Under the background of the Guangdong-Hong Kong-Macao Greater Bay Area, Foshan Nanhai Qiandeng Lake Financial High-tech Zone is not only one of the earliest core areas developed in Foshan, but also a highland for the innovative strategic development of the entire Bay Area and a financial innovation center. (Photo courtesy of the Propaganda Department of the Nanhai District Cpc Committee)
The water network of Jiujiang Town in the South China Sea is staggered, and the fish ponds overlooking the high altitude are lined up, or the villages are lined up, or the roads run through, forming a pastoral picture of the characteristic water townsmen and sankey fish ponds. (Photo courtesy of the Propaganda Department of the Nanhai District Cpc Committee)
Since the reform and opening up, nanhai district of Foshan City, Guangdong Province, which has been at the forefront of land reform, has recently explored land reform again as a national pilot, integrated innovation on the basis of the original, and through a series of measures such as continuously improving the collective land consolidation system, mixed development, and "rough land" entering the market, the new practice of combining the original fragmented land transfer into pieces has effectively solved the problem of "fragmented use of land" in the integration of urban and rural development. After nearly two years of reform and exploration, Nanhai District has initially formed a new pattern of high-quality integrated development of urban and rural areas. Interviewed experts and grassroots cadres believe that the economy of the South China Sea region has reference significance in areas where the industry has reached a certain stage of industrial development, such as the Beijing-Tianjin-Hebei Region, the Yangtze River Delta, the Pearl River Delta and the Greater Bay Area.
The "excellent students" of land reform are facing a new problem of "land fragmentation and utilization"
As a pioneer area of reform and opening up, Nanhai District of Foshan City, Guangdong Province, has always assumed the role of a national land reform experimental field, among which many explorations have been made for rural land reform.
For example, in 1992, Nanhai District boldly opened the prelude to the reform of the rural shareholding cooperative system and pioneered the benefit-sharing mechanism of China's rural industrialization; in 2007, Nanhai took the lead in carrying out the "three old" transformation in Guangdong Province to open up development space on existing land; in 2015, Nanhai District became one of the 33 rural land system reform pilots in the country, undertaking the pilot task of entering the market for rural collective management construction land, and then was added the tasks of "rural land expropriation" and "homestead system reform". The "three plots" reform has become a milestone in the land reform of the South China Sea.
With the continuous improvement of land development intensity, the former land reform "excellent students" are facing a new problem of "land use fragmentation".
Zhou Yankun, deputy director of the Nanhai Branch of the Foshan Municipal Bureau of Natural Resources, said that as of now, on the one hand, the intensity of land development has already exceeded 50%, and the land space for high-quality economic and social development no longer exists; on the other hand, the land ownership is complex, the characteristics of land use fragmentation are obvious, and the 612 village-level industrial parks in the region account for 58% of the industrial land, and the area of less than 100 mu accounts for 43%, but the annual tax revenue only accounts for 9% of the annual tax of the whole district.
According to a report jointly written by Wuhan University, South China University of Technology and other universities, all kinds of land in the Nanhai District are highly spatially dispersed and mixed, and the average plaque area of collective industrial land in each village is 15.79 hectares, and the average plaque area of state-owned land is only 16.83 hectares, which is far lower than the "Urban Land Classification and Planning and Construction Land Standards".
Ding Jian, deputy director of the office of the Nanhai District Party Committee of Foshan City, introduced that an industrial land may be next to the countryside, ponds and real estate, and the project settlement needs to consider various factors such as noise and environmental protection, which weakens regional competitiveness and restricts local development. "The city is not a city, the countryside is not a township" has become the most typical urban appearance of the Pearl River Delta county represented by the South China Sea.
From a single point breakthrough to a systematic promotion to explore a new path for the integration of urban and rural development
It is understood that the problems in the South China Sea area also exist to varying degrees in other parts of Guangdong. In July 2019, the Guangdong Provincial Party Committee's Deep Reform Committee approved the construction of the only urban-rural integration development reform and innovation experimental zone in Guangdong Province in Nanhai District, shouldering the mission of exploring the way for the high-quality integration and development of urban and rural areas in the world-class urban agglomeration of the Guangdong-Hong Kong-Macao Greater Bay Area.
Taking this as a heavy responsibility, the Nanhai District innovatively proposed "reform and innovation in the comprehensive management of land space". "In the past, it was a single-point breakthrough, but now it is a systematic and comprehensive advancement," Zhou Yankun described the difference between the "new land reform" in the South China Sea and the past.
The first is to strengthen empowerment and empowerment, highlight the same rights and prices of land, and initially build a policy system for the market-oriented allocation of urban and rural land elements with the collective land market entry mechanism as the core. For example, with the registration of lease property rights and the smooth flow of mortgage pledge financing channels, industrial carriers on collective land are allowed to handle pre-sale, division registration, and spin-off sales, so as to help land-using enterprises improve the efficiency of capital operation.
Zhou Yankun introduced that at present, the South China Sea collective and state-owned construction land gradually tend to have the same rights and the same price, more than 70% of the local industrial land comes from collective construction land, the cost of industrial land is significantly reduced, and tens of billions of projects such as Tenglong Data Center are settled on collective land.
