According to the Draft Opinions, the transformation of urban villages is divided into three categories: demolition and new construction, renovation and upgrading, and combination of demolition and consolidation.
According to the data, self-built houses account for the dominant position in urban village buildings in Shenzhen, accounting for 95.6% of the buildings.
On January 4, 2024, the "Implementation Opinions on Actively and Steadily Promoting the Transformation of Urban Villages to Achieve High-quality Development" (Draft for Comments) (hereinafter referred to as the "Draft") drafted by the Shenzhen Municipal Bureau of Planning and Natural Resources and the Shenzhen Municipal Bureau of Housing and Construction was released to solicit opinions from the public before February 4.
According to the Draft Opinions, the target of urban village transformation is mainly the existing residential land actually occupied and used by the successor units of the original rural collective economic organizations and the original villagers in Shenzhen, while the four types of urban village land located in major livelihood projects and major infrastructure at the national, provincial and municipal levels will be preferentially included in the scope of demolition and new construction.
According to the Draft Opinions, the transformation of urban villages is divided into three categories: demolition and new construction, renovation and upgrading, and combination of demolition and consolidation. The scope of guidance for the three types of spaces is clarified in the special plan.
Urban villages accommodate about 60% of the actual population
According to the data of the Shenzhen Urban Village Building Dictionary 2022 published by the China (Shenzhen) Comprehensive Development Research Institute in September 2023, by the end of 2022, there were a total of 2,042 urban village units in Shenzhen, with a total of about 319,000 urban village buildings, a total of about 5.913 million sets (rooms), and a total construction area of about 220 million square meters, accounting for more than 40% of the city's total construction and about 60% of the city's actual population. The top three districts in the jurisdiction are Longgang, Baoan and Longhua.
From the perspective of the nature and structure of buildings, self-built houses dominate, accounting for 95.6% of buildings and 83.3% of building area. Collectively self-built buildings accounted for 2.4%, and the construction area accounted for 9.5%. The proportion of self-built buildings and the gross floor area of units accounted for 1.3% and 5.3%.
Shenzhen has successively adopted a series of supporting documents such as the Regulations on Urban Renewal of the Shenzhen Special Economic Zone, the Measures for Urban Renewal of Shenzhen, and the Detailed Rules for the Implementation of the Measures for Urban Renewal of Shenzhen, establishing the implementation model of "overall planning by the government and operation by the market", and promoting the orderly development of the transformation of urban villages.
"However, in the context of the downturn in the real estate market and the increase in financial pressure on enterprises, it is difficult to promote the implementation of some urban village renovation projects, which directly affects the implementation effect of the transformation projects. In the face of future urban development needs, it is urgent to take the transformation of urban villages as the starting point, build a new model of stock land development and urban space governance that combines effective markets and promising governments, and build a livable, resilient and smart modern city. Shenzhen Municipal Bureau of Planning and Natural Resources said.
The district government will organize the implementation of demolition and new construction
China (Shenzhen) Development Research Institute believes that more new ideas, new models, new resources and new paths are needed for the active, steady and caring transformation and continuous operation of the whole village, and the construction of a comprehensive, sustainable and market-oriented market data base for urban villages in Shenzhen also needs corresponding policy considerations and support.
The Draft Opinion proposes that for the demolition of new urban village renovation projects, the people's government shall bear the main responsibility, and the district government shall organize and implement the demolition of new urban village renovation work.
The workflow includes: solicitation of wishes and feasibility study of the project, inclusion in the annual plan for the renovation of newly demolished urban villages, verification of basic information, preparation of project implementation plan and transformation unit planning, relocation compensation and resettlement, land clearing and storage, land transfer and development and construction, etc. Among them, in terms of willingness collection, the demolition of new urban village reconstruction projects can only be implemented with the consent of more than 2/3 of the property rights holders and the consent of the successor unit of the original rural collective economic organization.
