Our reporter Liu Huang and Li Ping
Yiwu is a city that sees big from small.
It has two names, one is Yiwu and the other is Commodity Market.
Behind the world's largest small commodity market, thousands of local small and medium-sized enterprises have used trade to promote industry, industry and trade linkages, forming a unique format advantage in Yiwu market.
The organic renewal headquarters of Futian Street, Yiwu City.
Photo by reporter Liu Huang
In June of this year, the Heyetang Industrial Functional Zone (hereinafter referred to as Heyetang Park), which is 4 kilometers away from Yiwu Small Commodity Market, reported that it was listed as an urban organic renewal zone. Many local SME owners were anxious and worried about land and The factory was relocated...
“Now it’s a thorough investigation. The city has not decided whether to dismantle or not. Enterprises don’t need to be too nervous. They should buy equipment, buy equipment, and produce.” said Sheng Qingsheng, secretary of the Party Working Committee of Futian Street, which belongs to the Heyetang Park. He always soothed them like this.
Different from the calm and calmness of grassroots officials, more land business owners are worried.
Is the decision-making of park relocation scientific?
Is the business owner’s appeal legitimate?
Where will the more than 800 small and medium-sized enterprises in the park go... The reporter launched an investigation.
The relocation news has panicked many business owners
"I haven't slept for two months." Wu Qin, general manager of Yiwu Nanji Knitting Co., Ltd. said. On June 21, the news of the relocation of the Heyetang Park suddenly came out. Everyone panicked and didn't want to produce. Up.
Immediately afterwards, the street cadres visited twice and asked if they were willing to move.
Wu Qin, who has more than 20 years of business management experience, was at a loss for a moment.
He said with annoyance, "When I bought the second piece of land last year, the government said it would not requisition it..."
In May of this year, Zhejiang Xiaolongren Hosiery Co., Ltd. invested 43 million yuan to obtain an adjacent 10 acres of industrial land from a court auction and ordered more than 20 million yuan of machinery and equipment.
"The factory has to be relocated before the new equipment is installed. It's like a bolt from the blue!" Fang Youcheng, the general manager of the company, said with a wry smile, "Now all I think about before going to bed and after waking up is this thing. After seeing the boss's face, I feel relieved."
Chen Yu, a Fujian native who wants to make his career bigger, has worked hard for 16 years in Yiwu and dreams of having his own factory.
On June 17 this year, the person in charge of the foreign trade company finally got his wish-invested 23 million yuan in Heyetang Park and purchased 4.9 mu of land and 4400 square meters of factory buildings.
Four days later, when he heard about the demolition of the park, Chen Yu was still half-believing in shock.
It wasn't until July 8th that the community cadres came to mobilize the requisition, and he began to panic-transporting the newly bought machinery and equipment to the Shenzhen factory...
The experience of "organic renewal" by Zheng Dinglai, owner of Yiwu Wool Spinning Factory, is even more tortuous in memory.
In August last year, his 7 acres of land and 12,000 square meters of factory buildings in the Xinliangting Industrial Zone were just demolished by the “organic renewal” expropriation of Houzhai Street.
"Finally settled a'new home' in the lotus pond. Who knows that I have just been in production for two or three months, and I have to do organic renewal. I don't know where to move, and now any place may be organically renewed." 63 years old Zheng Dinglai complained to reporters that because of this one after another, his wife was suffering from depression. Now he takes more than 20 pills a day.
On July 16, more than 100 land parcel business owners in Heyetang Park came to the Organic Renewal Headquarters of Futian Street to express their opposition to relocation by means of red handprints and other methods, and urged the government to retain this important source of goods in the small commodity market.
According to Sheng Qingsheng, the Heyetang Park covers an area of 1,166 mu, with a total of 152 industrial parcels, involving 836 companies and 18,000 employees; in addition to 152 parcels of small and medium-sized enterprises, there are 684 leased companies. In 2019, industrial The total output value is 981 million yuan.
Jia Wenhong, deputy mayor in charge of industry in Yiwu, told reporters that in recent years, as the quality of Yiwu's small commodity market has improved, many products have been produced in Jinhua, Wenzhou, Ningbo and Guangdong, but Yiwu manufacturing still accounts for a quarter of the small commodity market. One.
"The streets are unable to resettle the relocation enterprises"
On July 5, the "Yiwu City Promotion Action Plan" was issued, which clearly proposed to "accelerate the organic renewal of 15 blocks in the main urban area" and required that "Futian Heyetang Industrial Functional Zone Blocks be completed before the end of December."
Wu Cuizheng, director of the Yiwu City State-owned Land House Acquisition Center, confirmed that the Heyetang Park on the west side of Guomao Avenue has been included in the city's second round of organic renewal, but Futian Sub-district is responsible for the organization and implementation of specific tasks such as thorough investigations and expropriation assessments.
