CPPCC National Committee member Gan Lianfang: Collective land reform must dare to innovate and make breakthroughs
“Why do I have to make such a proposal? We are practicing the supply-side reform of agriculture, including characteristic small towns, because we are practitioners.” On March 6th, during the National Two Sessions, I sat in a coffee shop on the first floor of Beijing Railway Building. After the decision, Gan Lianfang, a member of the National Committee of the Chinese People’s Political Consultative Conference and chairman of Xingpai Group, expressed the original intention of the proposal.
At the two sessions this year, Gan Lianfang submitted the “Proposal on Promoting Agricultural Supply-Side Reform through Mixed Ownership Models”, aiming to promote agricultural supply-side reforms involving social enterprises through mixed ownership, forming a tripartite cooperation between the government, enterprises and farmers. New agriculture industry and new ecology.
In February 2015, the Standing Committee of the National People’s Congress authorized 33 districts and counties across the country as pilot cities for rural collective land entry, voluntary and paid withdrawal of homesteads, and increase in the income ratio of land-expropriated farmers. Among them, Beijing Daxing District entered the market as rural collective operating construction land. It is convenient for the pilot units to explore in the same way as the state-owned construction land use right to enter the market with the same right and the same price.
Gan Lianfang is one of the specific explorers. According to him, Xingpai Group (www.xingpaibilliard.com) plans to use the Longxi Metropark International Conference Center, Longxi Hot Spring Golf Course, Longxi Hot Spring Resort Hotel and Longxi Ski Resort. On the basis of this, use the surrounding collective operating construction land to turn the project into a large healthy cultural tourism project.
Gan Lianfang’s proposal mainly uses mixed ownership to promote agricultural supply-side reform to solve problems in future project development and construction, including government policy support, farmers participating in project construction and operation in the form of land shares and sharing benefits, and establishing a A tripartite consultation mechanism in which the government sets up the stage, the enterprises sing operas, and the farmers participate.
Promote agricultural supply-side reform with mixed ownership
Talking about the content of his proposal, he thinks it is not empty, it is a flesh-and-blood proposal, mainly to implement the rural supply-side reform proposed by the central government.
The No. 1 Central Document in 2017 clearly pointed out that “allowing the construction land saved through village remediation and homestead reorganization to adopt shareholding, joint operation, etc., focuses on supporting the development of rural leisure, tourism and elderly care industries and the integration of rural tertiary industries.” It further clarified “ The direction of “new land reform” also provided a basis for Gan Lianfang’s proposal.
In his view, to promote agricultural supply-side reform with mixed owners, firstly, by introducing social capital participation, it can ease the government’s financial pressure and solve the funds needed for rural remediation; secondly, introduce social enterprise participation to find new projects and industrial operations. Ideas and new methods; once again, farmers who participate in the construction and operation of the project by investing in land can not only get one-time transfer compensation, but also get dividends, which completely solves farmers’ worries.
Gan Lianfang was born and grew up in Beijing’s Daxing rural area. He has long been familiar with everything in the countryside. “For farmers, land is everything. In the past, compensation for land requisition was paid in one lump sum. After spending, there will be nothing. What about future employment? We think This problem will be solved through mixed ownership reform.”
The so-called mixed ownership system mainly refers to the government providing policy support. The enterprise is the protagonist in charge of capital investment and project development and construction. Farmers use land to buy shares and share profits, forming a tripartite win-win situation. “The government can obtain stable taxation and solve employment. Farmers can not only get a one-time compensation, but also share in corporate profits. Enterprises can temporarily reduce their expensive land expenses and invest more funds in project development.”
In terms of cooperation mechanisms, Gan Lianfang suggested that under the overall planning and leadership of the government, enterprises and farmers should cooperate to establish joint-stock companies, clarify the types, proportions and rights and interests of each party, and make information public on the public platform of the government and accept social supervision.
At the operational level, Gan Lianfang believes that through reforms and innovations, existing administrative procedures can be simplified, and operational procedures and implementation procedures can be summarized, including farmers’ right confirmation procedures, project approval procedures, cooperative shareholding procedures, equity dividend procedures, etc., and follow the principle of democratic openness , Keep files in the form of text, and regularly track project progress, sum up experience, and form cases for discussion with other pilot cities.
At the same time, in order to better realize cooperation, Gan Lianfang also suggested that the implementation process should be carried out with high standards, and the industry, planning, and business model of the declared project should be reviewed by means of expert review meetings, superior reporting meetings, etc., and through the establishment of project supervision The team supervises whether the construction and operation are implemented in accordance with the declared plan, whether the project construction is in accordance with the green environmental protection, and whether the farmers’ benefit is guaranteed.
However, under the current policies, there are not many difficulties to achieve all this, but Gan Lianfang seems to be very optimistic, “As a pilot unit, we must try first, and there will be innovations and breakthroughs, otherwise the pilot will be meaningless.” At the same time, he also said. It is suggested that the state and government should provide policy support in terms of credit, taxation, subsidies and collective land mortgages, and support enterprise innovation and reserve sufficient space in terms of systems.
Star trial
Gan Lianfang’s Xingpai Group started as a production of Xingpai billiard tables in the 1980s. After entering 2000, Xingpai Group began to enter the real estate industry and developed multiple residential, office, commercial, and hotel projects in Beijing’s Daxing District. The total development area exceeds 3 million square meters.
