How can the government join hands with social capital to help the old reform tide over the difficulties?

The homesickness of many Cantonese people may be that they "met" a pool at the entrance of the village, reflecting the majestic figure of the ancestral temple.

Or pool water or ancestral temple. Wenchong, which has undergone the transformation of old districts for ten years, now presents a new look: ancient buildings are strung together by the green axis of cultural context, and new residential groups are formed around water ... In the tide of old transformation with the rapid promotion of the concept of "pan-real estate", how to maintain the integrity of ancient villages and turn precious historical and cultural heritage into quality communities that meet the living needs of modern people once troubled villages in Guangdong and even the whole country.

Guangdong is the first province in China to explore the "three old" transformation and achieve outstanding results. The relevant person in charge of the Guangdong Provincial Department of Natural Resources told Nanfang Daily that there are actually many old reform models in practice and application in Guangdong. At present, Guangdong's old reform project has entered a real critical stage. How to deal with the relationship between the government and the market will directly affect whether the next old reform work can achieve new breakthroughs.

Sample observation

800-year-old village tests Guangzhou's urban renewal

Wenchong Village is located in the downtown area of Huangpu, Guangzhou. It used to be a very typical "village in the city": dirty, chaotic and poor, and "handshake buildings" and "single-board buildings" abound. It is also the starting point of the first phase of Metro Line 5. The backward village appearance is incompatible with the development orientation and demand of the region where it is located, and the contrast is huge, which has also become a stubborn disease that hinders the development of the city.

In 2009, the approval of the renovation plan of Wenchong Village officially kicked off the old renovation of this village in the city from 65438 to 00.

According to the planning goal of "one axis, one heart, two pieces and three groups" in Huangpu District, Wenchong Waterway and the 20-meter urban green belt on both sides form a contextual green axis, and public service facilities are set on both sides of the axis to continue the layout of Wenchong ancient buildings.

In a blink of an eye, ten years passed. Wen Chong, who caught the reporter's eye, completely refreshed his face value: all the relocated houses are elevator high-rise residential buildings, with a building density of about 17% and a building area of nearly 60,000 square meters of community supporting public service facilities. Middle schools, primary schools, kindergartens, residents' fitness places, meat market and other facilities are readily available, and the living conditions in the community have been greatly improved. The village collective property area has also increased from 6.5438+0.2 million square meters to 6.5438+0.7 million square meters, and a diversified comprehensive commercial body has been built, which has greatly increased the income brought to the village collective. Guangzhou Vanke, which participated in Wenchong Old Reform Project, also gave "special care" to 35 cultural relics projects in the village. Wenchong Diaolou, Lushi Grand Ancestral Hall and surrounding historical buildings are all protected and repaired in situ.

In my humble opinion, behind the transformation of Wenchong's "embroidered" old village is actually a vivid embodiment of social capital's orderly involvement in Guangzhou's urban renewal project. Under the premise of government-led, Wenchong collective economic organizations independently reformed and established wholly-owned subsidiaries as the main body of reform; In terms of sources of funds, the government does not invest, and the renovation costs are all obtained from the transfer of financing plots. In the transformation mode, the old city renewal, demolition and resettlement are closely combined with the financing of urban village reconstruction, which not only solves the problem of difficult land use for old city reconstruction and demolition and resettlement, but also provides financial support for the whole urban village reconstruction.

Mode selection

The core is to handle the relationship between the government and the market.

What Wenchong Village is practicing is actually a typical old reform model explored by Guangdong in recent years.

The reporter learned that Guangdong's "three old" transformation projects often involve "government-led" model, "government-market cooperative transformation" model and "market-led" model. In order to explore the formation of these three different transformation modes, China has actually explored them for nearly 30 years.

According to a previous study by Ma Xiangming, vice president of Guangdong "Three Old" Reconstruction Association and chairman of the Planning and Design Committee, Guangdong's urban renewal has gone through four main stages.

