In 9 years, the land price has doubled, the demolition funds have been cut off, and the transformation is far away.
How to break the dilemma?
Shantou is located in 1860. It was once called "the only port with some commercial significance" in China by Engels, and the "small park" in the western suburbs was once the center of the bustling business district.
In 2004, "small park" became the object of old city reconstruction, and it was also the first old city reconstruction project in Shantou to separate the demolition people from the builders and replace the property rights of all the original residents.
Then, due to the "broken demolition funds and slow land circulation", the transformation was "aborted" at the beginning. Until 2009, when the reconstruction was brewing again, the land price had doubled, so far there has been no progress, and now it has become a dilemma.
The transformation of "small park" seems destined to be a dilemma from the beginning, and finally becomes the battlefield of interest game. The government tried to take back the right to development, but the negotiations were fruitless. How to break the game next?
Text/reporter Li Hua, Chen, Xiao Huanhuan
Figure/provided by Zhang Liehua
Standing in Zhongshan Pavilion, a small park, is equivalent to standing in the center of Shantou at the beginning of last century. Nansheng Department Store on the west side of Zhongshan Pavilion was once a symbol of the city's commercial prosperity. Today, this department store has been ruined in the years, and a large area of open space around it is surrounded by blue iron sheets, which are covered with weeds.
There is a stall outside the fence. Cars can't cross the street under the worn-out bicycles, only pedestrians pushing bicycles squeeze through the mobile booths selling CDs, used books and clothes.
This is the core of Shantou's "small park" area. The full name of the small park is Shantou Small Park, which is the birthplace of Shantou city and the historical symbol and local characteristics of Shantou as a "century-old commercial port".
In the fence, except Nansheng Department Store, it has been demolished. Outside the wall, it has not been demolished or built.
A dozen old people sat around the steps of the pavilion, playing cards and chatting. An old man sitting on the side pointed to the construction guardrail surrounded by a circle and sighed: "Half of it was demolished, and now it can't be dismantled." Renovation and demolition of small parks
The planned small park old city reconstruction project covers an area of 150 mu, including small park protection area 122 mu and relocation and resettlement area of 28 mu. Focus on the transformation of 122 mu "small park" protected area, and plan to build it into a large commercial area integrating commerce, trade, culture, tourism and catering.
This is a mode of demolition and construction, which leads to the transformation project of small parks being questioned by the outside world. Yuan Qifeng, a professor at Sun Yat-sen University and former chief planner of Guangzhou Urban Planning Institute, believes that the transformation of Shantou Small Park is "an old city reconstruction project that destroys the history of the city".
Huang Zanfa, vice president of Guangdong Historical Society and former party secretary of Shantou University, told reporters that "small parks have high cultural and economic values". Over the years, small parks have accumulated rich cultural heritage, and some buildings are rare in China. As a former commercial center, they have strong commercial potential and "should maintain their original characteristics".
Wu Nai (pseudonym), the official in charge of the renovation project, agrees with Huang Zanfa. He said that the government felt it necessary to renovate the old city, and the preliminary work of the renovation project began as early as 2000. The park was renovated for six months and then stopped.
Wu Nai said that just when the Shantou Municipal Government started the renovation of the old city of the small park, a Taiwanese businessman appeared and registered "Shantou Yousong Real Estate Development Co., Ltd." (hereinafter referred to as Shantou Yousong) to be responsible for the renovation project of the old city of the small park.
On March 4th, 2003, about 122 mu of land use right was listed and sold in Shantou Real Estate Trading Center. Shantou Yousong won the land use right with a total price of 306.575 million yuan.
On April 28, 2004, the renovation project of the old city of the small park was officially launched. Jinping district government is responsible for the demolition of this area.
Wu Naijie, who participated in the demolition work, said that according to the conversion of land price, the land price sold by the small park per mu is about 2.5 million yuan. However, according to the requirements of Taiwanese businessmen, the land price will be paid to the government in installments, "provided that the government is responsible for the demolition."
Wu Nai said that the price of 2.5 million yuan was "not low at that time, it was written in the agreement and allowed by the policy". At that time, the buildings in small parks were relatively dense. According to the market situation in 2003 and 2004, the cost of removing an acre of land made by the government is about 3 million yuan, that is to say, in addition to the 2.5 million yuan paid by Shantou Yousong, the government will subsidize 600,000 yuan to remove an acre of land.
"At that time, people lived in dangerous houses over there, which was very painful. The compensation price is not low, and the masses happily signed the compensation agreement. " Wu Nai said. But it didn't last long. The demolition lasted about half a year, and the capital chain was broken.
Wu Nai explained that 122 mu of land was developed in five phases according to the agreement. According to a survey report of Shantou CPPCC, the first batch of 60 mu development needs to remove 1.36 million households, with an investment of1.38.5 million yuan. In terms of government finance, Shantou Municipal Government originally planned to auction Dongbazi land funds, but it was difficult to achieve it. Residents refused to move.