Regarding the responsibility for the construction of resettlement housing and resettlement, the Shenzhen Municipal Bureau of Planning and Natural Resources stated that if there is a condition to arrange land for resettlement housing, the land for resettlement housing will be transferred to the district government through an agreement, and the district government will be responsible for the construction of resettlement housing. If a pre-service provider is introduced, the district government may also carry out the construction of resettlement housing by the pre-service provider in accordance with the project implementation agreement, and the district government will implement the resettlement. If it is not possible to arrange land for resettlement housing, the resettlement requirements may be included in the land supply plan as a condition for land transfer, and the land transferee shall hand over the resettlement housing to the district government after completing the land development, and the district government shall implement the resettlement and resettlement.
focus
Demolition of new projects: located in key planning, major livelihood industry projects
The Draft Opinion clarifies that urban village land that meets the four categories of conditions will be prioritized for inclusion in the scope of demolition and new construction:
First, it is located in key functional areas, key development groups, and rail hub areas determined by national economic and social development plans, territorial and spatial planning, and various special plans;
Second, it is located in the scope of major livelihood projects and major infrastructure at the national, provincial, municipal and other levels;
the third is located in the scope of the 20 major advanced manufacturing parks and major industrial projects;
Fourth, there are outstanding problems such as large public health and safety risks, many housing safety and fire safety hazards, backward supporting facilities, dirty and messy environment, and difficult social governance, or the relevant departments have assessed that they urgently need to implement transformation.
Demolition and consolidation projects: Adopt the method of "remediation and improvement + local demolition and construction".
If there are no conditions for demolition and new construction, they shall be included in the scope of urban village renovation and improvement (including the combination of demolition and consolidation), carry out regular rectification and upgrading, implement and manage in accordance with civilized city standards, and focus on safety governance work such as housing structure, fire protection, power supply, gas, public health, road traffic, public security, and natural disasters, so as to prevent all kinds of risks. Focusing on the construction of the "four good" of good houses, good communities, good communities, and good urban areas, the implementation will be guided by classification in accordance with the special plan for the transformation of urban villages.
On the premise of maintaining the current construction pattern basically unchanged, in order to improve urban infrastructure and public service facilities and eliminate potential safety hazards, the method of "remediation and upgrading + local demolition and construction" can be adopted in accordance with the plan to implement the combination of demolition and consolidation. The sum of the demolition land area involved (including the sporadic vacant land) shall not exceed 30% of the total land area of the urban village reconstruction project of the demolition and consolidation combination in principle.
point of view
The "Draft Opinions" strengthens the government's role in overall planning and guidance
"The draft opinion strengthens the government's overall planning and guidance. In the past, although the mode of government co-ordination and market operation was established, the government's co-ordination function was not in place, and basically gave way to the market. Li Yujia, chief researcher of the Guangdong Provincial Housing Policy Research Center, believes that under the old model, because the market is completely dominant and not oriented to public interest attributes, it is difficult to implement a plan that can be approved by the majority of the people, and it is difficult to avoid nail households. The new model clarifies the scope of transformation of the development of the whole area, key functional areas and rail transit, and major development platforms, as well as the government-led and strengthened planning rigid guidance, which means that the transformation has public attributes. Li Yujia said that under the old model, the transformation implementation plan and unit planning were prepared by the pre-service provider (market-oriented developer) to prepare the plan and plan, and there was a planning adjustment due to the high cost of transformation, and the government had to approve it.
Luo Yu, managing director of Oneness Urban Renewal Group, said that the biggest change in the proposed new regulations is that under the rules of net land transfer, the previous primary and secondary linkage mechanism of land has been changed, and the primary and secondary non-linkage mechanism has been adopted. In Shenzhen's policy model of demolishing new urban villages before this, whether it is urban renewal or land preparation, there is a first- and second-level linkage mechanism for retaining land for development and construction to adopt agreement transfer.
Li Yujia believes that in the past, the transformation of urban villages was the transformation of a single village, and whichever with high economic value was changed, resulting in a serious lack of shortcomings (such as people's livelihood demands, safety hazards, and space for major projects). The "Draft Opinions" clearly encourages the implementation of regional co-ordination and development, and includes the surrounding inefficient land in the implementation of transformation on the basis of the spatial scope of urban villages. On the one hand, the scope of transformation of key functional areas, rail transit and major development platforms is clarified, which is intended to combine the transformation of urban villages with the promotion of key development projects and livelihood projects to provide development space for these projects; Regional co-ordination refers to the fact that if it is difficult to balance the renovation funds, the district government will calculate the big account in the administrative area to make up for the thin.
01, 08 edition
Integration: Li Bin
Written by: Nandu Bay Finance Agency reporter Sun Yang Comprehensive Daily Economic News
Photographer: Nandu reporter Zhao Yanxiong