Why can Nantong's "urban renewal" not create "demolition of the second generation"
"Demolition one for one" dilapidated area renovation, bid farewell to the previous demolition policy, "original demolition, original construction" allows residents to live in new houses in situ
Reporter Zhu Xudong
Some old residents in Rengang Road New Village once looked forward to the stars and the moon, looking forward to becoming the “second generation” with a few suites, but in Nantong’s “urban renewal” mode, they can only “remove one for one”. The difference is It is that the new house in the future is still in the original area.
As an old community renewal project that tested the water earlier in the country, Nantong City, Jiangsu Province, in accordance with the principle of "residents voluntarily, government-led, market operation, and fund balance", initiated "demolition and construction of original sites and relocation of residents" in the dilapidated area of Rengang Road New Village. "Urban Renewal".
"Urban renewal" is a new topic in the transformation of old communities. At first it was misunderstood and resisted by some people. Their biggest doubt was, "Why not the demolition and resettlement in the past?"
Because it is different from the general renovation of old communities and the demolition and resettlement in the past, Nantong's "urban renewal" appears to be difficult and ups and downs.
Forgotten corner
Rengang Road is located in the center of Chongchuan District, the main city of Nantong, which used to be a well-known local industrial concentration area.
Rengang Road New Village, built in the 1960s, is one of the earliest residential communities constructed in Nantong. It has built 44 residential buildings and a few bungalows, with a total of 1517 residents.
The housing area is generally small, the smallest is less than 20 square meters, and most houses are only more than 50 square meters.
After more than half a century, many houses in Rengang Road New Village have cracked and severely damaged walls, indoor rain leaks and mold are common, and the proportion of dangerous houses is very high.
The road area of the community is watery, sewers are blocked from time to time, and the phenomenon of private construction is serious, causing road congestion, fire, public security and other hidden dangers... Around the new village, many high-quality residential communities have emerged one after another, lined by tall buildings. The new village of Rengang Road became a "forgotten corner".
In recent years, many residents have appealed through the mayor’s mailbox and other channels, hoping that the government will help renovate and update the community and improve their living and living conditions.
"I have 8 brothers and sisters, 6 of whom live in the elevator room. I look forward to saying goodbye to this old house in my lifetime and living in a new building with direct elevator access." Resident Gong Cheng is 81 years old and lives in Rengang. Lu Xincun has lived on the top floor for most of his life. If he does not move or live in a new house, he can only climb the stairs on his legs every day.
Resident Bao Yanqing was also miserable. “The community is jammed everywhere, and you can only get in and out of the community by bicycle. Fire trucks, ambulances, etc. can’t get in at all.” In some houses, four households share the same bathroom, and even the gas cannot be accessed at home. .
The 69-year-old Yu Yunxiang lives on the ground floor. 30 years ago, it was built illegally. It can be regarded as a "front house", which can be rented out to subsidize the family. But he also looks forward to "urban renewal": "The house where I live is sewer The cast pipes are rusty. I also wanted to remodel it, but the residents upstairs disagreed. There is no way to achieve it by my own strength."
"The level of dilapidation in this community is not something that can meet the needs of the people for a comfortable and livable life." Wang Hongyan, the party secretary of the Daqing Community of Rengang Street, said that some of the buildings in Rengang Road New Village have become dilapidated houses. To make up the conditions.
In the first half of last year, Chongchuan District initiated the "urban renewal" of Rengang Road New Village under the premise of "residents' voluntary and government-led" premise.
The local area adopts the method of "demolition and construction of the original site, and relocation of residents" to ensure that the original residents will not leave their homeland. In the future, they will not only be able to live in high-quality commercial houses, but also enjoy the convenience of life in the city center, such as commerce, school districts, and transportation. Familiar old neighbors, Old friends, can still help each other as before.
Indulge in the old "demolition" policy
Some residents did not accept the concept of "urban renewal" at the beginning, but still indulged in "demolition" and yearned to become the "second generation of demolition".
Since the start of the "Urban Renewal" contract last year, the working group has encountered misunderstanding and even resistance from some residents.
Volunteer Wang Ming said that at the beginning, most residents did not want to participate in the renewal, but each had its own difficulties: some were worried about not being able to "change" because of the financial difficulties; some residents were old and found it troublesome to move; The property rights of the house are shared by several brothers and sisters, and the situation is special... "The most important thing is that a few residents don't understand the policy enough, and they don't understand the difference between the renewal and the demolition of the dilapidated area."