On September 7, at the third floor of Futian Sub-district Office.
Sheng Qingsheng pointed to the street area planning map on the office wall and said: "Heyetang Park and the surrounding 7 villages will be changed this time. The industry will be introduced after the update. There is still no final conclusion."
According to local officials, choosing here for organic renewal is due to the small scale of enterprises in the park and low yield per mu; the second is the high rental rate of factory buildings and the prominent phenomenon that industrial land is not named "worker"; and the so-called dirty environment. Mainly for the rural residential areas on the east side of Guomao Avenue.
The reporter visited the Heyetang Park and found that, with the exception of individual construction sections, the park roads are spacious, the green roads are lined, the factories along the streets are regular, and the production is in order.
Locals recall that most of these factories were built around 2005, and the facilities and equipment were relatively new.
Jia Wenhong revealed to reporters that the organic renewal plan of the Heyetang block has yet to be demonstrated. In addition to the introduction of Beijing Zhongguancun technology-based enterprises, there are also plans for smart warehousing in the early stage of investment promotion.
"Good companies in the park still need to find ways to resettle." The female mayor said quickly.
Although local officials are very vague about the question of whether the park is requisitioned or not, the quietly advancing preparations for requisition and relocation are enough to make these small and medium-sized enterprises fearful.
Wang Hailong, general manager of Yiwu Crystal Love Knitting Garment Co., Ltd., reported that because the street lights in the park were not on, someone called the "12345" citizen hotline to complain, but the municipal department responded: Heyetang Park was included in the relocation scope and the street lights were not repaired.
In fact, Futian Street was also slapped by the news of the relocation of the park.
At the end of December 2019, the district's municipal facility renovation project with an investment of 15.97 million yuan was opened in stages, and all the projects have been suspended.
According to the construction party, the progress of the project was just over half, and the construction party proposed to settle according to the actual workload.
"The street will first invest 370,000 yuan to restore street lighting." Sheng Qingsheng explained that the municipal engineering budget of the entire park this year is more than 80 million yuan, and 20 million yuan has been completed; after receiving the relocation news in June, all these projects were immediately required to stop. .
This mystery of "it is impossible to repair the road and then demolish the park" is enough to solve the misunderstanding of the business owner: if it should be foreseen or has the possibility of dominance, the "unfinished project" that artificially causes more than 10 million yuan in losses is to be investigated by law. responsible.
The information of parcel enterprises is more asymmetrical.
"Some business owners have no idea and agree to demolition only after requiring resettlement." Sheng Qingsheng admits, "The street is unable to resettle them."
What do the companies that agree to relocate say?
"Our land and factory buildings still have more than 30 years of use. Can't you say that if you don't have it, you will be gone?" said Gu Haihua, general manager of Yiwu Qingchengzi Clothing Co., Ltd. The street cadres who visited the company only asked about their willingness to demolition, but did not propose relocation plans. And resettlement measures.
However, in the "Work Plan for Organic Renewal of the Heyetang Industrial Functional Zone in Futian Street in 2020", "organic renewal contracts will be completed by the end of December," and "all houses will be vacated by the end of March next year" and other "tough plans" are listed.
"At present, one-third of the people in the street are doing land acquisition and relocation. We remind companies not to have a fluke. Once the government makes up its mind, it must demolish and it is impossible to rebuild an industrial zone." The official said.
Some land business owners reported that in order to advance the work of requisition and relocation, a working group was formed by the neighborhood, public security, taxation, and safety supervision departments to conduct a comprehensive investigation of land property rights and social relations, which caused great psychological pressure on them.
"I hope that the information of government departments is clear, don't keep hanging on us and engage in surprise attacks." They are very disgusted with the so-called "strategy" of "first let the wind and pressure, then let the water flow".
Regarding the statement that "40% of the enterprises in the streets did not agree to the requisition after three rounds of investigations", these parcel business owners did not agree: "The last time the red handprints were only opposed by more than 65%!" Some "insiders" broke the news. There are a total of 123 land enterprises that oppose demolition.
On September 23, when the reporter asked Sheng Qingsheng again to verify the number of companies that agreed to demolition, he said noncommittal: "The demolition decision and the expropriation price have not come out. The company may change. Now I dare not say anything."
According to local official preliminary investigations, there are currently 26 enterprises in the park's land parcels for self-use, 78 of which are partially used for lease; 48 of which are fully used for lease, with a total rent of about 194 million yuan.
They believe that the biggest resistance comes from land companies that lease factories.
The reporter went around and found a parcel business owner who "agreeed to requisition". After promising not to reveal his identity, he clarified that he was forced to agree.
