Construction Effect and New Development Model of Old Residential Area Reconstruction in China

Under the background of current economic transformation and new urbanization, China no longer takes the pursuit of economic digital growth as the main goal, but pays attention to residents' welfare and people's livelihood, taps the potential of existing space carrying capacity, and enhances the urban space service function. As an important part of new urbanization, the transformation of old residential areas is not only related to people's livelihood and well-being, but also an important driving force to promote the construction of urban governance system.

The 14th Five-year Plan for National Economic and Social Development and the Outline of Long-term Goals in 2035 (hereinafter referred to as the Outline) clearly put forward that it is necessary to improve the quality of urbanization development, comprehensively improve the quality of cities, implement urban renewal actions, and promote the optimization and upgrading of urban spatial structure. According to the goal of the Outline, the renovation of 265,438+9,000 old urban areas completed by the end of 2000 will be completed during the Tenth Five-Year Plan period. This year's government work report of the NPC and CPPCC put forward the task target of newly starting to renovate 53,000 old urban communities in 20021year. The large-scale transformation of old residential areas is not only a big test for governments at all levels, but also brings market opportunities for the transformation and development of the real estate industry.

First, improve the policy mechanism in practice.

In July 2020, the General Office of the State Council issued "Guiding Opinions on Comprehensively Promoting the Renovation of Old Urban Residential Areas", and determined that 39,000 old urban residential areas will be newly renovated in 2020, involving nearly 7 million residents, supporting pipe network renovation and installing elevators. Develop various community services such as home-based care for the aged, catering and cleaning; By 2022, the institutional framework, policy system and working mechanism for the transformation of old urban communities will basically be formed. According to the data released by the Ministry of Housing and Urban-Rural Development, in 2020, 40,300 old urban residential areas will be newly renovated nationwide, benefiting 7.36 million households, exceeding the target.

Judging from the number of planned tasks for newly started housing, Henan Province has the largest number of planned tasks, with 5480, Sichuan has 4 193, and Hebei, Gansu, Shandong, Inner Mongolia, Jilin, Guangxi, Heilongjiang, Jiangxi, Fujian, Hunan, Yunnan, Xinjiang, Shaanxi, Hubei and other provinces have more planned tasks. By the end of 2020, all provinces have successfully completed the planned tasks, and more than half of them have exceeded them. Take Henan as an example. In 2020, the government issued the goal of 500,000 old residential quarters, and by the end of 2020, 760,000 old residential quarters will actually be renovated, far exceeding the target.

While successfully completing the objectives and tasks of the renovation of old residential areas, all localities have also accumulated rich pilot experience in practice and formed a number of replicable and popularized policy mechanisms. Last year, 65438+February and this year, 65438+1October, the Ministry of Housing and Urban-Rural Development combed the practical experience of various provinces and cities in the process of urban old community transformation, and issued the List of Replicable Policies and Mechanisms for Urban Old Community Transformation in two batches, which was popularized throughout the country. The content involves the examination and approval of renovation projects, the integration and utilization of existing resources, how to realize the reasonable burden of renovation funds among the government, residents and social forces, the sustainable support of financial institutions, and the experience of installing elevators for existing houses in various links such as preliminary preparation, project examination and approval, construction and installation, operation and maintenance.

For example, in speeding up the examination and approval of renovation projects, we can learn from the experience of Shandong and Zhejiang provinces, take the form of joint examination by relevant departments, inform the examination and approval items and application materials that need to be handled at one time according to the joint examination opinions, and directly handle the project establishment, land use, planning, construction permit, etc. , without technical review. The experience of Zhejiang and Gansu is to simplify the examination and approval of land planning permission, which does not involve the change of land ownership or the adjustment of planning conditions, and does not need to apply for land planning permission.

In terms of the integration and utilization of stock resources, according to the experience of Liaoning, Fujian, Nanjing, Jiangsu, Jining, Shandong and other places, through the integration and utilization of stock housing resources such as public houses, community office buildings, community comprehensive service facilities, idle boiler rooms, and idle bicycle sheds, it is used to rebuild public service facilities and convenient business service facilities. Encourage institutions and state-owned enterprises to hand over idle houses in or near old communities to streets (Chengguan Town) and communities for overall use through replacement, transfer and transfer of the right to use. Integrate and utilize the open space and wasteland in the residential area, dismantle the land vacated by illegal buildings and the existing land around the residential area, and use it to build various supporting facilities and public service facilities and increase public space.

