Dongguan shishancun property

Shenzhen, which is about to celebrate its 40th birthday, has received a "big gift package" from the central government.

* * * The General Office of the Central Committee and the General Office of the State Council issued the Implementation Plan (2020-2025) for Shenzhen to build Socialism with Chinese characteristics Comprehensive Reform Experimental Demonstration Zone (hereinafter referred to as the "Implementation Plan").

Among them, the relevant approval authority for the conversion of agricultural land to construction land (hereinafter referred to as "agricultural conversion") was further delegated from Guangdong Province to Shenzhen. Shenzhen's continuous promotion of mixed land for secondary and tertiary industries was encouraged by the central document and was considered by the industry as a series of "secondary benefits".

Compared with Shenzhen, where agricultural land is limited, the Shenzhen-Shantou Special Cooperation Zone, where more than 60% of the land belongs to non-construction land, will benefit greatly. Many people optimistically predict that the "Implementation Plan" is essentially to promote Shenzhen to copy the previous experience of rural land reform and the experience of rural registered population changing into urban registered population to the Shenzhen-Shantou Special Cooperation Zone.

Shenzhen, which took the lead in opening the prelude of "industrial reform", has had many projects with mixed functions of industrial reform and secondary and tertiary production in the past three years. This time, it was encouraged and supported by the central document for the first time, and housing enterprises also expect more industry reform rules to follow up.

Decentralization of agricultural transformation

The "Implementation Plan" pointed out that "it supports deepening exploration in the land management system. The approval of converting agricultural land other than permanent basic farmland authorized by the State Council into construction land (hereinafter referred to as "agricultural conversion") is entrusted to the Shenzhen Municipal Government for approval. "

As early as March this year, the State Council issued the "Decision on Authorizing and Entrusting the Right to Examine and Approve Land Use", the important content of which is "authorizing the people's governments of provinces, autonomous regions and municipalities directly under the Central Government to approve the conversion of agricultural land other than permanent basic farmland that the State Council can authorize into construction land". As a sub-provincial city and a city with separate plans, Shenzhen has also obtained this right, which has created extremely favorable conditions for Shenzhen to expand its urban development space.

At that time, the State Council also granted Beijing, Tianjin, Shanghai, Jiangsu, Zhejiang, Anhui, Guangdong, Chongqing and other eight provinces and cities "the right to examine and approve the conversion of permanent basic farmland into construction land and other matters approved by the State Council".

According to Article 46 of the Land Management Law of the People's Republic of China, the following three kinds of land expropriation need to be approved by the State Council-expropriation of permanent basic farmland; Requisition of more than 35 hectares of cultivated land other than permanent basic farmland; Requisition of other land exceeding 70 hectares.

In the context of the promulgation of the implementation plan, Shenzhen currently has the latter two kinds of approval authority, but it does not have the approval authority in the first case.

In contrast, Shenzhen's land approval authority this time is smaller. However, the authority of agricultural transformation was delegated from Guangdong Province to Shenzhen.

Luo Yu, vice president of Guangdong Old City, Old Factory and Old Village Reconstruction Association and managing director of He Yi Urban Renewal Group, pointed out that this is also in line with Article 25 of the Implementation Plan, "Giving Shenzhen more provincial-level economic and social management authority according to law", which has a certain impact on land management in Shenzhen.

Shenzhen 1997.47 square kilometers of land and Shenzhen-Shantou Special Cooperation Zone 468.3 square kilometers of land. Almost all urban areas are construction land, and agricultural land is mainly distributed in Pingshan District, Guangming District, Dapeng New District and Shenzhen-Shantou Special Cooperation Zone.

As early as 2005, Shenzhen took the lead in delineating the basic ecological control line, and included 49.88% of the city's total land into the ecological control line. 20 19 "Opinions of the Central Committee of the State Council on Supporting Shenzhen to Build Socialism with Chinese characteristics Experimental Demonstration Zone" emphasizes that "the Party and the government jointly bear the responsibility of ecological environmental protection, implement the strictest ecological environmental protection system, strengthen ecological environmental supervision and law enforcement, and have zero tolerance for illegal activities."

Joe, executive director of Colliers International South China Consulting Service Department, said in an interview with China Business News that the decentralization of land examination and approval authority can partially alleviate the shortage of land resources in Shenzhen, but he also bluntly said that under the action of the red line of ecological protection, the agricultural land that can actually be converted into construction land in Shenzhen and even Shenzhen-Shantou Cooperation Zone will be discounted. "The new policy is not similar to adding an enclave like Shenzhen-Shantou Special Cooperation Zone, but the decentralization of land examination and approval authority is beneficial to land management in Shenzhen, but its practical effect is limited."

The implementation plan also mentions "deepening the reform of rural land system in Shenzhen-Shantou Special Cooperation Zone and other areas". 20 18, 18 February, Shenzhen Shenzhen-Shantou Special Cooperation Zone was unveiled, which was called "Shenzhen 10+ 1No.".

