The central government accelerated the implementation of urban renewal.
Promoting the transformation of old residential areas during the 14 th Five-Year Plan period
▍ Implement urban renewal and promote the transformation of "three districts and one village"
From March 4th to March 5th, the Fourth Session of the 13th Chinese People's Political Consultative Conference and the Fourth Session of the 13th National People's Congress were held successively. The government work report puts forward that during the "Fourteenth Five-Year Plan" period, it is necessary to "implement urban renewal, improve the housing market system and housing security system, and improve the quality of urbanization development". Subsequently, the Key Tasks for the Development of New Urbanization and Urban-Rural Integration in 2002 13, which was released in April, once again stressed the need to implement urban renewal actions, speed up the transformation of old urban communities, old factories, old blocks and old villages, and further determined the urban renewal direction of "three districts and one village". On May 1 1, the Ministry of Housing and Urban-Rural Development announced the List of Replicable Policies and Mechanisms for the Renovation of Old Urban Residential Areas (the third batch), which summarized the replicable policies and mechanisms in seven aspects, such as mobilizing residents' participation, generating renovation projects, financial support and market power, for local learning and reference, which is helpful to better promote the renovation of old urban residential areas.
Table: Urban Renewal Policies in Central China since 20021
Source: Comprehensive arrangement of Central Finger Hospital.
The transformation of old residential areas has become the core force of urban renewal. During the Tenth Five-Year Plan, 210.9 million old urban residential areas will be renovated nationwide, and the scale of renovation of old residential areas will be 53,000 in 2026, with 5438+0.
On March 12, the 14th Five-year Plan for National Economic and Social Development of People's Republic of China (PRC) and the Outline of Long-term Goals in 2035 were released, proposing to implement urban renewal and promote the optimization of urban spatial structure and quality improvement. During the Tenth Five-Year Plan period, the renovation of 219,000 old urban areas completed by the end of 2000 should be completed.
Source: Comprehensive arrangement of Central Finger Hospital.
On April 13, the National Development and Reform Commission issued "Key Tasks for the Development of New Urbanization and Urban-Rural Integration in 20021year", clearly proposing the implementation of urban renewal actions. Among them, in 20021year, the scale of renovation of old residential areas will exceed 50,000, an increase of nearly 40% over last year, and the renovation will be even stronger.
Since the second half of 2020, the central government has repeatedly mentioned the implementation of urban renewal in major conferences and documents, which shows the important position of urban renewal in the process of new urbanization in China. Especially during the "Tenth Five-Year Plan" period, there are a lot of market opportunities for the transformation of old residential areas. According to the previously published data, as of 20 19, there were nearly 160000 old residential areas in China, involving more than 42 million households, with a construction area of about 4 billion square meters and a total investment of 4 trillion yuan. If the transformation period is five years, the annual new investment can reach about 800 billion yuan. If the volume of 210.9 million old residential areas is reconstructed according to the planning outline, the investment will be even greater.
Cities all over the country have a strong momentum of renewal and development
Relevant policies were intensively introduced.
The 14th Five-Year Plan outlines the key points of urban renewal.
In the first half of 200212002, Beijing, Shanghai, Shenzhen, Guangzhou, xiamen, Tianjin, Nanjing, Hangzhou, Wuxi, Xi 'an, Qingdao, Ningbo, Kunming, Jinan, Wenzhou, Fuzhou, Chongqing and other cities all proposed to implement the Tenth Five-Year Plan urban renewal at the urban level, and actively promoted the transformation process of old urban communities, shanty towns and villages in cities. Among them, Shenzhen, Nanjing, Qingdao, Jinan and other cities have clearly proposed to promote urban organic renewal, which is conducive to the high-quality development of cities.
Table: Relevant contents of urban renewal in the outline of the 14 th Five-Year Plan of some key cities
Source: Comprehensive arrangement of Central Finger Hospital.
▍ Various localities intensively released policies related to the renovation of old communities.
In the first half of 200212002, Guangdong, Zhejiang, Shandong, Fujian, Ningxia, Beijing, Chongqing, Shanghai, Guangzhou, Hangzhou, Lanzhou, Xinzhou and other places successively issued management measures and related regulations for the renovation of old residential areas. Among them, Chongqing's "Administrative Measures for Renovating Old Urban Residential Areas and Improving Community Services (Trial)" is the first provincial-level urban residential area renovation project management method. The "Administrative Measures" stipulates the whole process management of the renovation project of residential areas in the old city of Chongqing, including planning, funding, design, implementation and acceptance, which plays an important role in promoting the renovation process of residential areas in the old city. In addition, Fujian issued a negative list of renovation of old residential areas, and Shandong issued documents such as quality and safety management of renovation projects of old residential areas, which made relevant provisions on the scope of renovation of old residential areas, implementation plans, use of funds, project management, etc., which helped to further improve the level of renovation of old residential areas.
