Management of urban village reconstruction

There is usually no unified planning and management inside the village in the city, which is dominated by low and crowded illegal buildings, messy environment, mixed crowds, chaotic public security, imperfect infrastructure and phenomena outside the urban management system, and has become a "cancer" of the city. Geographically speaking, it belongs to the category of cities. From the social nature, it still retains the traditional rural factors. The reasons for the dual characteristics of urban and rural villages are related to the dual system of urban and rural areas and the degree of land ownership in China. At the same time, the village in the city is considered by many scholars as a form of slum with China characteristics.

Mayors in China regard slums as scars of the city, and do everything possible to drive them away and forcibly demolish them. Slums are indeed unsightly and the public security is poor, but poverty is not the fault of farmers themselves. It is the fault of government officials not to let them get rich and live in tall buildings. If we really want to speed up urbanization, we should face up to the existence of slums and even allow them to expand within a period of time, so as to greatly reduce the cost of urbanization, thus greatly speeding up the urbanization process in China and enabling China to benefit from the cumulative effect of urbanization to the maximum extent. Therefore, in the process of transforming the "village in the city", it is an important issue to properly resettle the migrant population so that they can continue to live in low-rent housing. "Village in the city" has the dual characteristics of rural and urban areas, and is a historical product in the process of urbanization. In the future, with the continuous development of Beijing's urban construction, more new cities and functional centers will be built in the suburbs, so that more areas will become new "villages in the city". Therefore, the transformation of "villages in cities" will be a long historical process and a long-term work, rather than the task being completely completed after the transformation of 23 1 villages in cities. Therefore, it is also a long-term historical task to study how to transform the "village in the city". We must attach great importance to it. With the acceleration of urbanization, some villages in the fringe of urban and rural areas have merged into urban areas, becoming "urban villages, urban villages, modernization outside villages, and dirty villages", which has seriously hindered the popularization and development of urban spiritual civilization construction; It is not conducive to the overall urban planning and construction. In the process of rural to urban transformation, "village in the city" belongs to the dual management system of land, household registration and population, and has not been fully incorporated into the unified planning, construction and management of the city. Its development has great spontaneity and blindness, and it still retains strong peasant characteristics in production mode, lifestyle and landscape construction, thus affecting the layout of urban infrastructure and even the implementation of urban master plan. The long-term existence of "village in city" has become a difficult problem in the development of many cities in China. A large number of "villages in the city" exist in cities, which has a great negative impact on urban construction and management, and it is extremely difficult to transform "villages in the city". How to transform the "village in the city" is a major issue faced by almost all cities in China. Many cities, such as Shenzhen, Guangzhou, Fuzhou, Nanchang, Tianjin, Qingdao, Taiyuan and Xi, have encountered many problems and accumulated many experiences and lessons in the process of transforming "villages in cities". So, how should Beijing transform the "village in the city"? At present, due to the adjustment of national demolition policy and land policy, residents and farmers' awareness of property rights and rights protection has improved, and demolition and land acquisition are very difficult. Most of the "villages in the city" have high building density and a large number of migrants. Many villagers have no jobs, and many people still make a living by renting illegal buildings. Housing and land property rights in different "villages in the city" are chaotic, including land and homestead, urban property rights and farmers' property rights. Many "villages in the city" still retain the township administrative system, and there are many farmers' collective enterprise properties, which are the survival basis for local farmers to make a living. How to deal with these properties and solve the problem of farmers' employment placement is a huge problem. All these have added a lot of difficulties to the transformation of "village in city". Therefore, we must adapt to local conditions and adhere to the practice of "one district, one policy, one village, one case" in transforming "villages in cities". On the premise of formulating a unified policy, we should distinguish different situations, determine different ways of transformation, and adhere to the principle of safeguarding the legitimate rights and interests of villagers. Maintaining the collective economy and the villagers' legitimate rights and interests and improving the villagers' quality of life are the key to the success or failure of the transformation of "villages in cities". In this "village in the city" reconstruction work, the municipal government decided that the city should adopt relevant policies according to different situations: for the "village in the city" formed by land acquisition but not built, if the land has been idle for less than two years, the land users will be instructed to start construction within a time limit, and if it is not built within the time limit, the land use right will be recovered; If the land has been idle for two years, the original approval authority shall revoke its project construction land planning permit according to law, recover the land free of charge and enter the land reserve of the municipal government. For the "village in the city" formed by the project development, the developer will solve it within a time limit, and the government with real difficulties can give some subsidies. An unowned "village in the city" has been formed, and the municipal and district governments are responsible for the demolition. Dangerous buildings left over from urban construction and "villages in cities" formed without renovation and development projects shall be solved by the municipal and district governments as a whole. Adhere to planning first, incorporate the transformation of "villages in cities" into the scope of planning revision, formulate different solutions and scientific transformation plans according to priorities, and speed up overall planning, development and construction. In terms of specific practices, the "village in the city" has the following forms, and different transformation methods should be adopted according to different forms of the "village in the city":