Up to now, Shenzhen-Shantou Special Cooperation Zone has been connected with Shenzhen in many aspects, such as medical care, education and industry. As far as industrial introduction is concerned, up to now, there are 89 industrial projects for land supply in Shenzhen-Shantou Cooperation Zone (82 in Shenzhen), involving many strategic emerging industries such as robots and new materials, and it is estimated that 63,000 jobs will be provided.

Shenzhen-Shantou cooperation zone is regarded as the main theme of interaction between the two places by docking Shenzhen resources and better benchmarking Shenzhen. With the introduction of industry and the matching of public resources, it is also regarded as a natural thing that the agricultural population in Shenzhen-Shantou Special Cooperation Zone turns into the urban population.

Chen Ho Bridge and others also pointed out that the rural land system reform in Shenzhen and Shantou mentioned in the implementation plan is essentially to promote Shenzhen to copy the previous experience of rural land reform and the experience of rural registered population changing into urban registered population to the Shenzhen-Shantou Special Cooperation Zone.

The "industrial reform" business is in line with clearer expectations.

In addition to the moderate decentralization of land management in Shenzhen, the "Implementation Plan" proposes to "support the promotion of mixed land for secondary and tertiary industries on the premise of meeting the requirements of land and space planning. Support the revitalization and utilization of existing industrial land, and explore and solve problems such as planning adjustment, land supply, income distribution and historical land use. "

The second and third industry mixed land use system is a mixture of industrial and commercial, residential, public facilities and other land use functions.

In recent years, Shenzhen and Dongguan have started this exploration, that is, upgrading the existing stock of industrial land or old industrial areas to M0 (new industrial land).

According to the Standards and Guidelines for Urban Planning issued by Shenzhen on 20 15, the main uses of plot M0 are factories (pollution-free production) and R&D houses, and other uses include businesses, dormitories, affiliated municipal facilities, affiliated transportation facilities and other supporting auxiliary facilities. The M0 plot in Shenzhen is usually updated from an industrial plot city, and the reconstructed plot can be used to build factories, offices, businesses, apartments and so on.

Luo Yu believes that the mixed operation of secondary and tertiary industries has been practiced in Shenzhen, and the Implementation Plan is more about support and encouragement. "As early as 2007, when Shenzhen's industrial zone upgrading and transformation policy was introduced, it kicked off the' industrial reform'. In the past 13 years, there have been many projects with mixed functions of industrial reform, secondary production and tertiary production. "

The promulgation of the "Implementation Plan" is more regarded by people in the industry as the encouragement and support of the central document for industry reform, welcoming more positive policy expectations.

In recent years, the urban renewal of "industry to industry" has attracted more and more attention. But correspondingly, various disputes have not decreased.

According to the requirements of the "Thirteenth Five-Year Plan" of Shenzhen, the Shenzhen Municipal Government has set the target of increasing industrial land. By 2020, industrial land will account for no less than 30% of the total land use, or an "industrial red line" of 270 square kilometers will be designated.

There have been different views on the demarcation of industrial land within the control line of industrial blocks to 270 kilometers, especially in recent years, the proportion of tertiary industry in Shenzhen has exceeded that of secondary industry. Some voices say that Shenzhen should not demarcate such a large area of industrial land. If we remove nearly 50% of the ecological red line and 30% of the industrial land, and then deduct the supporting land such as hospitals, schools and highways, there is too little land left for housing.

Almost every once in a while, there are remarks that "Shenzhen should reduce the current red line of industrial land from 30% to 20%", "It is necessary to increase the proportion of tertiary land" and "Shenzhen's industrial land planning has not matched Shenzhen's industrial structure". The promulgation of the "Implementation Plan" has also attracted the attention of many people in the industry who are concerned about the expectations in this field.

Liu Ce, vice president of Caesars Group, said in this analysis that the promotion of mixed land for secondary and tertiary industries and the emphasis on revitalizing the existing industrial land are behind the excessive reserve of land for the industrial red line in Shenzhen and the insufficient service land.

"The structural problem of land supply in Shenzhen is that there are fewer houses and more industrial land, which is suitable for the traditional economic structure. But now a large number of people have entered Shenzhen, the tertiary industry, especially the high-tech industry, has developed rapidly, the per capita GDP has increased, and the demand for industrial land has decreased. However, the demand for supporting residential and commercial service land has increased, and it is necessary to adjust and optimize the land supply structure. " Liu Ce believes that there are good policy expectations for changing industry into commerce, changing industry into residence and changing business into rental.

At present, there are no more detailed provisions on industrial reform in the Implementation Plan. Regarding what the outside world calls a "big gift package", real estate developers said that "Shenzhen is given more provincial-level economic and social management authority according to laws and regulations", and its regional value has been recognized by the central document, which will be beneficial to enterprises in this field in the long run.