Table: 202 1 Some policies on the renovation of old residential areas in key provinces and cities since the beginning of the year
Source: Comprehensive arrangement of Central Finger Hospital.
▍ Local urban renewal guidance documents have been released one after another, with different models.
Since 20021,with the continuous development of urban renewal, more and more policy documents such as management measures and implementation rules have been released one after another, and many provinces and cities have established top-level policy systems for urban renewal according to local conditions. Guangdong, Foshan, Xiamen, Xuzhou, Changsha, Fuzhou, Chengdu, Hebei, Wuxi, Beijing, Chongqing, Guizhou, Guangzhou and other places have successively issued urban renewal implementation opinions, management methods, update guidelines and other documents to promote urban renewal management to be more detailed, professional and forward-looking. Among them, in June 10, Beijing issued the Guiding Opinions on Implementing Urban Renewal Action, and then its supporting four implementation rules were officially released. The Opinions give clear guidance to the implementation of Beijing's next urban renewal from six aspects: overall requirements, strengthening planning guidance, main renewal methods, organization and implementation, supporting policies and safeguard measures, which has aroused widespread concern in society. On June 18, Chongqing issued the Administrative Measures for Urban Renewal in Chongqing, which stipulated the contents, working mechanism and planning scheme of urban renewal, and put forward a series of powerful supporting policies to encourage market-oriented operation. Beijing, Chongqing and Chengdu have successively issued opinions, methods and guidelines on urban renewal, which will form a demonstration effect on the formulation and promulgation of policies related to urban renewal in other cities in the next stage of the country. In addition, Guangzhou recently began to legislate for urban renewal, which will become the second city with urban renewal regulations after Shenzhen. There are obvious differences in policies among cities. Beijing and Chengdu emphasize urban organic renewal, Chongqing encourages marketization, and cities in Guangdong focus on further improving the existing policy system. Generally speaking, urban renewal in China presents a new situation of multi-dimensional value, multi-mode, multi-field exploration and multi-dimensional governance.
Table: Guiding Policies for Urban Renewal in Key Cities since 20021
Source: Comprehensive arrangement of Central Finger Hospital.
▍ All localities actively broaden the sources of funds for urban renewal.
In the process of urban renewal and development in China, capital has always been a difficult problem to promote various renewal and transformation businesses, from shed transformation, village-in-city transformation to old residential area transformation. In order to solve this problem, the central and local governments actively introduce social capital, and the government, enterprises and communities participate and cooperate together. In this context, Jiangsu, Beijing, Chongqing, Shanghai and other places actively expand the sources of urban renewal funds. On April 22, the Beijing Municipal Commission of Housing and Urban-Rural Development issued the Opinions on Introducing Social Capital to Participate in the Renovation of Old Residential Areas, gradually forming "multi-point" fund sharing methods such as residents giving a little, enterprises investing a little, property rights units raising a little, making up for the construction income a little, and government supporting a little, and encouraging financial institutions to participate in urban renewal funds such as the renovation of old residential areas set up by urban governments; On April 29th, CDB Chongqing Branch issued a loan of 654.38+0.75 billion yuan to the first urban renewal project in Chongqing, which indicates that policy loans will continue to provide an important source of funds for urban renewal during the Tenth Five-Year Plan period.
On June 2nd, Shanghai Urban Renewal Fund was formally established. The total scale of the fund is about 80 billion yuan, which is the largest urban renewal fund in China. It will be used to invest in the renovation of old areas and urban renewal projects, and promote the optimization of Shanghai's urban functions, the protection of people's livelihood, the improvement of quality and the protection of style and features. Shanghai Real Estate Group signed strategic cooperation agreements with China Merchants Shekou, China Communications Group, Vanke, China Life Investment, Poly Development, China Pacific Insurance and China Insurance Investment, and Shanghai local state-owned enterprises, large developers and insurance funds jointly set up an urban renewal fund.
In February this year, the Shanghai Municipal Government issued "Several Opinions on Accelerating the Renovation of Old Houses in Shanghai", proposing that during the Tenth Five-Year Plan period, ... the renovation of 2.8 million square meters of incomplete employee housing and small beam thin-plate housing for demolition and reconstruction (including in-situ reconstruction) will be started in an all-round way; Strive to achieve full coverage of all kinds of old houses built before the end of 2000, which are included in the scope of transformation and meet the conditions of transformation; It can be seen that the scale of Shanghai's urban renewal is relatively large, and local state-owned enterprises, central enterprises and some enterprises with urban renewal experience will be the main participants in Shanghai's old transformation work.