"I thought it was demolition at first. In the past, demolition was done by demolition for two or even for three. How can it be demolition for one? Is this unclearly bullying?" The 59-year-old Ling Zhanxin was initially strongly opposed to this. In addition, a special "WeChat group of opponents" was established. Three to four hundred residents joined the group and often complained and sang against each other, which brought great resistance to "urban renewal".
After three rounds of opinion consultation, the agreement rate of residents still does not reach 95%.
On July 13th last year, the "Urban Renewal" headquarters in the dilapidated area of the main city of Nantong posted an announcement, "The third round of consultation on the'Urban Renewal' of Rengang Road New Village has been held at 5:30 pm on July 10, 2020. After the conclusion, the approval rate did not reach 95%. According to regulations, the implementation of the'Urban Renewal' project in Rengang Road New Village was suspended..."
This announcement made the residents who agreed to the "urban renewal" plan sit still, and they jointly "petitioned" to push the government to restart.
Ling Zhanxin and others invited two real estate developers from Suzhou and Shanghai, hoping that they would take a fancy to this plot and participate in the development together.
However, the two developers went to the scene and found that they were not profitable at all, and they both went home.
The wholly-owned state-owned Nantong Urban Renewal and Construction Co., Ltd. finally "takes over."
The chairman of the company Zhang Zhiyong said that the land area of Rengang Road area is only 90,000 square meters. 22 high-rise residential buildings need to be built on the original site. After completion, there are less than 2,000 units of various types. First of all, it is necessary to meet the needs of 1,517 original residents. , As well as the demand for housing purchases from the immediate family members of the original residents, there are not many houses available for social sales. “Social developers must either reduce the quality or increase the floor area ratio if they want to make a profit. However, this project has no room for profit. According to current estimates, we too Slightly at a loss."
Gao Feng, secretary of the Party Working Committee of Rengang Street in Chongchuan District, explained that the building spacing of the new community should allow residents to enjoy sufficient sunlight, clean greenery, and comfortable outdoor space for social activities and activities.
In addition, the project will also be equipped with community service stations, functional facilities such as health, culture, sports, elderly care and supporting commerce.
If a pure commercial company takes over the development, the profit margin is very limited, or even none.
After understanding that "'urban renewal' is not about commercial real estate development, nor is it different from demolition and resettlement," Ling Zhanxin and other opponents turned to volunteers and actively cooperated with the working group to do the ideological work of other residents.
Ling Zhanxin's "anti-water" made some other opponents very uncomfortable, thinking that he was a "traitor."
In desperation, Ling Zhanxin could only sell his house in Rengang Road New Village and became a pure "volunteer" who did not involve his vital interests.
"To be honest, there are a large number of dilapidated houses all over the country after 50 years. If the previous demolition policies are followed, the national finances will definitely be overwhelmed." Ling Zhanxin said that the implementation of "urban renewal", residents do not have to move to the edge of the city, or move to the original site. , Still in the city center.
Even if the size of the house remains the same, the price of the new house will almost double, and the original tenants will definitely benefit. "Not to mention that the property right of the new house is changed to 70 years."
Zhang Zhiyong explained that the 70-year property right does not refer to the service life of the house, but the service life of the land occupied by the house.
"In this project, the urban renewal company, as a developer, re-construction and development of the land. The acquisition of the land is obtained in accordance with the bidding, auction and listing process. After obtaining it, it is necessary to sign a land use right transfer contract, and pay for the land use right transfer at the auction transaction price. The gold is equivalent to repurchasing the land use rights. According to this process, it is legal and compliant for the land use rights of the residential part to become 70 years old." Zhang Zhiyong said.
Design various "tool kits"
"Do you want to make money? Or for the people to live a good life? The answer is definitely the latter." said Liu Hao, member of the Standing Committee of the Nantong Municipal Party Committee and Secretary of the Chongchuan District Party Committee. It is preferential, and the foundation of doing good things well is to clarify the policies and do the work well."
According to the voice of most residents, in August last year, the renewal work of Rengang Road New Village was restarted. Chongchuan District established 10 working groups led by 10 district leaders, with district agencies, sub-district staff, and community officials as the work. Group members, grouped into households to publicize the housing replacement plan, "urban renewal" station settlement policy, property fee subsidy policy, etc. to the residents.
For residents who want to improve their living conditions, the working group helps them find a way together. For those whose families are poor, it helps them figure out how to spend less and improve their living conditions.
All members of the working group have been trained "before taking up their jobs", and have thoroughly understood a series of policies and various specially designed supporting "tool kits".
"In fact, the reform policy is quite good." Resident Shi Haitao admitted that the government has come up with solutions one by one for the people's worries.
For example, the owner of an old house can voluntarily choose currency settlement or property rights replacement.
