The opinion draft proposes to strictly control large-scale demolition and construction, large-scale construction and large-scale relocation to ensure the stability of supply and demand in the housing rental market. At the same time, it emphasizes the protection and utilization of existing buildings, maintaining the scale of the old city pattern and continuing the urban characteristics.
In this regard, the industry believes that the purpose of the opinion draft is to standardize urban renewal behavior and avoid new urban problems brought about by large-scale demolition and construction. This also means that the old reform has finally bid farewell to the stormy demolition and construction, just like the breeze and drizzle towards urban renewal. It can be predicted that under the guidance of the opinion draft, the urban renewal model oriented to the real needs of urban residents will be implemented in the future.
On August 10, the Ministry of Housing and Urban-Rural Development began to solicit public opinions on the Notice on Preventing Demolition and Construction in the Implementation of Urban Renewal Action (Draft for Comment). Image source/official website, Ministry of Housing and Urban-Rural Development
"Demolition Restriction Order" to Prevent Urban Renewal from Deformation and Distortion
The implementation of urban renewal is an important decision made by the Fifth Plenary Session of the 19th CPC Central Committee, and it is also a major project with clear outline of the 14th Five-Year Plan. Since 202 1, all localities have entered a period of rapid urban renewal.
However, in the process of urban renewal, there is a tendency to continue to use excessive real estate development and construction methods, demolish large buildings and make quick success. In some places, old buildings are demolished at will, residents are demolished, old trees are cut down, house prices are raised in disguise, and the cost of living is raised, resulting in new urban problems.
To this end, the Ministry of Housing and Urban-Rural Development proposes to change the way of urban development and construction, adhere to the principle of "retaining and removing", give priority to retaining and utilizing, strictly control large-scale demolition and construction, strengthen transformation and reconstruction, and focus on improving functions.
According to the opinion draft, except for illegal buildings and buildings identified as dangerous, existing buildings will no longer be demolished on a large scale and in pieces. In principle, the demolition area of the old city renewal unit (district) or project should not be greater than 20% of the current total construction area; Encourage small-scale and gradual organic renewal and micro-transformation, and advocate classified and prudent disposal of existing buildings; In addition, strictly control the reconstruction and expansion of the old city, the scale and construction intensity of new buildings, and in principle, the ratio of demolition and construction in updated units (regions) or projects shall not be greater than 2.
In this regard, Yan Yuejin, research director of the think tank center of relevant research institutes, believes that this is a "forced demolition order". In the past, some cities took radical and quick success in urban renewal, which violated the law of urban renewal and caused many problems, including insufficient rental housing and rising rents. This "demolition purchase restriction order" is more pragmatic.
Li, chief researcher of Guangdong Housing Policy Research Center, believes that the core content of the opinion draft is to bid farewell to demolition and construction completely and turn to retention-use-promotion. This also means that the old reform has finally bid farewell to the stormy demolition and construction, just like the breeze and drizzle towards urban renewal.
Li also said that bidding farewell to urban demolition and construction is essentially bidding farewell to real estate dependence and consolidating "no speculation in housing". Since then, the demand in passive house has exploded due to demolition, and the price and rent increases caused by planning concepts and speculation have disappeared.
The annual increase in rent is no more than 5%, ensuring the rental demand of new citizens and low-income people.
It is worth noting that this opinion draft takes into account the rental problem of new citizens and low-income groups.
The opinion draft emphasizes that the large-scale demolition of contiguous old urban areas such as urban villages in a short period of time will lead to an imbalance between supply and demand in the housing rental market and aggravate the difficulty of renting houses for new citizens and people with low income difficulties; Simultaneously do a good job in the construction of medium and low-priced and small and medium-sized long-term rental housing, and make it clear that the annual increase in housing rents does not exceed 5%.
Huang Hui, a senior analyst of relevant research institutions, believes that the old city and the village in the city occupy the advantages of transportation, education, medical care and other resources, and the rent price of the village in the city is low, with a large number of new citizens and low-income groups. In the short term, large-scale demolition and construction will lead to the decline of rental housing, which will lead to the pressure of housing supply in the whole market and increase the rental cost of tenants. This formulation of the opinion draft is conducive to alleviating the imbalance between supply and demand of staged rental housing, stabilizing the rental price level and ensuring the rental demand of new citizens and low-income people.
