Review of Construction Environmental Capital Law (No.18) | Interpretation and Response of Jinan Urban Renewal Policy
Published:
2021-09-02
2021年8月10日，住房和城乡建设部官网发布了《关于在实施城市更新行动中防止大拆大建问题的通知（征求意见稿）》，文件指出，在城市更新过程中，出现继续沿用过度房地产化的开发建设方式，大拆大建，急功近利的倾向，产生了新的城市问题。自2017年至今，济南市先后发布《关于优化城市更新项目前期工作管理流程的实施意见》（济更组字[2017]3号）、《关于加强历史风貌保护深入推进城市有机更新的若干措施》（济自然规划发[2020]204号）、《济南市城市更新财政专项资金管理办法》（济财综[2020]30号）、《关于加强历史文化保护深入推进城市有机更新的通知》（济政办字[2020]50号）、《济南市旧区改造类城市更新项目认定标准及相关工作实施流程》的通知（济更组字[2020]2号）等文件对济南市城市更新工作做出规定，其中2020年11月23日济南市人民政府办公厅发布的《关于加强历史文化保护深入推进城市有机更新的通知》（济政办字[2020]50号），发布单位级别最高、对济南市城市更新政策规定最为系统全面，现以《关于加强历史文化保护深入推进城市有机更新的通知》（济政办字[2020]50号）为基础，结合上述其他文件，对济南市城市更新政策进行系统梳理，并结合房地产企业经营情况提出应对建议。 一、城市更新的指导思想与基本原则 围绕建设“大强美富通”现代化国际大都市目标任务，坚持“留改拆”并举，统筹历史文化名城保护和城市人居环境改善，加大各类资源、要素整合力度，加强体制机制创新，积极稳妥实施城市有机更新，完善城市功能，传承历史文脉，提升省会城市活力和品质。 坚持因地制宜，分类确定更新方式，宜留则留，宜改则改，宜拆则拆。坚持重点片区带动，将城市历史风貌区、重要功能区、改造潜力大的城乡接合部作为城市更新的重点区域，精准发力，带动全市城市更新整体推进。 二、城市更新项目前期工作流程 《关于优化城市更新项目前期工作管理流程的实施意见》（济更组字[2017]3号）中，对于济南市城市更新项目的前期工作流程做了较为详细的规定，按照近期和中期相结合的原则，改进和完善济南市城市更新前期管理机制和流程。近期内，主要针对纳入棚改计划的棚改项目以及旧住区、旧厂区、旧院区、旧市场等更新改造项目，中期内，逐步将目前以“城市更新项目”为单位实施项目策划和管理的做法，调整为以“城市更新单元”为项目策划研究对象，通过编制城市更新单元实施策划方案和城市更新年度计划，强化更新统筹管理。 （一）城市更新单元实施策划方案编制及审查流程 1、划定城市更新单元。市城市更新局会同区政府或承担更新任务的市级投融资平台综合考虑控制性详细规划、基础设施和公共服务设、自然要素及产权边界等因素共同划定城市更新单元具体范围。 2、编制城市更新单元实施策划方案。在对更新单元内现状情况全面调查摸底的基础上，由各区政府或承担更新任务的市级投融资平台（简称方案编制主体）编制城市更新单元实施策划方案。 3、城市更新单元实施策划方案审查审议。方案编制主体将编制完成的城市更新单元实施策划方案提报市城市更新局和市规划局。市城市更新局会同市规划局按照各自职责和侧重点对城市更新单元实施策划方案进行预审。市城市更新局、市规划局预审后，市城市更新局组织发改、财政、国土、规划、审计等部门，以城市更新联合办公会的形式对城市更新单元实施策划方案进行联合审查，出具联合审查意见。方案编制主体根据联合审查意见及专家论证意见对实施策划方案进一步修改完善后报市城市更新领导小组审议。 （二）城市更新年度计划编制流程 城市更新年度计划包括城市更新单元实施策划方案编制计划和城市更新项目实施计划。 1、提出计划申请。各区政府、市级投融资平台于每年6月底前向市城市更新局提出下年度编制城市更新单元实施策划方案的计划和城市更新项目实施计划。 2、审查和审定。市城市更新局对各区、市级投融资平台提报的更新单元实施策划方案编制计划和项目实施计划汇总整理并初步审查，形成全市城市更新年度计划（包括更新单元实施策划方案编制计划和项目实施计划），并组织城市更新联合办公会审查。根据联合审查意见修改后的城市更新年度计划报市领导小组审议。 3、计划下达。市城市更新局将经市领导小组审定后的城市更新年度计划正式下发实行。 三、城市更新和历史风貌保护实施方案的编制与认定 （一）编制城市更新和历史风貌保护实施方案 各区政府对本年度拟实施的城市有机更新和历史风貌保护项目进行梳理，根据项目成熟条件开展风貌评估，确定保护与更新方式，制定项目实施方案，并组织专家论证、公众参与等相关工作。 1、开展风貌评估。