For the owner of the old house who chooses to replace in situ, the building area of the old house corresponds to the building area of the new house, and there is no need to pay the difference between the old and the new house; the level of the new house is settled according to the actual settlement.
The part of the new house that exceeds the built-up area of the same suite will be calculated at 16,000 yuan/㎡, and the new house level fee will be settled according to actual conditions.
If the housing permits, the owner of the old house hopes to cross-unit replacement, and the new house depends on the building area other than the unit. No matter how the house price increases naturally in the actual sale in the future, it will still be combined with the level of the new house at no more than 25,000 yuan/㎡. Fee settlement.
If the house price drops, it will be settled at the actual selling price.
If an agreement is signed within the specified time, the purchase of a new house that exceeds the original housing area in a cross-unit type can enjoy a preferential price of 21,000 yuan per square meter of 10 square meters.
In addition, for in-situ replacement households who have not crossed the condominium, those who meet the conditions can also enjoy the common property rights policy.
Residents can also choose to hand over the house in simple decoration or rough. Those who choose the rough house can get a decoration subsidy of 300 yuan/㎡ according to the area of the house.
For a small number of people in difficulties, the working group also tried to find ways to provide solutions.
The 74-year-old Cao Lianying has a monthly pension of only 1,300 yuan. She is frail and sick. She has to take 4 kinds of medicine every day, and her life is very difficult.
She used to work as a cleaner in Rengang Road New Village. She was worried that she would lose her job after the relocation, and her life would be even more insecure, so she was reluctant to sign.
The working group helped her arrange a cleaning job at the city station, earning 1,200 yuan a month.
"I used to worry about losing my job, worrying about not having a transition house, and worrying about not having money to exchange for a new house, so I didn't want to sign a contract... Now, it's okay." Her old house was originally only 58.5 square meters, and she wanted to change it to 70 square meters. Because I want to leave a "decent house" for my son.
As long as the living conditions can be improved, she can still borrow 100,000 yuan from relatives and friends.
Chongchuan District designs toolkits according to different needs.
For example, there are 10 types of units with different design areas to meet the needs of different residents (the type of units is so complicated, which is also an important reason why social developers are unwilling to take over); to ensure that the area of the original dwellings of the residents remains unchanged, and the area of the units is preferential , The cross-unit improvement area has a capped price and is lower than the market price; explore measures such as shared property rights, loan policies, decoration subsidies, and property fee subsidies.
"'Urban Renewal' Station" is an innovative move in Chongchuan District.
In order to take care of the special groups with difficulties in life, the development company has built more than 400 temporary transition houses near Rengang Road New Village. Each household is equipped with gas, tap water, internet, cable TV, sanitary ware, electric water heaters, etc. There are also supermarkets and communities in the station. Convenient living facilities such as management and express delivery room to ensure that the transitional people live without worry.
Exchange for trust with sincerity
Wang Hongyan, the party secretary of the Daqing Community where Rengang Road New Village is located, has personally experienced the entire process of the "Urban Renewal" project of Rengang Road New Village from its inception to the smooth demolition of the community.
“The whole process was indeed a twists and turns. For a period of time, some residents who still had misunderstandings about the policy went to the community to criticize us emotionally, even slapped their mothers on the table. Everyone was depressed because of tiredness and grievances, but the house did not affect the residents. It’s a big deal, and we have to understand their anxiety. As long as we do our work carefully, they will definitely understand the government’s original intention of benefiting the people."
Wang Hongyan said that not only community cadres, but also a work team of more than 300 people at various levels, including districts and sub-districts. After more than 300 days and nights, they heard bad words, entered difficult doors, and survived long nights. , Spared no effort to pounce on this project.
"They have to take care of the work of their respective units. It is really not easy."
Yin Xiansong, deputy director of the Management Committee of Nantong Gangzha Economic Development Zone, once served as the leader of the third tackling group. There is a household living outside of Chongchuan District.
A female comrade in the group finally said to the residents emotionally, "Uncle, I treat your family's affairs as my own, and I am more attentive. I also have an old father, and I also have my own job. I came to accompany you to chat, eat, and help with work. I didn't have time to go back and see the old father..." The old man was moved and signed the letter on the same day.
Yin Xiansong said with emotion: "The facts show that as long as we work with feelings, the people will eventually support the government's popular support project."
The working group of Ren Weijun, deputy director of the Market Supervision Administration of Chongchuan District, undertook the contracting work of house renewal for 20 households.
There is a household whose father is in debt after his death due to illness, his mother suffers from a chronic disease, and his son is still in junior high school.
Three generations of grandparents were packed in the only 40-square-meter house.
