Operation Practice of "Fertile Soil Construction Project" in wuxi new district

The "fertile land construction project" is based on the overall land use planning and urban planning, and takes the land development and consolidation project as the carrier. Through the comprehensive improvement of fields, water, roads, forests and villages, rural residents will be moved to cities and towns, large-scale contiguous high-standard farmland will be built, the regional land use layout will be optimized, and the goals of agricultural land concentration, residential agglomeration, intensive land use and concentrated benefits will be achieved. The implementation of "fertile land construction project" has effectively realized the concentration of resources and promoted the coordinated development of urban and rural areas. By adopting the double-agent operation mode and making full use of the power of the market, wuxi new district has effectively eased the financial pressure, promoted the progress of the whole project construction, and embarked on a road of sustainable development with fertile land construction as the carrier to accelerate rural urbanization, farmers' citizenization and agricultural industrialization.

1 project construction and organizational leadership

Wuxi new district "Wanqing fertile soil construction project" project area is located in Hongshan street, wuxi new district, surrounded by Wang Yuhe, Dubo Port and Feng Fei Road; It involves six administrative villages, including Dafangqiao Village, Hongliang Village, Jianxin Village, Houzhong Village, Dong Tang Street Village and Nantang Village in Hongshan Street, and 1 16 natural villages, with a total land area of 13974 mu, and is constructed in two project areas.

The Party Working Committee and Management Committee of the District have set up a leading group for the pilot work of "fertile land construction project in the new district", with the main leaders of the district as the team leader, the leaders in charge as the deputy team leader, and the main leaders of the district finance bureau, land sub-bureau, construction bureau, geological and economic bureau, economic development bureau, social bureau, Hongshan street, Wuboyuan company, Hongshan site museum and other units as the team members. The project is jointly built by Wuxi Wu Culture Expo Park Construction and Development Co., Ltd. (hereinafter referred to as Wu Expo Park Company) and Hongshan Street, and the operation mode of cooperation between the company and the government is implemented. According to the "Work Plan" issued, it is clear that Hongshan Street is responsible for new collective economic organizations such as demolition and resettlement, social security, and the establishment of cooperatives to enrich the people; Wuboyuan Company is responsible for preparing project planning and implementation plan, project construction, raising project funds and inviting investment for efficient agricultural projects. All departments are working together to promote the "10,000 hectares of fertile land construction project". The author is Dai Yueming, the new branch of Wuxi Land and Resources Bureau. Close cooperation.

2 project financing channels

The task of "fertile land construction project" is heavy, difficult and involves a wide range, with arduousness, complexity and uncertainty. The core of building fertile land is how to promote rural urbanization, farmers' citizenization and agricultural industrialization. The difficulty lies in the enormous pressure of demolition work. The key is whether enough funds can be raised to synchronize the demolition compensation standard with the land acquisition and demolition standard and ensure the steady progress of the project. Nowadays, agricultural production is different from the traditional primary industry. Extending to the secondary and tertiary industries, it has formed a development model of organic integration and interaction of industrialization, science and technology, urbanization and marketization. Therefore, in the process of building fertile land, we should guide agriculture with the concept of industry, manage agriculture with the means of market, build rural areas with the thinking of development and realize leap-forward development.

Due to the large investment in the early stage of the project, in order to ensure the smooth implementation of the project, it is necessary to broaden other channels to guarantee the funds. Wuxi new district adopts various ways such as government support and market operation, and is jointly raised by district-level finance, town-level finance and Wu Expo Park.

2. 1 Special fund for land consolidation project construction

In the process of land consolidation and construction, land development and consolidation projects invested at or above the provincial level will be declared. According to the subsidy of 22,500 yuan per hectare, you can apply for special construction fund19,867,600 yuan.

2.2 Municipal Land Consolidation Special Fund Subsidies

The land consolidation project in the "fertile land construction project" area is used to apply for the municipal special fund subsidy for land consolidation, and the subsidy amount is 0/0.5 million yuan per hectare. After deducting the linked area of urban and rural construction, the applicable capital integration area is 7,237,299 hectares, and the available capital is10,855,900 yuan.

2.3 municipal "award" funds.

The municipal finance will reward 6.5438+0.5 million yuan per hectare of reclaimed farmland that has passed the acceptance. After the actual measurement of the buildings on the construction site, the Municipal Finance Bureau makes compensation according to the actual area, and the compensation area is about 70% of the site area. Therefore, the subsidy fund for the construction land in the project area 1592737 hectares is 167237400 yuan.

2.4 District-level "to replace the award" financial subsidies

The Administrative Committee of the New District has issued regulations to subsidize separately on the basis of municipal subsidies. According to the regulations, the district-level fund for "substituting awards" can be * * * 1 19429300 yuan.

2.5 Construction land balance index income

Among the indicators linked to the increase or decrease of urban and rural construction land formed by the "fertile land construction project" in the new district, 344.6 mu is used for the construction of farmers' demolition and resettlement houses, and 196 1.3 mu is used for commercial housing development and other business land on the basis of fully ensuring farmers' resettlement. According to the current land transfer income of commercial housing project in Hongshan Street area, it is about 6,543.8+0.3 million yuan per mu, and the land reserve index of 6,543.8+0.961.3 mu can raise 2,549.69 million yuan.