"Although many land companies in Heyetang leased their factories, most of the leased companies are engaged in industrial production. Only a few of them use industrial land for supermarkets, catering, etc. for the convenience of workers." He said that he agreed with the premise. The compensation price should be reasonable.
Led by Chen Xiebin, deputy director of Futian Sub-district, and others, the reporter visited two land enterprises that "agree to requisition".
63-year-old Gong Huichao started Yiwu Shunhui Zipper Weaving Co., Ltd. when he was 16.
In the past ten years, all his workshops in Heyetang have been rented out, with an annual rental income of 2 million yuan.
"If we can introduce better companies and evaluate the price a little bit higher, we are willing to contribute to the development of Yiwu."
Gong Huichao confessed to reporters that he still has 50 acres of land and factories in Choujiang Street. Now half of the zippers are produced and half are still rented out.
A few years ago, Wang Shenglai, who switched from toy production to construction waste recycling, leased the toy factory at a price of 1.3 million yuan per year and rented 70 acres of land in the outer suburbs to produce cement bricks.
"The levy prices follow the trend, I believe the government will not treat me badly." He said.
Regarding the industrial land with the surname "Gong", Wang Shenglai responded calmly, "I don't make toys, and it is unrealistic for the factory to be empty", and he has nothing to say and just bows his head to make tea.
According to statistics from Fang Guodong, director of the Futian Sub-district Office, there are 458 production companies, 198 storage companies, and 180 e-commerce companies in the Heyetang Park. Most companies are still mainly industrial and have stalls in the small commodity market.
"It's not whether you move or not, there is really nowhere to go"
"They come a quarter of an hour later, and the 9 million yuan equipment contract will be signed!" On July 8, Wang Hailong, who had made an appointment with a Shanghai equipment manufacturer to sign the contract, ushered in the street relocation and mobilization working group.
Wang Hailong did not agree to the demolition, but he did not dare to purchase equipment.
He proposed that the relocation will take at least two years. The other party said that the demolition will be completed before the end of March next year, and he advised him to go out to find the factory as soon as possible.
He couldn't help responding: "Isn't this killing chickens to get eggs?"
"The street cadres warned me not to talk indiscriminately, saying that the city leaders stood tall and looked far and told us to prepare early." Wang Hailong recalled.
It is understood that due to the relocation of many towns and street industrial zones in Yiwu City, and monetary resettlement is the main method, a large number of small and medium-sized enterprises are facing relocation, the land value has risen sharply, and the rent of factory buildings has risen again and again.
For example, Fang Youcheng said that a recent transaction of 76 million yuan for 10-mu industrial land, plus various taxes and fees, was more than double the price he had bid for the same area of land four months ago.
Although he was extremely reluctant in his heart, Wang Hailong, who was still looking for a factory building recently, felt more and more discouraged. "The factory used to rent a factory with a monthly rent of only eight or nine yuan per square meter. Now the price has doubled or three times, but he still can’t find it. Transition plant."
In the past two months, Wu Qin ran out to find land several times, but did not find a suitable one.
This foreign trade enterprise with an annual output value of 150 million yuan needs to rebuild the factory according to the standards of overseas customers, and the customers also need to conduct factory inspections. All these require ample transition time.
"It will be even more difficult for many companies to do such a thing this year for the epidemic," Wu Qin said with deep feeling.
Chen Kunsheng, general manager of Zhejiang Xuefurong Cosmetics Co., Ltd., is worried that customers, orders and employees will be lost if cosmetics companies build factories in different places and re-examine them for at least one year.
"It is no longer a question of whether to move or not, there is really nowhere to go!" he said.
In addition to the difficulty in finding land and high rent, the tax burden of monetary resettlement also makes them feel "dumb eats coptis".
In September last year, Zheng Dinglai invested 38 million yuan to purchase 10 acres of land and 8,000 square meters of factory buildings. Now he can't even buy half of the area.
"Even if it is levied at market prices now, 25% of corporate income tax and 25% of value-added tax need to be paid for the value-added part. Who will pay for this hole when buying land again?" Zheng Dinglai, who has experienced the demolition and relocation, believes that it is comparable to the same proportion of land resettlement. Compared with this, no one will calculate the loss of this expropriation.
Some owners of small and medium-sized enterprises have called for small and medium-sized enterprises to be the foundation of Yiwu's development. The reason why the small commodity market cannot be replicated is precisely the industrial ecology accumulated over decades.
Some people also questioned that investment promotion should not be at the expense of small and medium-sized enterprises: Wouldn’t it be better to build Yiwu Wall Street if Zhongguancun, Yiwu can be made?