开展相关地块规划评估，按照名城保护规划、控制性详细规划等规划要求，评估城市有机更新、历史风貌保护项目所在地区历史风貌特色和空间景观特征，按照应保尽保的原则，对建成30年以上的建筑进行价值甄别。根据规划评估的要求，结合保护保留对象的实际使用状态、权利人意愿，合理确定保护与更新方式。 2、编制项目实施方案。在落实城市有机更新、风貌 保护、地区功能、环境可支撑的前提下，区政府统筹规划土地、城市有机更新、财税等政策，结合功能研究、公共设施及市政配套、资金测算，经方案比选，形成可操作的项目实施方案。编制风貌评估和实施方案过程中， 应当征求市区相关部门、利益相关人、专家、社会公众的意见。 （二）认定城市更新和历史风貌保护项目 各区政府将年度工作计划及项目相关的风貌评估、实施方案等报送至市城市更新工作领导小组办公室。市城市更新工作领导小组办公室组织相关部门对各区政府申报的项目进行认定，在此基础上经全市综合平衡，形成全市城市有机更新和历史风貌保护项目年度工作计划。 四、城市更新保护实施方式 经认定的城市有机更新和历史风貌保护项目，可采取旧区改造、原权利人单独实施或多方共同参与、成套改造的风貌保护更新、市场化收购、房屋置换、代为修缮等多种方式实施。 1、旧区改造。对于达到国家、省棚户区 （含城中村）认定标准，区域形象整体较差，无保留保护价值的老旧房屋，征收拆迁后整体拆除，腾出的土地按照规划要求实施开发建设。占地面积较小、单处改造户数较少的零散棚户区或改造后用地不具备开发建设条件的区域，腾空的土地可用于完善社区功能，建设停车场、公共绿地、休闲广场等公共设施。征收拆迁补偿政策按照我市国有土地房屋征收、城中村改造相关政策执行。 针对纳入旧区改造范围，规划确定需成片或局部保护保留的功能更新区域，可通过 “征而不拆"实施土地储备；规划确定应整体更新的区域, 通过“整体改造”实施土地储备。 《济南市旧区改造类城市更新项目认定标准及相关工作实施流程》的通知（济更组字[2020]2号）对旧区改造项目的认定标准、旧区改造城市更新实施流程、旧区改造项目规划实施方案编制、审核流程做了详细具体规定。 2、原权利人单独实施或多方共同参与更新方式。重点针对规划确定的风貌保护保留地块，原权利人单独实施或引入有能力实施保护更新的合作单位，实施风貌保护更新。 3、成套改造更新方式。以成套房屋为主的老旧房屋，通过整治修缮、完善配套基础设施与公共服务设施等方式增加公共空间与配套设施，提升空间品质，改善居住环境。针对规划确定的以保护保留为主的公有房屋，由政府投资增加配套和基础设施，保留原使用功能，并通过解除部分租赁关系等方式进行成套改造，改善居民的生活环境。 4、实施房屋翻建。对于达到D级危险房屋标准、用地条件允许的老旧房屋，由产权人依照相关法律程序实施房屋翻建；翻建房屋涉及多个产权人的，可依法依规由辖区政府指定机构组织翻建。 五、城市更新保障措施 （一）加大财政支持力度 统筹建立我市城市更新财政专项资金，用于全市城市更新改造支出。相关区统筹土地出让返还和财税等各类财政收入，稳步加大城市更新投入，力争实现区内项目投入产出整体平衡。经认定的重点城市更新项目所产生的土地出让金，在扣除国家和省规定计提的相关基金后，全部返还区财政，平衡改造成本。 《济南市城市更新财政专项资金管理办法》（济财综[2020]30号）第六条规定：“经认定并实施的历史街区、风貌区和重点旧改片区取得的市级全部土地出让收入，扣除按国家、省规定计提的专项资金后，全部用于对相关片区改造。”第九条规定：“市级专项资金对社会资本参与成片历史街区、风貌区地块改造项目贷款按年度予以一定比例及一定期限的利息补助。具体办法另行研究制订。”（房地产开发企业参与符合本条规定的改造项目，可以获得一定的利息补助。） 第十二条规定：“纳入市级专项资金补助范围的各类旧住房和保护建筑修缮改造项目应当委托专业审价审计单位进行工程审价和财务决算审计，审价审计单位由市住建局牵头会同市财政局通过公开招标确定，并开展相关考核管理工作。”（根据本条规定，房地产开发企业参与上述项目，应当做好工程造价及财务管理工作，确保资金使用合法合规。） （二）制定配套政策 合理划分城市更新项目建设阶段，符合条件的项目，允许项目实施主体通过“带实施方案挂牌”等方式获得土地使用权，并按照区域规划实施滚动开发建设。项目建设资金将以经营性资产出售、自持经营、对外合作开发等方式产生的收入进行平衡，缺口部分通过组合地块、规划调整、财政贴 息、财政补贴等方式弥补。探索建立城市更新、历史风貌保护土地开发权转移机制，允许历史风貌保护相关用地因功能优化再次利用。 1、完善规划支持政策 （1）开发权转移。因历史风貌保护需要难以按照已批规划容量实施的项目，允许进行开发权转移，并优先在临近地块和本行政区内平衡。容量的转出和转入在总体规模上应基本保持不变，如转移过程中功能发生变化，应当重新评估核定建筑规模。