2.6 Start financing

In order to ensure the smooth start of Wanqing Liangtian project in the new district, Wuboyuan Company and Hongshan Street raised funds through financing channels with the help of Wanqing Liangtian project platform, with planned financing amounts of 654.38+08 billion yuan and 654.38+03 billion yuan respectively. At present, a number of banks have reached loan intentions with Wuboyuan Company and Hongshan Street, and some loans have entered the approval process. If 500 million yuan is included in financing, the total amount to be repaid is 73 1 100 million yuan according to the financing interest rate of 6.534% and the repayment period of 6 years. To sum up, the amount of funds that can be raised during the planning period is about 2,867,080,200 yuan.

3. Project capital investment arrangement

According to the actual situation of "fertile soil construction project" in wuxi new district, the principle of seeking truth from facts, highlighting key points, ensuring necessity, avoiding duplication, paying attention to actual effect and saving is applied in the project construction on the basis of scientific calculation of various construction fund requirements. According to the priorities of projects, we should queue up in different categories, establish and improve project consultation, evaluation, deliberation and decision-making, and implement them in stages to ensure the key points and the investment and benefit of construction funds. Through the calculation of the construction quantity of the whole project area, the fund arrangement of this project is as follows:

The project investment includes two parts: relocation and resettlement expenses and land development and consolidation expenses. Among them, the demolition and resettlement part includes nearly 2.3 billion yuan, including demolition compensation, resettlement housing construction, farmers' social security, unforeseen expenses during relocation and resettlement, and sporadic expenses.

The basic principle of demolition compensation is to ensure that farmers' original living standards are not reduced, long-term life is guaranteed, and the realization of a well-off society in an all-round way is guaranteed. Through the increase or decrease of urban and rural construction land, the income linked to the index should be first used for the basic living security expenditure of the demolished people, and effectively safeguard the rights and interests of farmers. Resettlement costs generally include the following four aspects:

(1) The demolition cost of residential land is 490 million yuan;

(2) The demolition cost of non-residential land is 350 million yuan;

(3) The social security cost is about 550 million yuan;

(4) The construction of resettlement houses is 920 million yuan. It can be clearly seen from the composition of these expenses that in order to embody the spirit of taking agriculture as the foundation, the construction of resettlement houses is the biggest expenditure. In terms of compensation for demolition, wuxi new district adopts flexible and diverse compensation methods, which are mainly divided into two forms: monetary compensation and housing compensation. Encourage the demolished to choose monetary compensation, refer to the measures for the demolition of collective land and houses, implement full compensation, sign a unified monetary compensation agreement, and resettle themselves; If the relocated households demand housing compensation, they should take the form of centralized housing placement. And the innovative way of exchanging houses for shares is adopted, which transforms the redundant house property rights in farmers' hands into the means of production that can be circulated-equity. By introducing the market-oriented operation mechanism, the Fumin Property Joint-stock Cooperative will be established, and the operating income and value-added income from investing in the construction, purchase and operation of apartment buildings, neighborhood centers of community supermarkets and commercial supporting facilities will be distributed according to the equity. The income from stock withdrawal and shareholding is "guaranteed" by the government, and the annual rate of return of 8% is guaranteed in the first three years. After three years, according to the profitability of asset management, shareholders can choose to return a house or continue to invest in shares. It not only increases farmers' income, but also reduces the government's resettlement pressure and saves land resources.

Land development and consolidation costs include engineering construction costs, supervision costs, management fees and unforeseen expenses. Among them, the project construction cost includes land leveling project, farmland water conservancy project, road and bridge project and shelter forest project, which is about 5.731.63 million yuan. Together with other expenses, the cumulative cost of land development and consolidation in the project area is estimated to be 74,648,500 yuan. The above projects need to invest 2,387,394,500 yuan. It is jointly undertaken by Wuboyuan Company and Hongshan Street, the main body of the "Wanqing fertile soil construction project" in the new district. By comparing the estimated total investment of the project with the bank financing interest, the project construction demand can be realized.

4 Expected benefits of the project

After the implementation of "fertile soil construction project" in wuxi new district, the following economic and social benefits will be generated.

4. 1 Economic benefits of new cultivated land

After the implementation of the project, through the consolidation of industrial and mining land, residential land and other agricultural land, 2,392,843 hectares of cultivated land can be added. According to the actual situation, part of the newly-increased cultivated land is rotated by rice and wheat, and part of it is planted with high-yield cash crops. According to the calculation, the income per mu in the project area can reach 2,000 yuan, and the annual yield increase benefit can reach 7,332,300 yuan.

4.2 People's income

Farmers within the scope of "10,000 hectares of fertile land construction project" can get the annual land rent of 900 yuan through land lease. At the same time, all relocated farmers are integrated into social security, and each person can receive social security 400 yuan every month. In addition, about 3,000 jobs will be provided for workers in the "fertile soil construction project". Farmers within the scope of "fertile land construction project" can enjoy priority employment, and each employment opportunity can get monthly per capita income 1200 yuan.

The implementation of the "ten thousand hectares of fertile land construction project" is an important measure to further implement scientific development, focus on protecting resources, ensure development, optimize urban and rural land use structure, save intensive land use, promote coordinated urban and rural development, and accelerate the construction and promotion of a new mechanism for scientific development of land and resources protection. Combined with reality, wuxi new district made full use of system, plan, policy and other means, adopted practical financial measures, innovated financing methods, arranged funds as a whole, and strengthened supervision and management, thus ensuring the orderly progress of the project.