The second is to strengthen spatial co-ordination, and initially build a policy system to promote urban and rural spatial agglomeration with land replacement and mixed development mechanism as the core. For example, explore the collective construction land preparation system, encourage the park management agency (or entrusted industrial operation agency) as the main body of implementation, integrate, land clearance and early development of the industrially backward and scattered collective construction land in the park, and implement unified planning and industrial investment, so as to achieve the large-scale overall development and utilization of collective land and improve land use efficiency.
Another example is the "mixed development" model, which uses the land compound utilization mode of industry + community, state-owned + collective, transfer + lease, and industrial development as the mainstay, allows the replacement of state-owned and collective land contiguous pieces, integrates land with different ownership and different uses into the market, unified planning, unified construction, and unified operation, effectively promoting the development of contiguous land. Through mixed development, Guicheng Car Town has transformed the South China Automobile City with a single format and chaotic layout into a comprehensive automobile industry town, which is expected to provide 20,000 jobs, increase the output value by more than 3 times, and achieve more than 4 times the growth of the village collective income.
The third is to strengthen market participation and initially build an urban renewal ("three old" transformation) policy system with the interest balance mechanism as the core. For example, the "Maodi" in Nanhai District entered the market first and tried the policy first. The so-called "rough land" into the market refers to rural collective construction land that has not reached the complete procedures (with collective ownership certificate, no collective use right certificate) or the lease of buildings on the land has not expired, and is allowed to go to the platform to attract investment.
Yanbu Furniture City, located in the Hedong community of Dali Town, fired the "head gun" of "Maodi" entering the market. It is a professional market built on rural collective land. After 28 years of operation, it is urgent to renovate and upgrade, but because it belongs to the "rough land" where the lease has not expired, the market entry is restricted and it is impossible to carry out systematic layout transformation. With the introduction of the "rough land" market entry policy, the village collective can select a new market transformation entity in advance through land consolidation; the market transformation subject can also institutionally guarantee the right to use the land directly after the completion of the land lease cancellation or demolition work, and lock in the land suitable for enterprise development in advance.
According to the main person in charge of the party committee of Dali Town, the "rough land" entering the market has relaxed the standard for entering the market for collective operation construction land, the doubts of the market have been dispelled, and the space for industrial upgrading has also been opened, which can make fuller use of market forces and revitalize land resources.
Experts who have just shown benefits believe that they have reference significance
The reporter's investigation learned that after nearly two years of exploration, the "new land reform" in the South China Sea District has fully implemented the key tasks of the construction of the detailed experimental area and the 6 major goals of the implementation plan deployment, and the benefits have begun to appear:
First, the urban and rural spatial pattern has initially been reconstructed. Zhou Yankun said that the systematic planning and scientific layout of land, ecology, industry and urban functions have begun to appear, and the pattern of the main functional areas of "eastern cities, central industries, and western ecology" has begun to appear. The construction of 20,000 mu and 20,000 mu contiguous modern theme industrial parks was initiated, and 5 contiguous agricultural demonstration areas of 10,000 mu were initially built, and the trend of urban and rural spatial agglomeration and development was initially formed.
Second, industrial development has reached a new level. Statistics from the Reform Office of the Nanhai District Committee show that the number of existing high-tech enterprises in the South China Sea has reached 2268, and the number of industrial enterprises above designated size has reached 3406, forming three 100-billion-level industrial clusters of pan-home, equipment manufacturing, automobiles and new energy.
Third, the pace of high-quality development of agriculture and rural areas has accelerated significantly, and the quality of urban and rural living environments has been greatly improved. In 2020, the disposable income of rural collective economic organizations in the whole region exceeded 10 billion yuan, ranking the forefront of the same level in the country. It was awarded the National Rural Happy Community Construction Demonstration Zone. At the same time, the treatment of urban and rural black and odorous water bodies has fully reached the standard, the water quality assessment of 7 state-controlled and provincial-controlled sections has fully reached the standard, and the water quality of cross-border rivers in Guangzhou-Foshan has improved by 27% year-on-year. Start the construction of 13 130,000 acres of urban parks.
As an authoritative expert on China's land issues, Liu Shouying, a professor at the School of Economics at Chinese Min University, has visited the Nanhai District several times. He said that the successful practice of "new land reform" in the Nanhai region has great reference significance for the current regions where the industry has reached a certain stage, especially in the Beijing-Tianjin-Hebei region, the Yangtze River Delta, the Pearl River Delta and the Greater Bay Area. First of all, the "new land reform" in the South China Sea strengthens the top-level design on the basis of the existing reforms, and carries out land space reconstruction, urban and rural space reconstruction, industrial space reconstruction, living space reconstruction, and ecological space reconstruction throughout the territory, so as to promote the comprehensive integration and integrated development of urban and rural areas. Second, to find a balance between collective land and state-owned land is to ensure the balance of public land, government strategic land, and collective land. Among them, the government's strategic land use needs to be planned to ensure that there is room for major project development in the future. Collective land, on the other hand, needs to be transformed and upgraded to ensure the benefits of collectives and farmers.
Author: □ reporter Li Jinhong reported from Guangzhou
Source: Economic Reference