开发权转移确实难以在本行政区域内解决的，可在全市统筹解决。（因为历史风貌保护原因，难以按照已批规划实施项目，房地产开发企业可以进行开发权转移，在临近地块或其他区域获得开发补偿。） （2）规划用地性质调整。在确保城市历史风貌及公共利益的前提下，允许历史风貌保护相关用地因功能优化再次利用，经专家论证可行的，报市城市更新工作领导小组研究同意后，允许进行用地性质和功能调整，并作为管理依据。历史文化街区、传统风貌区内鼓励符合历史风貌保护要求的用地性质兼容。 （3）建筑面积奖励。除风貌评估确定的法定保护保留对象外，区政府、原权利人及建设主体主动原址保护且经认定确有保护保留价值的新增历史建筑，用于经营性功能的，原则上可按新增历史建筑容量的30%不计入容积率，具体比例结合审定的方案确定；用于公益性功能的，原则上可全部不计容积率。（房地产开发企业主动参与原址保护且经认定确有保护保留价值的新增历史建筑，房地产可发企业可以获得建筑面积补偿。） （4）历史风貌保护相关建筑技术管理规定。因历史风貌保护、延续城市历史空间肌理需要，在满足消防、安全等要求的前提下，经评审后，有关保护保留建筑的更新改造和新建建筑的间距、退让、面宽、密度、绿地率等指标可以按原历史建筑的空间格局控制。因保护历史风貌需要而无法达到规定的消防标准的，由主管部门在职责范围内制定相应的保障方案，经专家评审后实施。 2、完善土地支持政策 （1）旧区改造更新项目。原则上由各区政府通过土地储备方式对旧区实施土地房屋征收补偿安置，风貌保护实施项目涉及经营性用地的，可采取保留建筑物带实施方案挂牌方式出让。通过“整体改造”方式实施的旧区改造更新项目，报市城市更新工作领导小组研究同意后，可采取带实施方案挂牌方式出让。 （2）原权利人单独实施或多方共同参与更新项目。原权利人或其引入的合作单位，按城市有机更新和历史风貌保护管理要求，通过存量补地价方式，签订土地出让补充合同，保护保留建筑实施更新开发。
On August 10, 2021, the official website of the Ministry of Housing and Urban-Rural Development issued the ''Notice on Preventing Large-scale Demolition and Large-scale Construction in the Implementation of Urban Renewal Actions (Draft for Comment) ''. The document pointed out that in the process of urban renewal, there is a tendency to continue to use Excessive real estate development and construction methods, large-scale demolition and large-scale construction, and eager for quick success have created new urban problems. Since 2017, jinan City has successively issued "Implementation Opinions on Optimizing the Preliminary Work Management Process of Urban Renewal Projects" (Ji Geng Group Zi [2017] No. 3), "Several Measures on Strengthening the Protection of Historical Features and Deepening the Organic Renewal of Cities" (Ji Nature Planning Fa [2020] No. 204), "Jinan City Urban Renewal Financial Special Fund Management Measures" (Ji Caizong [2020] No. 30), "About Strengthening the notice of historical and cultural protection to further promote urban organic renewal (Ji Zheng Ban Zi [2020] No. 50), the notice of" Jinan Old District Reconstruction Urban Renewal Project Identification Standard and Related Work