Different types of urban renewal projects face different difficulties, but the difficulty of fund balance is always a * * * problem. Especially for the transformation of the whole region, this kind of project is large in volume, long in cycle and difficult to balance funds. In addition to development funds, the compensation and resettlement of residents and merchants is the most important capital expenditure, which needs to be raised in advance. Therefore, urban renewal projects need multi-channel sources of funds to guide the participation of social capital and ease the difficulty of raising funds. The establishment of the 80 billion urban renewal fund will help ease the financial pressure of the old reform, ensure the stable progress of the project, and also play a certain role in promoting the smooth development of the old reform work in Shanghai.
Table: 202 1 Financial policies related to urban renewal in key cities since the beginning of the year
Source: Comprehensive arrangement of Central Finger Hospital.
Judging from the earlier situation in China, Guangdong's urban renewal is progressing rapidly, with a large scale and a strong demand for funds. It is difficult to support urban renewal and transformation by financial funds alone, so the urban renewal fund was established earlier. From 2065438 to July 2007, Guangzhou established the "Guangzhou Urban Renewal Fund" with a total scale of 200 billion yuan; In 65438+February of the same year, Shenzhen Futian and Shenzhen Construction Bank established the Futian District Urban Renewal Fund with a total scale of10 billion yuan, which was an innovation of the "government-bank cooperation" model between the government and banks; From 2065438 to June 2008, Dongguan also established the Urban Renewal Fund, with the initial fund scale of/kloc-0.50 billion yuan, the town government contributed 30 million yuan, and the financial institutions contributed/kloc-0.20 billion yuan. In recent years, urban renewal funds have been established in many places, which is helpful to attract more bank capital, insurance capital and other social capital to participate in urban renewal construction and provide financial guarantee for promoting project renewal.
Interpretation of key city policies
▍ Beijing: Continue to promote the organic renewal of the capital city.
On June 10, the Beijing Municipal People's Government issued the Guiding Opinions on Implementing Urban Renewal Action, which gave clear instructions on the implementation mode of Beijing's next urban renewal action from six aspects: overall requirements, strengthening planning guidance, main renewal methods, organization and implementation, supporting policies and safeguard measures, which aroused widespread concern in society.
Table: Core Contents of Guiding Opinions on Implementing Urban Renewal Action
Source: Comprehensive arrangement of Central Finger Hospital.
The introduction of this new policy is conducive to the overall promotion of urban renewal at the urban level in Beijing in the early stage, and the organic renewal of Beijing will be accelerated in the future.
First, "organic renewal" is the general tone of Beijing's future urban renewal. On the basic principle of urban renewal, the Opinions clearly put forward that "urban renewal mainly refers to the continuous improvement, optimization and adjustment of urban spatial form and urban function in urban built-up areas (areas where planning is basically realized), which is a small-scale, gradual and sustainable renewal", which is the essence of organic renewal. As the capital, Beijing has a long history and rich culture, and it needs organic renewal to promote the high-quality development of the city.
The second is to highlight the transformation of old communities and give consideration to various renewal models. The opinions put forward six main ways to update Beijing in the future, including: 0 1. Renovation of old residential areas, 02. Reconstruction of dangerous houses, 03. Transformation of old factories, 04. Renovation of old buildings, 05. Transformation of bungalows (courtyards) in the functional core area of the capital, 06. Other types (public space, industrial park, shed reform, the New Deal listed "the transformation of old residential areas" as the primary way of urban renewal in Beijing. Judging from the policies related to urban renewal issued by Beijing in recent years, there are more and more references to the policies related to the transformation of old residential areas, especially since 20021,the policies related to the transformation of old residential areas have been continuously refined and improved.
Third, guarantee the supply of rental housing. Urban renewal is one of the important ways for Beijing to obtain rental housing. Among the six main renewal methods proposed in the Opinions, two mentioned the development of rental housing, including: renovation of dangerous houses-"Houses vacated by residents after resettlement in different places or monetary resettlement can be used as affordable housing such as rental housing." ; Renovation of bungalows (courtyards) in the functional core area of the capital —— "Encourage to make room for traditional cultural display, experience and special services, build creative space or develop rental housing."
Fourth, the principle of differentiated renewal is implemented in urban functional areas. "The core functional areas of the capital are mainly protected and updated, while the central urban areas are mainly reduced, upgraded and updated. The urban sub-center and the new city in the plain area combine urban renewal to undertake the function relief of the central city, and the ecological conservation area combines urban renewal to moderately undertake the urban functions that are compatible with green ecological development. " Therefore, the urban renewal business of enterprises in Beijing needs to be accurately promoted according to the characteristics of each functional area.
Fifth, there are many innovation policies. In particular, "the full participation of responsible planners and architects" is also an innovation at the national level; It is also forward-looking to put forward the comprehensive utilization of underground space (but the property right of underground space is not easy to determine in the later stage and needs the support of relevant policies); Supporting policies guarantee the renewal from three aspects: planning, land and capital, and form some existing successful practices into policies, further expanding the scope of application.
