung Kai had together the family, and spend with the family's boss is the forest and village chiefs, all land development projects are the property of spend with the family arrangements, more substantial compensation to the villagers, after the profit part of the project, 35% Sun Hung Kai need stripped off to spend with the family. a greeting, the content must not be exposed on the above, all have the opportunity cost of RBI. These chiefs are secretly gathering, now a lot of rehabilitation programs, the introduction of developers, allowing farmers to deal directly with the developer this is very dangerous, and often harm the village cadres . also led to a number of innocent people suffer.
dispute
the distribution of benefits and the transformation of different Liede village is Liede village public works, and by Yang Ji Yang Ji Village Economic Development Corporation ( Yang Ji Village before restructuring village committee) self-organization transformation. transformation of the overall demolition and reconstruction of the main block and transform the area into the financing of two major land rehabilitation. rehabilitation of land for the villagers to move back to resettlement housing construction. Financing collective land to state-owned plots of land, through public sale of land to determine the transferee of land to raise funds to promote the transformation of transformation. the initial program showed that 0.23 square kilometers of Yang Ji village, there will be 1,400 houses need to be removed, more than 4,000 people directly involved and transform the total investment is expected to 2 billion yuan.
but all Guangzhou, 52 villages in need of rehabilitation, Yang Ji Village's most unique, collective economic organization and management in Tianhe District, Yuexiu District administrative territorial management , which throws up a string of complex issues. from last November to this March, the relevant departments for compensation and resettlement programs have been the villagers, residents sought three opinions, each sought an opinion to modify a program.
After the news, on compensation and relocation program to say endless .2009 August also occurred in the village hundreds of villagers gathered Yang Kei downtown event requiring disclosure of financial status of the village committee, and brought about the demolition compensation, resettlement, etc. package of issues to make transparent and reasonable commitment.
These pressures are naturally fall upon a woman, she is the helm of the village of Yang Ji, Zhang good name, called village party branch secretary Yang Kei District, Guangzhou City Economic Development Co., Ltd. Yang Kei. In the past three decades, she is Yang Ji Village brand leads the way, she created a billion from the poor village into a village, she became a mahjong table reading table. But the former village of the hero Yang Kei villagers now been pushed cusp.
family no peace, Speech in the Village at Yang Ji thirty years old secretary resignation.
Journal said, . Zhang good depth on several occasions house to house thoroughly investigated, but her efforts have not been the understanding of the villagers.
attack originated from the crisis of confidence. The crisis of confidence is derived from the attribution of collective economic organizations and administrative territories, Tianhe District, Yuexiu area of the game. Tianhe District, Yang Kei under the control of commitment to the Economic Development Corporation of the project, must be modified to maximize cost savings, and as administrative territories, Yuexiu District, is concerned about public opinion, the best is happy all the villagers accept the transformation. Caught in the middle of the village committee is the same as the corporation chairman, secretary Zhang for good.
the same as Liede village, Yang Ji Village demolition method using ladder placement, property titles within the infrastructure area of less than two layers can be calculated to move back to make up the resettlement area of interest. and so on, plus a maximum of four staircase area of 10 square meters, the excess to give monetary compensation. However, according to Programme The compensation standard is too low, so that interests of the villagers lost too much. framework, hybrid structure, sandwich, metal layers of different types of compensation given to materials. even to the attic, pools, wells and other housing materials appendage compensation ...
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