Implementation Process "(Ji Geng Zi Zi [2020] No. 2) and other documents stipulate the urban renewal work of Jinan, among them, on November 23, 2020, the General Office of Jinan Municipal People's Government issued the" Notice on Strengthening the Protection of History and Culture and Deepening the Organic Renewal of the City "(Ji Zheng Ban Zi [2020] No. 50), which issued the highest-level unit and the most systematic and comprehensive urban renewal policy regulations. Now, it is based on the" Notice on Strengthening the Protection of History and Culture and Deepening the Organic Renewal of the City "(Ji Zheng Ban Zi [2020] No. 50), combined with the above-mentioned other documents, the urban renewal policy of Jinan City is systematically combed, and suggestions are put forward in the light of the operation of real estate enterprises.
The Guiding Ideology and Basic Principles of 1. Urban Renewal
Centering on the goal and task of building a modern international metropolis of "great strength, beauty and Fortis", we should adhere to the simultaneous development of "retention, reform and demolition", coordinate the protection of famous historical and cultural cities and the improvement of urban living environment, increase the integration of various resources and elements, strengthen the innovation of system and mechanism, actively and steadily implement the organic renewal of cities, improve urban functions, inherit historical context, and enhance the vitality and quality of provincial capital cities.
Adhere to the local conditions, classification and determination of renewal methods,If it is appropriate to stay, if it is appropriate to change, if it is appropriate to change, if it is appropriate to dismantle, it is appropriate to dismantle.Adhere to the driving of key areas, take urban historical areas, important functional areas, and urban-rural junctions with great potential for transformation as key areas for urban renewal, and make precise efforts to promote the overall promotion of urban renewal in the city.