On the whole, the promulgation of the Opinions fully reflects that Beijing's urban renewal emphasizes gradualism and protection. In the land use policy, the old reform mode of first-level linkage is not emphasized, but the function optimization is emphasized, and the leading role of the government in key links is paid more attention. With the implementation of the guidelines and detailed rules for urban renewal in Beijing, social capital will be actively promoted to enter the market, forming a "Beijing model" for urban renewal.
▍ Chongqing: The operation of urban renewal market opens a new era.
On June 18, Chongqing issued the Measures for the Administration of Urban Renewal in Chongqing (hereinafter referred to as the Measures). The Measures mainly focus on working mechanism, planning, project implementation, fund-raising and policy support, and fully support Chongqing's urban renewal.
Table: Core Contents of Chongqing Urban Renewal Management Measures
Source: Comprehensive arrangement of Central Finger Hospital.
Generally speaking, the management measures issued by Chongqing this time have further improved the policy level on the basis of the previous work plan, which is helpful to further promote the full implementation of urban renewal in the city. Its practice and strength are similar to those of Guangdong Province, which will greatly enhance the enthusiasm of social capital admission, which can be said to be an important watershed for Chongqing's urban renewal and development.
First, the policy level is high. Ensure the effective implementation of related matters in the later period by government administrative regulations, including the establishment of management institutions and the formulation of related planning schemes.
Second, market orientation. The new policy of Chongqing's old city reconstruction has made great efforts in land transfer (agreement transfer or conditional entry into the market), building area support under specific conditions, cross-project overall planning, enjoying relevant fiscal and tax support policies as required, excellent project evaluation and other related policies and regulations. The land supply policy solves the profit dilemma of enterprises participating in urban renewal, especially the policy of "agreement transfer or conditional entry into the market" is conducive to enterprises to realize the first-and second-level linkage, and then realize the comprehensive urban development and operation (first-and second-level linkage). The extension of the value chain will greatly improve the enthusiasm of social capital to participate in urban renewal and the sustainability of urban renewal.
Third, management is forward-looking. This new policy of urban renewal in Chongqing has fully absorbed the typical practices of excellent urban renewal areas, and at the same time, combined with Chongqing's own characteristics, there are many innovations in management mode and implementation path, which shows the foresight of government governance. The complexity of urban renewal determines that it depends more on effective government governance. Establish and improve the urban renewal database, set up the urban renewal expert committee, prepare the municipal urban renewal special plan, draw up the annual urban renewal plan of the jurisdiction, promote urban renewal through urban physical examination, government guidance, project warehousing management, set up the municipal overall planning leading group, and delegate some examination and approval items to all districts, all of which are conducive to building a sound urban renewal governance system and improving the efficiency of urban renewal promotion.
For market players, deep-rooted housing enterprises with a better understanding of local culture have natural advantages. This policy has opened a new stage of the market-oriented operation of Chongqing's urban renewal. Enterprises need to fully grasp the huge investment opportunities brought by this policy, participate in urban renewal through primary and secondary linkage and comprehensive urban development and operation, and realize the * * * growth of enterprises and cities.
Summary and prospect
On the whole, since 20021,under the strategic guidance of central city renewal, all parts of China have entered a rapid development period of urban renewal. However, due to the different development level and planning orientation of different cities, the top-level design and implementation rules of urban renewal vary greatly from place to place. There are also obvious differences in land policy, approval process, competent institutions and implementation methods. The promotion of local policies will directly affect the development speed and scale of urban renewal.
In the future, the urban renewal policy will present three major trends. First, the number of cities that have introduced urban renewal policies will continue to increase, especially first-and second-tier cities. The introduction of the policy will first focus on urban agglomerations such as Beijing-Tianjin-Hebei, Yangtze River Delta, Pearl River Delta and Chengdu-Chongqing; Second, the mode differentiation, but the overall emphasis on market-oriented operation, urban renewal in southern cities is generally more market-oriented; Third, supporting policies such as planning, land and capital have been more implemented, and some cities have increased their efforts, providing new opportunities for housing enterprises to participate in urban comprehensive development and operation.
Under the policy outlet, it has a far-reaching impact on the development of market players! Although the implementation modes of urban renewal in different cities are quite different, the degree to which enterprises can participate is also different. But no matter which mode, it will release huge investment space. At present, real estate development enterprises with strong advantages in the field of secondary development have become an important force to participate in urban renewal. Most brand housing enterprises have entered the field of urban renewal to varying degrees by combining their own resources and ability advantages. Judging from the past practice, the "three old" transformation in Guangdong Province has enabled the real estate enterprises deeply involved to realize their own value growth and urban revival. Under this round of policy, enterprises with the Group's industrial resources, capital advantages, commercial operation ability and property service ability should actively carry out different types of urban renewal business to realize the close interaction between existing business and urban renewal business.