Before 1988, it was mainly the "bottom line repair" type of scattered point renewal driven by government planning, which had very limited effect on optimizing and improving the overall spatial form of the city.

During the period of 1988-2009, market participation instigated the structural renewal of "retreating from two to three" to become the mainstream. The government needs more social investment, and the "three old" transformation projects are started quickly, not limited by land use indicators, and market participants gradually participate. Due to the high rate of return on real estate, at this stage of renewal, most land renewal projects are mainly commercial housing development.

During 2009-20 13, urban renewal entered the third stage: the "three old" transformation promoted by the strong government from bottom to top. It is also at this stage that all cities in Guangdong have completed the first round of "three old" transformation planning. With the introduction of a series of old reform policies by the Guangdong provincial government, land owners, real estate developers, financial institutions and other parties actively participated. However, at this stage, the demolition and reconstruction of "industry changing into business" and "industry changing into housing" are the main methods, and the housing inventory has increased.

20 14 is now the fourth stage, paying more attention to returning to public facilities and increasing commercial and residential complexes; Pay attention to the preservation of "homesickness" and advocate increasing interesting spaces such as "embroidery micro-transformation", "reconstruction of villages in cities" and "revitalization of old neighborhoods"; Pay attention to the emergence of new trends such as renewal unit transformation and fragmentation transformation; The "three old" transformation policies have been continuously released, which fully mobilized the enthusiasm of market players.

From the development of these four stages, it can be seen that from the "arranged" by the government to the "strong government promotion from the bottom up", the government promotion has always occupied a dominant position, and the participation of market forces has experienced an extensive "real estate" process, and finally returned to a reasonable, orderly and balanced state.

industry analysis

Different models have their own reference significance.

At present, the transformation of Wenchong old village is still in progress. According to the notice of Guangzhou 20 19 key project plan previously issued by Guangzhou, there are 52 urban renewal and land reserve projects in Guangzhou this year, including 23 old village reconstruction projects. Guangzhou No.1 * * implemented 15 old village cooperative bidding in the first half of the year, distributed in 9 districts of the city. In the second half of the year, as the transformation of old villages continues, a bigger market cake will be formed, thus attracting more and more market power subjects to participate.

Some experts pointed out that in the process of tackling the old reform, the three models have been reflected in more and more cases, and they all have their own reference significance for future old reform projects.

The comprehensive development project of Dachong Village, Nanshan District, Shenzhen is the largest overall renovation project of villages in Guangdong Province. The project adopts the operation mode of "government-led, market-oriented operation and joint-stock company participation", which improves the overall urban space quality of the region, reasonably determines the intensity of land development, makes efficient and intensive use of land, and gives full play to the potential effectiveness of land.

The renovation project of Tangjiu Village in Maoming City adopts the renewal mode of centralized transfer to rural areas and joint development. Through the rural collective assets trading platform, the cooperative subjects are openly selected, and the "three old" transformation is organically combined with the land consolidation in the village.

The reconstruction project of Paihou Village in Yangjiang City adopts the "government-guided market-led reconstruction model", which is conducive to speeding up the project construction, bringing benefits into play as soon as possible and achieving a win-win situation among the government, investors and surrounding people.

From these different cases, we can see that "one village, one policy" has achieved practical results, which also makes the old reform step into a more scientific, reasonable and systematic direction.

In September this year, Guangdong issued the "Guiding Opinions on Deepening Reform and Accelerating the Transformation of" Three Old "to Promote High-quality Development". In view of the key and difficult problems reflected by various places, such as high warehousing threshold, heavy tax burden, difficult land acquisition and demolition, difficult planning adjustment, high approval threshold and heavy tax burden, we adhered to the problem-oriented and thinking, and put forward 19 targeted reform measures, which is undoubtedly tackling key problems.

Nanfang Daily reporter Xu Lei Intern Lu Linmian Coordinator Feng Shanshu