Pre-stage Work Flow of 2. Urban Renewal Project
In the "Implementation Opinions on Optimizing the Preliminary Work Management Process of Urban Renewal Projects" (Ji Gen Group Zi [2017] No. 3), more detailed regulations have been made for the preliminary work process of Jinan urban renewal projects, in accordance with the combination of short-term and medium-term The principle of improving and perfecting the pre-management mechanism and process of Jinan urban renewal. In the near future, mainly for the shed renovation projects included in the shed renovation plan and the renovation projects of old residential areas, old factory areas, old hospital areas, old markets and so on, in the medium term, the current practice of project planning and management based on "urban renewal project" will be gradually adjusted to "urban renewal unit" as the project planning research object, through the preparation of urban renewal unit implementation planning scheme and urban renewal annual plan, strengthen the overall management of renewal.
(I) urban renewal unit implementation planning scheme preparation and review process
1, delineated urban renewal unit.The Municipal Urban Renewal Bureau, together with the district government or the municipal investment and financing platform undertaking the renewal task, shall jointly delimit the specific scope of the urban renewal unit by taking into account such factors as regulatory detailed planning, infrastructure and public service facilities, natural elements and property rights boundaries.
2, the preparation of urban renewal unit implementation planning scheme.On the basis of a comprehensive investigation of the current situation in the renewal unit, the district government or the municipal investment and financing platform (hereinafter referred to as the main body of the plan) undertaking the renewal task shall prepare the implementation plan of the urban renewal unit.
3, urban renewal unit implementation planning scheme review.The main body of the plan will submit the completed urban renewal unit implementation plan to the Municipal Urban Renewal Bureau and the Municipal Planning Bureau. The Municipal Urban Renewal Bureau and the Municipal Planning Bureau shall, in accordance with their respective duties and priorities, conduct a preliminary examination of the planning scheme for the implementation of the urban renewal unit. After the pre-examination of the Municipal Urban Renewal Bureau and the Municipal Planning Bureau, the Municipal Urban Renewal Bureau organized the development and reform, finance, land, planning, audit and other departments to conduct a joint review of the urban renewal unit implementation plan in the form of a joint urban renewal office, and issue a joint review opinion. According to the joint review opinions and expert argumentation opinions, the main body of the plan will further revise and improve the implementation plan and submit it to the municipal urban renewal leading group for deliberation.
(II) Urban Renewal Annual Plan Preparation Process
The annual urban renewal plan includes the urban renewal unit implementation planning plan and the urban renewal project implementation plan.
1. Make a plan application.Each district government and municipal investment and financing platform shall, before the end of June each year, submit to the Municipal Urban Renewal Bureau a plan for the preparation of the urban renewal unit implementation plan and the urban renewal project implementation plan for the next year.
2. Review and validation.The Municipal Urban Renewal Bureau summarizes and preliminarily reviews the compilation plans and project implementation plans of the renewal units submitted by the district and municipal investment and financing platforms to form the city's annual urban renewal plan (including the compilation plans and project implementation plans of the renewal units), and organizes the urban renewal joint office to review them. The annual urban renewal plan revised according to the joint review opinions shall be submitted to the municipal leading group for deliberation.
3. Plan issued.The Municipal Urban Renewal Bureau will officially issue the annual urban renewal plan approved by the municipal leading group.
Compilation and Identification of Implementation Plan for Urban Renewal and Historical Landscape Protection in 3.
(I) Preparation of Implementation Plan for Urban Renewal and Protection of Historic Features
Each district government sorts out the urban organic renewal and historical style protection projects to be implemented this year, carries out style assessment according to the mature conditions of the project, determines the protection and renewal methods, formulates the project implementation plan, and organizes expert argumentation, public participation and other related work.
1. Carry out style assessment.Carry out relevant land planning evaluation, evaluate the historical features and spatial landscape features of the area where the urban organic renewal and historical landscape protection project is located in accordance with the planning requirements of famous city protection planning and regulatory detailed planning, and identify the value of buildings built for more than 30 years in accordance with the principle of full protection. According to the requirements of planning assessment, combined with the actual use state of the protected object and the will of the right holder, the protection and renewal method shall be reasonably determined.