In the face of the working group, the residents admitted that they really wanted to increase the area of the house through "urban renewal", but the family was really struggling. Renting a house during the three-year transition period was a big expense, so they were reluctant to sign.
After understanding the relevant situation, through various efforts, Ren Weijun effectively solved the problem of seeing a doctor for the household’s mother.
In response to their desire to expand the living area and improve their living conditions, Ren Weijun also actively made suggestions and negotiated a house-for-house plan.
Moved, the residents finally signed and agreed.
"The reason why some residents didn't agree at the beginning, each household has specific reasons. Every family has a hard-to-read scripture. What we can do is exchange our trust with our sincerity." Ren Weijun said.
The problem is still not simple
After 10 working groups and volunteers worked hard to obtain the consent of 95% of the residents, Chongchuan District successfully started the admission assessment work.
At present, the expected new community has broken ground, named "Sunshine Joy City", and plans to build 22 high-rise residential buildings with a total area of 200,000 square meters, complete with supporting facilities such as health, culture, and sports.
Residents will all relocate to the original site of Rengang Road New Village after 3 years.
Nantong City plans to successively launch other 9 dilapidated district renovation pilot projects in the main urban area. The model of Rengang Road New Village seems to be a good example for the renovation of other dilapidated districts.
However, the problem is still not that simple.
Liu Hao, secretary of the Chongchuan District Party Committee, said that “urban renewal” is different from land acquisition and demolition. Its implementation purpose is to solve the lack of supporting service facilities in residential areas in the old city, eliminate hidden dangers of fire protection and security, improve the living conditions of dilapidated communities, and enhance the urban environment. Most of the implementation is the original demolition of the original construction.
"Urban Renewal" plots are often faced with the aging population, poor economic capacity, high density of original buildings, small average household area, and lack of public supporting facilities for themselves and surrounding areas, and it is very difficult to implement.
At present, the top-level design of domestic regulations, policies, plans, and standards for urban construction projects are all for new buildings, but there are no clear regulations on "urban renewal" transformation.
In recent years, various localities have also explored and formulated some local regulations in the implementation, but they still face great difficulties in specific implementation.
First of all, "urban renewal" does not have mature relocation, compensation, and resettlement standards.
Liu Hao said that after more than 20 years of land acquisition and demolition, a complete set of work procedures and policies have been formed, including compulsory demolition as a base measure.
"Urban Renewal" is based on residents' voluntariness. During the implementation process, the majority of residents’ interests kidnap the main body of transformation for personal benefit. Because there is no administrative forced demolition, it is very difficult to clean up. It is urgent to issue relevant administrative regulations to ensure maintenance. The interests of the majority of the masses.
Second, there is a dilemma in planning approval.
Because “urban renewal” is located in the old city, it is very difficult in terms of plot ratio and surrounding buildings. Due to the surrounding terrain and existing buildings, it is difficult to meet the specification requirements in some planning indicators. Some even meet the rigid planning conditions. It will encounter strong opposition from residents in existing neighborhoods, making it very difficult for the masses to work.
"This also requires the support of strong administrative regulations and the support of relevant departments." Liu Hao said that in the promotion process of the Rengang Road New Village Reconstruction Project, basically through the "Urban Renewal" headquarters coordination meeting, a consultation mechanism was adopted. , Conduct group planning and discussion, form a "meeting minutes", and solve the problems encountered in the update process according to the meeting minutes.
Some grassroots workers believe that in order to smoothly advance this work, we must first understand the existing policies, clarify the concepts of "urban renewal" and old city reconstruction and demolition, avoid the emergence of new "nail households", and prevent a few people from being kidnapped. The interests of the majority.
Yin Xiansong said that with regard to "urban renewal", the policy must be honest, measure to the end with a ruler, not let honest people suffer, and at the same time take into account the interests of a few people and find outlets for them.
For example, for individual households who are unwilling to relocate on the spot, Chongchuan District coordinates them to purchase large-scale units on relatively remote plots, but the total price remains unchanged.
Even for new things, it is necessary to ensure that the interests of the masses are not harmed.
Nantong City specifically established a wholly-owned state-owned Urban Renewal Construction Co., Ltd., which is different from ordinary commercial development companies. It clearly tells the society that "urban renewal" is not for profit, at most meager profits and even losses, and the government will cover the losses.
Participants in Nantong's "Urban Renewal" said that the country is about to usher in a large number of urban and old communities, and relevant departments should issue more detailed guidance as soon as possible.
For example, clarify which houses must be "renewed"?
Which houses can be transformed into new ones?
Ensure that the grassroots have rules to follow and evidence to follow when taking different measures for different buildings in the process of advancing this work.