In the aspect of reforming capital sharing, a perfect sharing mechanism is formed by perfecting the rules of capital sharing, implementing the responsibility of residents for capital contribution, increasing government support and attracting market forces to participate. According to the experience of Yichang, Hubei, Hefei, Anhui and other places, the renovation cost of public parts in residential quarters is jointly funded by the government, pipeline units, original property units and residents. The renovation cost of the building itself is mainly funded by residents, and the financial classification is 10% or 20%. Renovation of community service facilities such as old-age care, nurseries and food assistance. To encourage social capital to participate, the finance will reward eligible projects according to 20% of the project construction cost. In terms of "attracting market forces to participate", Sichuan and Shandong provinces have adopted the model of promoting cooperation between the government and social capital (PPP), and guided social capital to participate in the transformation through pre-disclosed income agreement rules such as franchising, reasonable pricing and financial subsidies.

These pilot experiences were summarized by the Ministry of Housing and Urban-Rural Development and issued in the form of documents, which provided an important reference for promoting the transformation of old residential areas.

Second, speed up the transformation of old residential areas.

According to the Guiding Opinions on Comprehensively Promoting the Transformation of Old Urban Residential Areas and the Outline of the Tenth Five-Year Plan, during the Tenth Five-Year Plan period, it is planned to complete the transformation of 265,438+900,000 old urban residential areas by the end of 2000, basically complete the transformation of old factory areas in big cities, transform a number of large old blocks and transform a number of villages according to local conditions. 202 1 As the first year of the "14th Five-Year Plan", the government proposed to realize the goal of newly starting to renovate 53,000 old urban communities, which is 6,543,800+3,000 more than the actual newly started construction in 2020, which can be described as an arduous task. According to the deployment of the central document, most provinces have introduced transformation plans and goals, and the goals are decomposed layer by layer. From the perspective of specific implementation plans in various places, the overall characteristics are as follows:

The first is to systematize the transformed content.

The new round of renovation of old residential areas can be roughly divided into "basic category", "perfect category" and "upgrading category", with priority given to the completion of "basic category", the construction of "perfect category" in one district and one policy, and the promotion of "upgrading category" according to local conditions. In terms of basic renovation, Fujian Province has promoted the comprehensive renovation and renewal of sporadic dangerous houses in accordance with the principles of government guidance, self-construction by the masses and appropriate subsidies. The province's housing safety management platform has established a "first floor and one file". The Department of Housing and Urban-Rural Development of Anhui Province issued the Notice on Doing a Good Job in the Renovation of Old Residential Areas in 20021City, requiring the competent department of residential area renovation to coordinate with the joint units in advance the activities of infrastructure renewal and public service improvement in residential areas under their jurisdiction.

In terms of improvement and renovation, Hebei Province and Jiangxi Province plan to add urban public parking spaces 17000 and 178000 respectively by using residential roads and green spaces. Guangxi Zhuang Autonomous Region supports conditional residential areas to implement the policies issued by the central government and install elevators in a multi-channel manner according to local conditions.

In terms of upgrading, Liaoning Province and Jilin Province have implemented rational use of public space to develop systematic residential communities, laid 5G network facilities, supported the application of renewable energy, promoted the construction of digital properties and wireless cities, allocated service resources and facilities, and promoted the aging transformation. Xinjiang promotes the three-year action plan of improving property quality, develops online and offline cross services in communities with the help of digital information technology, expands diversified public community projects such as home-based community pension, and creates a "15-minute activity circle" that is livable and suitable for business.

Second, the financing channels are diversified.

The renovation of old residential areas has many aspects and needs a lot of money, so it is difficult to form a reasonable return mechanism. It is necessary to establish a mechanism for the government, residents and social forces to bear the transformation funds reasonably. On the one hand, it is necessary to increase financial investment; On the other hand, it is necessary to combine the needs of residents and the profit points of social capital, and rely on the sustainable development project of "self-hematopoiesis" to establish personalized financing schemes in various regions. Jiangsu province put forward three ways to raise funds for the transformation of old urban communities in the implementation opinions: first, the government increased financial input; Second, organize relevant specialized enterprises, financial institutions and state-owned companies to actively participate in community transformation; Third, encourage residents to obtain direct investment or use special residential maintenance funds to cooperate with community construction according to their own interests. Zhejiang Province has formulated the "Notice on Establishing the Promotion Mechanism of Strategic Cooperation Agreement for Development Finance to Support the Renovation of Old Residential Areas in Cities and Towns", giving full play to the comprehensive advantages of the overall planning of the construction department and the "low cost, long period and large amount" of development finance, and putting forward financial solutions for the renovation of old residential areas in the province. Through real estate registration and land policy, Jiangxi Province explores innovative fund planning modes with regions as the basic unit, such as cross-regional portfolio balance and community self-balance. During the "14th Five-Year Plan" period, Guizhou Province reached a cooperation intention with banks and other financial institutions, and absorbed 80 billion yuan for urban renewal and renovation of old residential areas.

The third is the subject of scientific governance.