2. Prepare the project implementation plan.Under the premise of implementing urban organic renewal, landscape protection, regional functions, and environmental support, the district government will make overall planning of land, urban organic renewal, fiscal and taxation policies, combined with functional research, public facilities and municipal supporting facilities, and fund calculations, through plan comparison and selection, Form an operable project implementation plan. In the process of preparing the landscape assessment and implementation plan, the opinions of relevant urban departments, stakeholders, experts, and the public shall be solicited.
(II) Recognized Urban Renewal and Historic Landscape Protection Project
Each district government shall submit the annual work plan and the project-related style evaluation and implementation plan to the municipal urban renewal leading group office. The Municipal Urban Renewal Work Leading Group Office organizes relevant departments to identify the projects declared by the district governments. On this basis, the city's comprehensive balance will form the city's annual work plan for urban organic renewal and historical protection projects.
Implementation Mode of 4. Urban Renewal Protection
The identified urban organic renewal and historical style protection projects can be implemented in a variety of ways, such as the renovation of old districts, the implementation of the original right holders alone or with the participation of multiple parties, the protection and renewal of the complete set of renovation, market-oriented acquisition, house replacement, and repair on behalf of others.
1, the old area transformation.For old houses that meet the national and provincial shantytowns (including villages in the city) identification standards, the overall regional image is poor, and there is no reserved protection value, they will be demolished as a whole after expropriation and demolition, and the vacated land will be developed and constructed in accordance with the planning requirements. Scattered shantytowns with a small area and a small number of single-site renovation households or areas where the land after renovation does not have the conditions for development and construction, the vacated land can be used to improve community functions and build parking lots, public green spaces, leisure squares and other public facilities. The compensation policy for expropriation and demolition shall be implemented in accordance with the relevant policies of state-owned land and housing expropriation and urban village reconstruction in our city.
In view of the scope of the transformation of the old area, the planning determines the functional renewal area that needs to be preserved in pieces or partially protected, and the land reserve can be implemented through "expropriation but not demolition"; the planning determines the area that should be renewed as a whole, and the land reserve is implemented through "overall transformation.
The notice of "Jinan City Old District Reconstruction Urban Renewal Project Identification Standard and Related Work Implementation Process" (Ji Gingzu Zi [2020] No. 2) makes detailed and specific provisions on the identification standard of old district reconstruction project, the implementation process of old district reconstruction urban renewal, the preparation and review process of old district reconstruction project planning and implementation plan.
2, the original right holder alone or multi-party participation in the renewal of the way.Focus on the planning to determine the landscape protection reserved plots, the original right holder alone or the introduction of the ability to implement the protection and renewal of cooperative units, the implementation of landscape protection and renewal.
3, complete sets of transformation and renewal methods.Old houses, mainly complete sets of houses, increase public space and supporting facilities through renovation and repair, improve supporting infrastructure and public service facilities, improve space quality, and improve the living environment. For the public housing determined by the plan to protect and retain the main public housing, the government will invest to increase supporting facilities and infrastructure, retain the original use function, and carry out complete transformation by dissolving part of the lease relationship to improve the living environment of residents.
4, the implementation of housing renovation.For the old houses that meet the D-level dangerous housing standard and the land use conditions permit, the property owner shall carry out the reconstruction of the house in accordance with the relevant legal procedures; if the reconstruction of the house involves multiple property owners, the reconstruction can be organized by the designated agency of the district government in accordance with the law.
5. urban renewal safeguards
(I) to increase financial support
Coordinate the establishment of the city's urban renewal financial special funds for the city's urban renewal expenditure. Relevant districts coordinate various fiscal revenues such as land transfer returns and fiscal and taxation, steadily increase investment in urban renewal, and strive to achieve an overall balance of project input and output in the region. The land transfer fees generated by the identified key urban renewal projects shall be returned to the district finance after deducting the relevant funds stipulated by the state and the province, so as to balance the transformation costs.