The opinion draft emphasizes that contiguous old urban areas such as urban villages will not be demolished on a large scale and in a short time, and it is clear that the annual increase in housing rents will not exceed 5%. Information picture
In addition, the opinion draft proposes that it is not allowed to forcibly relocate residents on a large scale, change the social demographic structure, and cut off the connection between people, land and culture; It is necessary to respect residents' willingness to resettle, encourage local resettlement, improve living conditions, maintain neighborhood relations and social structure, and update the unit (district) or project residents' local and nearby resettlement rate should not be less than 50%.
The opinion draft also emphasizes that historical buildings and old buildings with protection value should not be demolished at will, while maintaining the scale of the old city pattern, destroying the traditional pattern and the texture of streets and lanes, straightening and widening roads at will, and prohibiting the construction of large roads and squares. In addition, it is necessary to continue the distinctive features of the city, not to rebuild parks with historical value at will, not to change old place names at will, and to put an end to the chaos of "being greedy for perfection, clinging to foreign countries, seeking differences and seeking differences".
"This is an urban renewal model that is upgraded with the orientation of urban residents' residence. "Huang Hui believes that the purpose of urban renewal is to optimize urban functions, transform buildings, protect history and culture, and ultimately improve the living environment of urban residents, while the traditional demolition and construction behavior may destroy the unique features of the city, break the original living conditions of residents, and bring about an increase in the cost of living.
Liuchu, general manager of Yuanjing Group's Urban Renewal Division, said that at present, the opinion draft is not only a further deepening, concretization and refinement of the central strategic decision-making, but also a bottom line requirement for insisting on problem-oriented and aiming at deformation problems such as demolition and construction in urban renewal practice. By strictly controlling the demolition, expansion and relocation, as well as retaining and utilizing existing buildings, maintaining the scale of the old city pattern and continuing the urban characteristics, the opinion draft makes the boundary of urban renewal clearer, the direction clearer and the content more focused.
Urban renewal has changed from "development mode" to "management mode"
It is worth noting that the opinion draft emphasizes strengthening overall planning, with the aim of not ignoring local reality and residents' wishes, changing the previous piecemeal approach and blindly implementing urban renewal by means of sports. At the same time, we should not follow the excessive real estate development and construction model and unilaterally pursue the short-term and economic benefits brought by scale expansion, but encourage and promote the transformation from "development model" to "business model" and explore the sustainable model of government guidance, market operation and public participation.
The opinion draft also requires that functional shortcomings should be quickly filled. "Don't make superficial efforts in dressing up, wearing a hat and painting powder, and don't engage in performance projects and image projects that are divorced from reality and waste people's money; Focus on supplementing shortcomings and benefiting people's lives, focusing on the urgent needs of residents. "
In this regard, Liu Chu believes that the opinion draft puts forward higher requirements for the main participants in urban renewal such as the government, financial institutions and enterprises. All parties need to build a gradual, operable and sustainable urban renewal system around the goal of improving quality and efficiency and high-quality development. The government makes good use of the policy baton, effectively integrates various resources such as stock resources, planning resources, land resources, fiscal and taxation resources, market resources and cultural resources, improves the organizational mechanism and workflow, guides and cultivates a number of large-scale urban renewal enterprises, and provides a dynamic policy environment and legal guarantee for urban renewal.
Liu Chu said that for social capital, it is more urgent to change the development concept, truly change from "making big money and quick money" to "making small money and slow money", give full play to the innovation advantages and market mechanism advantages of enterprises, strengthen core capabilities around key links such as financing, project planning, planning and design, and construction and operation services, and be good at creating a "low-profit sustainable" business model in developing new formats, new scenarios and new functions.
Li believes that under the new urban renewal mode, after regional development turns to regional operation in the future, the shortcomings of public services will be fully supplemented, the decline of old districts will be avoided, housing facilities will be more perfect, and the existing housing supply will be effectively improved. It will become a new area with profound historical and cultural imprint and complex functions, which is also an important content of future housing supply-side reform.
"I believe that after the introduction of the opinion draft, the specific operation of urban renewal in various places has changed. In particular, the mode of large-scale demolition and large-scale construction will be corrected, which will contribute to the standardization and healthy development of subsequent urban renewal actions. " Yan Yuejin said.
Huang Hui also believes that the draft will optimize and improve the planning and action of urban renewal. "I believe that after the introduction of the opinion draft, all localities need to improve the top-level planning of urban renewal and steadily and effectively promote urban renewal. The upgraded urban renewal model is guided by the real needs of urban residents, gradually improving urban functions and improving urban living environment. "