In 20021old residential district planning, all provinces and cities fully embody the principle of "* * * building * * * * governance * * * enjoyment". Residents, community streets and property companies * * * have become community planners and builders, and all localities have carried out activities of "residents' choice and government control" to gather "people's needs, public opinions and wisdom". The renovation of old residential areas in Beijing is implemented with "six regulations, seven supplements and three specifications", and all the "optional" projects of renovation are realized by "residential list". Chongqing carried out activities to widely publicize the advantages of policies, stimulate the enthusiasm of the masses to participate, guide party member residents to mobilize from house to house, make plans, solicit opinions and resolve contradictions. In the process of reconstruction of basic projects in Jiangxi Province, we should strengthen communication with water, electricity, heating and information franchisees and residents, fully solicit the wishes of relevant subjects, and enhance the scientificity of the reconstruction plan. Guizhou Province has developed and built the "Management System of Old Town Residential Areas in Guizhou Province" and the "Joint Conference System for Renovation of Old Town Residential Areas in Guizhou Province", which provides guarantee for the renovation of old residential areas with real-time data and suggestions from all stakeholders.

During the Tenth Five-Year Plan period, the transformation of old residential areas in various regions should focus on three major issues: people, money and management, and continue to promote urban structure optimization, function improvement and quality improvement. First of all, to promote the new urbanization with people as the core, we should pay attention to the population flow, social structure changes and people's interests in the process of urbanization. Specifically, residents play an important role in the transformation of old communities. Through the trinity self-help mode of policy guidance, community supervision and supervision, and the owners' committee directly participating in the renovation of old residential areas, the problem of "people" is solved. Secondly, social capital actively participates and acts as patient capital. Fully tap the profit points within the community, break the bottleneck of long capital recovery cycle and low efficiency, stimulate social investment, promote consumption, promote the development of related building decoration, building materials, household appliances and other industries, help "six stability and six guarantees", and solve the "money" problem on the premise of avoiding large-scale demolition and construction. Finally, the government strengthens policy guidance and acts as a guide. In the transformation of old residential areas, the government should guide property personnel to the front line of management, replace compulsory means with services, participate in the operation and maintenance after the transformation of residential areas, and make property companies become the supervision areas for the transformation of residential areas to solve the problem of "management"

Third, housing enterprises actively laid out the old and changed the "new track"

At present, more and more urban real estate has entered the era of stock, and the land that can be developed in the primary market is less and less. Policies such as "three red lines" and "two centralized land supply" have further aggravated the difficulty for housing enterprises to acquire land in the bidding, auction and auction market. In the next five years, 265,438+9,000 old residential areas will be renovated, involving a construction area of about 9 billion square meters, which will stimulate trillions of investment and undoubtedly become a "new track" for the transformation and development of housing enterprises.

Recently, most listed real estate enterprises released the 2020 annual report, from which it can be seen that a large number of real estate enterprises have shifted their development strategies to urban renewal and renovation of old communities. In terms of business distribution, the projects are mainly concentrated in the Pearl River Delta, Yangtze River Delta and Beijing-Tianjin-Hebei key cities, among which Guangzhou, Shenzhen and Dongguan have the largest number of participating projects and enterprises. R&F, Caesar and other housing enterprises are the most typical representatives, and a large number of urban renewal projects have been accumulated several years ago.

According to the annual report, by the end of 2020, R&F has signed a cooperation project on urban renewal, with a planned total construction area of over 80 million square meters, saleable area of over 4 1 10,000 square meters, and goods value of over1200 million yuan. Urban renewal has become an important support for the future development of R&F Group. Vanke, a leading real estate enterprise, has gradually established its leading edge in the fields of urban renewal and transformation of old residential areas. At present, the construction area involved in the transformation of the old city has reached 3.634 million square meters. In addition, many housing enterprises, such as China Aoyuan, Caesar, Times China and Fantasia Year, are striving to renew the city and transform the old districts. Wu Jianbin, executive vice president of Sunshine City Group, also said in a forum recently that the original land acquisition by housing enterprises was mainly through bidding, auction and hanging, and the future land reserve may need to be updated and extended to cities. Urban renewal ranks first, industrial land ranks second, and the third is bidding, auctioning and hanging. The status of urban renewal in the eyes of real estate enterprises can be seen from this.

During the Tenth Five-Year Plan period, urbanization is still an important driving force for China's economic growth, and urban renewal and transformation of old residential areas are the core contents of realizing new urbanization. The renovation of old residential areas is a complex livelihood project, which tests the wisdom of the government, including policy guidance, urban planning, resource integration and comprehensive management. It also tests the ability of developers, including financial strength, project planning ability, development and operation ability and overall coordination ability. Only by practicing solid internal strength can housing enterprises occupy a place in this "new track".