Article 6 of the "Administrative Measures for Special Funds for Urban Renewal Finance in Jinan City" (Jicaizong [2020] No. 30) stipulates: "All municipal-level land transfer income obtained from historical blocks, style areas and key old reform areas that have been identified and implemented After deducting the special funds accrued in accordance with national and provincial regulations, all will be used for the transformation of relevant areas." Article 9 stipulates: "The municipal special funds shall provide a certain proportion and a certain period of interest subsidy on the loan of social capital to participate in the transformation project of a piece of historical blocks and scenic areas. The specific measures shall be studied and formulated separately." (A real estate development enterprise that participates in a renovation project that meets the provisions of this article may receive a certain amount of interest subsidy.) Article 12 stipulates: "all kinds of old housing and protection building renovation projects included in the scope of municipal special fund subsidies shall entrust professional price audit units to audit the project price and financial final accounts. The price audit units shall be determined by the Municipal Bureau of housing and urban rural development in conjunction with the Municipal Finance Bureau through public bidding, and relevant assessment and management work shall be carried out." (According to the provisions of this article, real estate development enterprises participating in the above-mentioned projects shall do a good job in project cost and financial management to ensure that the use of funds is legal and compliant.)
(II) formulation of supporting policies
Reasonably divide the construction stage of urban renewal projects, and allow the project implementation entities to obtain land use rights through "listing with implementation plans" and other methods, and implement rolling development and construction in accordance with regional planning. The project construction funds will be balanced by the income generated by the sale of operating assets, self-sustaining operation and foreign cooperative development, and the gap will be made up by means of combined land plots, planning adjustment, financial discount and financial subsidies. Explore the establishment of a mechanism for the transfer of land development rights for urban renewal and historical landscape protection, and allow the reuse of land related to historical landscape protection due to functional optimization.
1. Improve the planning support policy
(1) Transfer of development rights. For projects that are difficult to implement in accordance with the approved planning capacity due to the protection of historical features, the transfer of development rights is allowed, and priority is given to balancing the adjacent plots and the administrative district. The transfer-out and transfer-in of capacity should remain essentially unchanged in terms of overall size, and the approved building size should be reassessed if there is a change in function during the transfer. If the transfer of development rights is really difficult to solve in the administrative area, it can be solved in the whole city. (Due to the protection of historical features, it is difficult to implement projects in accordance with approved plans. Real estate development companies can transfer development rights and obtain development compensation in nearby plots or other areas.)
(2) Adjustment of the nature of planned land use. On the premise of ensuring the historical features and public interests of the city, the land related to the protection of historical features is allowed to be reused due to functional optimization. If it is feasible after being demonstrated by experts, it is reported to the Municipal Urban Renewal Work Leading Group for research and approval, and the nature and function of the land are allowed to be adjusted. Management basis. Historical and cultural blocks and traditional style areas are encouraged to be compatible with the nature of land use that meets the requirements of historical style protection.
(3) Building area award. In addition to the statutory protection and reservation objects determined by the style evaluation, the district government, the original right holder and the construction subject take the initiative to protect the original site and have been determined to have the protection and reservation value of the new historical buildings for business functions, in principle, 30% of the capacity of the new historical buildings shall not be included in the plot ratio, and the specific proportion shall be determined in combination with the approved scheme. For public welfare functions, in principle, all regardless of the plot ratio. (Real estate development enterprises can obtain compensation for the construction area of new historical buildings that actively participate in the protection of the original site and are determined to have the preservation value.)
(4) Regulations on the management of construction technology related to the protection of historical features. Due to the protection of historical features and the need to continue the texture of urban historical space, on the premise of meeting the requirements of fire protection and safety, after review, the renovation of protected buildings and the spacing, concession, area width, density, green space rate and other indicators of new buildings can be controlled according to the spatial pattern of the original historical buildings. If the prescribed fire protection standards cannot be met due to the need to protect historical features, the competent department shall formulate a corresponding guarantee plan within the scope of its duties and implement it after expert review.