After half a year, the funds were broken and the demolition could not continue. The renovation project of the small park was suspended for several years until 2009, when the Shantou Municipal Government decided to restart the demolition.
But the Shantou real estate market at this time is very different from that in 2004.
In 2004, one square ordinary house was demolished to provide residents with 1.200 yuan. At that time, the price of new houses in the small park area was only 1.700 yuan ~ 2,000 yuan/square meter, while the price of second-hand houses was only 700 yuan.
However, the five years that the project was put on hold are precisely the most dazzling five years since the recovery of Shantou real estate market. I have to mention that in May 2007, Wang Di, Dongsha Road, Shantou City, took over 7 million yuan of land.
In 2009, a building under construction "Jin× Plaza" not far from the core area of "Small Park" started internal subscription, and the subscription price has exceeded 6,000 yuan per square meter. The launch of real estate at this price directly raised all the housing prices around.
Therefore, when the renovation of the small park was restarted in 2009, although the compensation for demolition increased by several hundred yuan per square meter, the whole market was different, and the compensation could not even afford the second-hand houses in the nearby blocks. A staff member of the Southern District Office of Small Park Old City Reconstruction pointed to the demolition area that had been shut down and told reporters that even a toilet could not be bought with compensation in Shantou East District.
Residents think that the compensation per square meter 1000 yuan is too low, which is also the direct reason for the difficulty of demolition.
At this time, the old park of 120 mu has only been demolished, and there are about 10000 people living in this area. They refused to move. Developers earn huge price difference.
In the past two years, the small park area has not been listed for sale, so there is no reference price. However, in the current market, Wu Nai judged that the demolition cost of an acre of land was at least 6 million yuan. According to this price, the demolition of the small park will cost about 720 million yuan. The cost for developers to obtain the land use right is 2.5 million yuan per mu, with a total price of 306 million yuan, and the difference is more than 400 million yuan.
Faced with difficulties, the local government tried to negotiate with Taiwanese businessmen. Wu Nai, who has been involved in this renovation project for many years, revealed that Huang Zhiguang, the former secretary of Shantou Municipal Party Committee, held peace talks with Taiwanese businessman Chen Mou around 2007 on the condition that "all your investments will be given to you, including all your principal and interest. If you like, I will give you tens of millions. " But this plan has no further details.
Wu Nai revealed that in recent years, developers have put forward many "requirements" for the government. For example, build him a high-rise in the periphery, increase the floor area ratio and build a high-rise of twenty or thirty floors. However, the government should protect buildings with protection value according to the Cultural Relics Protection Law, such as Nansheng Department Store, and cannot rashly meet the "conditions" for developers to increase the floor area ratio and build high-rise buildings.
In short, the resumption of development in 2009 and subsequent negotiations have turned into a situation in which the government is hot and the developers are cold. Coincidence or planning?
According to the enterprise registration data of Shantou Administration for Industry and Commerce, Shantou Yousong was established on July 5, 2002 with a registered capital of 61170,000 yuan, of which Jinhua Yousong Real Estate Development Co., Ltd. contributed 7.2 million yuan, accounting for 1 1.77%, and the remaining funds were independently contributed by two other people, both of them.
It is also known that since its establishment, Shantou Yousong has only undertaken an old city reconstruction project of a small park. The reporter found that Shantou Yousong, located in Bo 'ai Road, jinping district, Shantou City, has a small office space with only 2~3 staff members.
Zhao Ming (a pseudonym), the relevant person in charge of Shantou Yousong, said that Yu, the legal representative of the company, was a Taiwanese businessman, while two shareholders surnamed Chen were from Wenzhou. Yu is only the legal representative of the company and has not invested in the company.
He revealed that when the renovation of the small park was blocked, he did put forward a proposal to the government to "increase the floor area ratio and be willing to pay more", which ultimately failed. Zhao Ming added that in order to promote the project, Shantou Yousong gave the government the idea of attracting investment, "I hope other developers will do it together".
"We will continue to transform this small park." Zhao Ming said. Li Feng, the current secretary of Shantou Municipal Party Committee, visited the small park in his first week in office.
The "small park" area is the key to revitalize the urban layout planning in the western suburbs of Shantou. What worries the government even more is that there are more than 10 thousand people living here, and dangerous houses threaten their lives all the time.
Developers can stay put, Jinping district government, which is responsible for demolition, has no money to move, residents are dissatisfied with compensation and unwilling to move, and Shantou municipal government is anxious but unable to invest huge sums of money. The pressure finally concentrated on the Shantou municipal government.
But for the government, the initiative of the game has been lost. Wu Nai said that it is not easy for Shantou government to spend a large sum of money to fill the gap of several hundred million.