First kind

Located in the urban built-up area, there has been no household registration and agricultural land for farmers for a long time, and it has already been changed to street office and neighborhood Committee urban management, and the township and village administrative system has been abolished, and there is no collective property of farmers and property rights of homestead. In fact, this kind of area is equivalent to the reconstruction area of dangerous old houses in the city, and it is applicable to the management measures of urban housing, land and residents' demolition. Relevant policies can be adopted to transform dilapidated houses into pieces. However, migrant workers should be properly resettled, and they cannot be expelled free of charge. Because these areas are populated by migrants, and a few low-income people can live in them, and these low-income migrant workers have made great contributions to Beijing's economic development, they cannot be discriminated against and excluded. The process of urbanization means that a large number of farmers can survive for generations by entering the city, become urban residents completely and enjoy the modern life of the city. But the premise is that farmers can find work and life in cities and have a living foundation. Mr. Guanzhong Wen, an American scholar in China, once wrote an article entitled "Inevitability of Urbanization" and "Slums", pointing out that it is precisely because of the existence of slums that cities are particularly dynamic. The existence of slums makes the cost of urban expansion particularly low and inclusive. The rent in slums is low, and neighbors who are also belittled by the world are more sympathetic and caring for newcomers, making it easier for new immigrants to find a place to live. Most of the new immigrants living in slums took one or two generations to integrate into the mainstream society. This happened not only in new york and Chicago in the United States, but also in Hongkong, Peking and Shanghai in China. Zhejiang village in Beijing was a mess in those days. After more than ten years of capital accumulation and transformation, it has now become a vibrant shopping center group. Mayors in the United States are very smart and know that the development of cities cannot be separated from the continuous influx of new immigrants, so they not only allow slums to exist, but also compete for population within themselves.

The second type

There is no arable land in this village. The land except the homestead in the original natural village has been requisitioned and turned into urban construction land, and there is no collective property of farmers in the village. Although some villages have changed rural village committees into urban neighborhood committees and farmers have become urban population, farmers' homesteads have not been expropriated as state-owned, and the property rights of homesteads and houses are still farmers' property rights. These farmers' homesteads and houses should still be fully compensated according to the expropriation of farmers' land. Housing demolition can be combined with the urban private house demolition policy to distinguish different situations, formulate relevant compensation policies, and properly resettle farmers. Especially for those who are unemployed and have no source of income, a corresponding social security system should be established.

The third kind

The existing land property rights of "villages in the city" still belong to rural collectives, and the villagers mainly rely on non-agricultural income. All or most of the land has been expropriated by the state. Although all the farmers in the village have turned into urban hukou, the farmers' homestead has not been requisitioned as state-owned and the nature of the land has not changed. This part of the "village" is still a "village system" and village governance is implemented. There are even many farmers' collective property and village-run enterprise economic entities. Good location conditions and low construction costs make the housing rental rate of "village in city" quite high. Housing rental, together with the dividend income in the village, can make the villagers live a fairly rich material life. The average living standard of some villagers has even far exceeded that of urban residents. Many farmers have their own enterprises, mainly engaged in some primary catering, entertainment, transportation, construction, agricultural and sideline products and vegetable retail industries, or renting houses as their main occupation. These areas are the most difficult to transform. Market economy makes it impossible for the government to solve the employment problem of farmers as in the past, and it is also difficult to satisfy farmers with monetary resettlement. Therefore, it is not appropriate for these places to forcibly requisition village land as urban state-owned land. The property of farmers' original collective enterprises can still be owned by farmers and can be reorganized into collective-owned trading companies. The population is digested locally, and employment is solved locally. The nature of land property rights remains unchanged, and it is still owned by the collective. For the land that needs to be occupied, it can also be used as a land share or lease to obtain income every year to ensure the livelihood of the land-expropriated residents.

The fourth kind

There is also a part of cultivated land, which was established by township governments and village committees. There are still many people who are registered as farmers. Farming, animal husbandry and aquaculture still account for a certain proportion of villages. When such areas are transformed, farmers will be converted into urban hukou, township governments will be reorganized into street offices, and village committees will be reorganized into neighborhood committees, but land property rights and economic organization forms can remain unchanged. The property and land collectively owned by the original village can be reorganized into a joint-stock company of agriculture, industry and commerce, and the employment of personnel will be solved on the spot by the joint-stock company of agriculture, industry and commerce and become employees of the company. We can develop modern agriculture and aquaculture by developing urban agriculture. Such as: factory soilless cultivation of high-grade vegetables and flowers; Sightseeing agriculture; Planting orchards and herbs; Carry out the breeding of rare animals such as ostriches, peacocks, golden roosters and elk; Develop agricultural, industrial and commercial industries that do not affect the urban landscape and environment, such as deep processing of agricultural products, so that farmers can use the original land resources and integrate their familiar labor skills into urban life. Using urban agriculture to transform "villages in cities" has the lowest cost and the best effect.

The 23 1 "village in the city" to be rebuilt this time is mainly the first and second categories, and will turn to the third and fourth categories in the future. We should make full preparations, adopt different transformation methods for different "villages in the city", and transform each "village in the city" according to different conditions. It not only changed the appearance of the city, but also benefited local residents and was properly resettled.

However, no matter what kind of transformation, the transformation of "village in city" must be organized and planned by the government. The government is responsible for land requisition, demolition and municipal supporting projects in the first-class land development. Apart from the land originally granted to developers, it basically tries not to take the form of commercial development to avoid many sequelae and problems. To mobilize the enthusiasm of local residents, efforts should be made to plan and design by the government, complete municipal pipeline roads, give appropriate subsidies, and organize residents to build their own houses by housing cooperatives. The property rights of completed houses belong to the residents themselves, and the remaining houses can be rented for sale, thus reducing contradictions and difficulties in transformation. In a word, the transformation of "village in city" is a good thing, but also difficult. We need to brainstorm, brainstorm, mobilize the enthusiasm of all parties, and properly resolve the conflicts of interests of all parties in order to do this good thing well.