2. Improve land support policies
(1) Old district renovation and renewal project. In principle, the district governments shall implement compensation and resettlement of land and houses in the old areas through land reserve. If the implementation project of style protection involves commercial land, it can be sold by means of listing the implementation plan of reserved buildings. The old district renovation and renewal project implemented through the "overall renovation" method can be sold by listing with the implementation plan after being submitted to the municipal urban renewal work leading group for research and approval.
(2) The original right holder alone or multi-party participation in the renewal project. The original right holder or the cooperative unit introduced by it shall, in accordance with the requirements of urban organic renewal and historical landscape protection management, sign a supplementary contract for land transfer through the way of stock supplementary land price, and protect and retain the construction to carry out renewal and development. For the sporadic land around the landscape protection project that does not have the conditions for independent development for commercial development, the overall development can be carried out by expanding the land use in combination with the main project of historical landscape protection.
For the protection and preservation of the rental residential function mainly funded by the direct management of public housing management units, the preservation of historical buildings can be funded by the direct management of public housing management units and their introduced cooperative units, and after all or part of the tenants are relocated, on the basis of clear protection and management requirements, the transfer procedures are handled by means of stock supplementary land price. The houses acquired by the direct public housing management unit shall be held for a long time and shall be used for rental only.
(3) Complete set of renovation and renewal projects. In principle, it does not involve new land, and if it is really necessary to merge and use the scattered land around the complete set of transformation projects that do not have independent development conditions, the overall development can be carried out by expanding the land use in combination with the main project of landscape protection.
If the original right holder implements the renewal project and the complete set of renovation and renewal project separately or jointly participates in many parties, the sporadic construction land that really needs to be developed as a whole shall be purchased or provided with collection and storage funds by the original right holder through negotiation. After the demolition is organized by the district government, the land may be provided by agreement (except for residential land) with the approval of the municipal government.
(4) Land price management. The transferor shall, according to the land evaluation price, land market situation, etc., on the basis of market evaluation, combined with the requirements of land life cycle management such as landscape protection, and through collective decision-making, comprehensively determine the starting price of land transfer.
The commercial land listed for sale with the implementation plan shall not be lower than the public sale price of the land for the same purpose in the area around the project or at the same land price level in the near future.
In the case of land price supplement by stock, the Municipal Bureau of Natural Resources and Planning shall entrust an evaluation institution to conduct market evaluation according to the time point of project approval, and after making a decision according to the procedure, the transfer price shall be paid according to the difference between the market price of the land use right under the new land use condition and the market price of the land use right for the remaining years under the original land use condition.
6. urban renewal organization and leadership system
City urban renewal work leading group, unified leadership, overall coordination of the city's urban renewal work. Each district shall adjust and optimize the organization and leadership mechanism of urban renewal work, set up a housing expropriation work headquarters, and be responsible for the organization and promotion of housing expropriation and demolition in the jurisdiction. Clarify the division of responsibilities and build a departmental cooperation mechanism with "clear responsibilities and efficient coordination.
The Municipal Bureau of Housing and Urban-Rural Development is responsible for drawing up the overall plan for urban renewal, coordinating and promoting the implementation of urban renewal projects, guiding the formulation of housing expropriation plans and planning urban renewal projects in the area; the Municipal Bureau of Natural Resources and Planning is responsible for the planning, management and land management of urban renewal projects; the Municipal Bureau of Culture and Tourism is responsible for guiding the protection and management of cultural relics protection units and immovable cultural relics in urban renewal areas. Other relevant departments shall perform their duties of guidance, management and supervision in accordance with the law, and formulate relevant supporting policies.
The district governments are the main body responsible for promoting the urban renewal work in their respective jurisdictions, and are responsible for preparing implementation plans for urban renewal and housing expropriation compensation in their jurisdictions, which will be implemented after being reviewed and approved by the municipal leading group.
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