“There must be a rolling method for the requisition and relocation of the park. For example, in the Liuqing Industrial Park, we have relocated good companies two years ago.” Jia Wenhong said frankly that corporate relocation is different from individual relocation, which often involves equipment, warehouses and other issues. It is necessary to build standard workshops for the transition of enterprises.
Land enterprise pressure is as great as an exam
In fact, this kind of organic renewal of industrial land under the name of "improving land efficiency, industrial quality, and urban energy" is far more than just the Heyetang Park.
In the past two years, many industrial parks in towns such as Yiting, Suxi, Beiyuan and Houzhai have been included in the category of organic renewal.
In May 2018, Yiwu City took the lead in implementing the "full life cycle" management of industrial enterprise land in Zhejiang Province, in order to improve the comprehensive evaluation system of industrial enterprise "Heroes per acre" and promote the reuse or secondary development of inefficient industrial land.
They have been divided into four categories of ABCD and implemented differentiated management and factor rationing. On the basis of the implementation of differentiated management and factor rationing, the tax revenue per mu of newly-added industrial land has not reached 50% of the agreed standard, and has been rated as Category D for two consecutive years or three consecutive years Those rated as category C enterprises have the right to terminate the land transfer contract.
"Nowadays, the land enterprise is under great pressure, just like children's test scores." According to Cao Geng, director of Yiwu Economic and Information Technology Bureau, the city's average tax rate per mu has been increased from 10,000 yuan/mu last year to 30,000 yuan/mu this year. , Much higher than the previous annual growth rate of 10% to 15%.
According to the plan, Yiwu City will use three years to complete the cleaning and remediation of more than 20,000 mu of inefficient industrial land, accounting for half of the city's total industrial land area, which means that a large number of small and medium-sized enterprises will face the "life and death test" such as organic renewal.
Take the Heyetang Park as an example. In 2019, there were 3 parcel enterprises in Class A, 16 in Class B1, 61 in Class B2, 35 and 19 in Class C and Class D, with a total tax payment of 109 million yuan; the park was 3 acres The average tax on the above parcels is 103,400 yuan per mu, which is slightly lower than the city's 106,000 yuan per mu.
However, even Nanji Knitting, a major taxpayer with an average tax of more than 720,000 yuan per mu, still lacks a sense of security.
The company's general manager Wu Qin said frankly that the industrial environment is inseparable from supporting enterprises. The biggest problem in recent years is organic renewal, which increases the uncertainty of the enterprise.
According to statistics from the Ministry of Land and Resources, 62 land transactions have taken place in the Heyetang Park since its establishment. In the past three years alone, there have been 21 land transactions, indicating that the land market has been renewed faster.
In accordance with Yiwu’s “Enterprises with a land area of more than 15 acres shall not be included in the category B or above”, Yiwu Yezhimao Food Co., Ltd., which covers an area of nearly 20 acres, was directly reduced from a category B enterprise to a category C category in May this year. The latter is clearly defined as the category of enterprises that are not allowed to arrange new industrial land.
Not long ago, the founder of this company, Ye Nandong, asked the city leaders who came to investigate and asked him to give 5 acres of land.
"According to the calculation that I paid 1.6 million yuan in taxes last year, I will soon be able to change back to a Class B enterprise." He said sadly.
Xiaolongren Socks was also downgraded from Category A to Category B1 last year.
General Manager Fang Youcheng said: "Our sales of 100 million yuan, R&D investment of 2.2 million yuan, did not reach 2.7%, although tax 7 million yuan, it can only drop by one class."
Regarding the “one size fits all” phenomenon in the “Heroes per acre” evaluation mechanism, Ji Zilin, the chairman of the Jiangsu Chamber of Commerce in Yiwu, has his own opinion: “Business operations are good or bad, and industry profits are high or low, and the annual rate is 10%. What is the basis for increasing the tax per mu to 15%? Is the administrative intervention in the production factors of enterprises legal?"
When visiting the park, the reporter felt that these small and medium-sized business owners who have experienced the ups and downs of the business sea are not only concerned about their own interests in the demolition of the park, but also full of concerns about the future development of Yiwu.
They believe that organic renewal is an ecologically diverse renewal, not an all-or-nothing renewal.
In an interview with reporters, Lin Yi, Secretary of the Yiwu Municipal Party Committee, said that the organic renewal of the Heyetang Park has not yet started. During the survey, more opinions from the public will be listened to. Yiwu should be a model student of reform, but administration according to law is the bottom line and touches vested interests. In order to reform, we must dare to take the initiative.
Will the park be demolished?
When the reporter left Yiwu, there was still no definite answer, but in the WeChat group of enterprises in Heyetang Park, the discussion about how to live in the future and where the future of Yiwu is still remained.
Some business owners claim to fight to the end through legal means, and some business owners consider going to Pujiang, Dongyang and other places...