In the field of real estate, Gan Lianfang has successively cooperated with R&F Group to develop Danish towns, cooperated with CIFI Group to develop Longxi Xuhui No. 6 Yard and other projects, independently developed Longjingwan, Longxi Valderamar Manor, etc. project. In 2013, it began to cooperate with China Life in the field of general health.
In addition to cooperation projects, Xingpai also has Longxi Metropark International Conference Center, Longxi Hot Spring Golf Club and Longxi Ski Resort. According to Gan Lianfang’s plan, the future will rely on these established cultural tourism projects and Xingpai billiards. The history of the brand has formed a cultural tourism resort for sports operations.
The entire project covers an area of 5 square kilometers. Excluding existing projects, there is 3.5 square kilometers of development space. In the future, the development of a healthy characteristic town project and a Beijing tourist resort will be developed.
This 3.5 square kilometer development space is the collective land reform test ground in Gan Lianfang’s dream. Gan Lianfang revealed that it has reached a cooperation framework agreement with a domestic private enterprise. This partner has mature cultural tourism Mall projects in Yunnan, Northeast China and abroad.
According to insiders of Xingpai Group, the project-related work is currently being carried out simultaneously. First, after signing the framework agreement with the partner, it will further sign detailed cooperation documents, establish a joint venture company, be responsible for project investment, development, construction and operation, and settle funds. problem.
Secondly, Xingpai is negotiating with the government and villagers’ organizations on collective land shareholding, including government policy support, tax incentives, collective operating construction land indicators, villagers’ shareholding models, compensation mechanisms, shareholding ratios and other details. It is also the most critical link of the entire project.
Thirdly, Xingpai Group also initially initiated project planning, including specific project formats, the proportion of each format, investment, estimated revenue, passenger flow forecast, etc. On the one hand, it hired a third party to issue a project implementation feasibility report, and on the other hand, it also prepared a plan. The plan, the revised version has been released.
According to the Ganlianfang plan, the specific planning plan will be released approximately in June 2017. The most critical part of the entire project is the collective operating land index, which is mainly achieved through “demolition of five constructions and one” and “contiguous collective construction land”. In addition, whether the project meets the land use requirements, “If there is no good project, the government will not give you the land.”
The above-mentioned star-branded person disclosed that the preliminary work such as communicating with the government on the transfer of collective operating construction land, project planning and cooperation with partners is expected to be completed by the end of the year. If all goes well, the project can be officially implemented in 2018. According to forecasts, after the project opens, the average daily passenger flow will reach 80,000 people, the annual revenue will reach 15 billion yuan, and 1.5 billion yuan of tax revenue will be created for the government every year.
Pilot innovation and breakthrough
As one of the 33 pilot districts and counties in the country, Daxing District is responsible for the pilot work of entering the city for rural collective business construction land. According to the draft of the State Council authorized by the National People’s Congress, the pilot counties “suspend the implementation of Article 43 and 60 of the Land Management Law temporarily. Article 3. The provisions of Article 9 of the Urban Real Estate Management Law on the non-transferability of collective construction land use rights, etc., clearly stipulate that the transfer, lease, and lease of the stock use rights of collective rural collective construction land are permitted under the premise of compliance with planning, use control and legal acquisition. The shareholding shall be the same as the state-owned construction land use right to enter the market, with the same right and the same price.”
Gan Lianfang hopes that the 3.5-square-kilometer Xingpai Healthy Featured Town Project can become a pioneer in the reform pilot. The land includes agricultural land in beautiful rural areas, some state-owned construction land and about 700 acres of collectively-operated construction land, with emphasis on cultural tourism mall. And healthy characteristic small towns.
Gan Lianfang introduced that compared with state-owned construction land, the transfer process of collectively-owned construction land is more complicated. Not only must the project meet the planning requirements, but also the approval process for land use, planning, and construction implemented by state-owned construction land must be implemented. Both the income and employment of villagers must be taken into consideration.
The advantage is that the income of villagers has increased. In the original collective land acquisition process, the compensation paid to farmers only accounts for less than 10% of the total land income. According to the spirit of the same land, the same rights and the same price as the state-owned construction land, farmers can not only get the compensation. The land transfer compensation fund can also receive annual dividend income and employment arrangements from the project income. “It turned out that the government took a large portion of the land transfer fee. Now what we are doing is to let the farmers enjoy the reform dividends more, so that they have no worries after losing their land.”
Gan Lianfang introduced that the local government has given strong support to Xingpai Group’s exploration and innovation in collective operating construction land, including support for policies and approval procedures, as well as mortgage loans for collective operating construction land. Preliminary approval of banking institutions.
The most sensitive part of the pilot reform of collective land and homestead is undoubtedly the scope of building transactions. Under the current policy system, rural collective land and homestead can only be transferred within the collective, and cannot be transferred to other collectives and urban residents. In previous cases, the purchase of collective land or homesteads by urban residents is usually not recognized by law.
Gan Lianfang believes that since the reform requires the same place, the same rights, the same price, real estate transactions including commercial housing built on legally approved collective operating construction land should enjoy the same rights as state-owned construction land. He believes that it is not a major obstacle and can be tried first.
And this involves the existing small property right houses. Gan Lianfang believes that there is a fundamental difference between the two. “Small property right houses are illegal without any approval; while building houses on collectively-run construction land requires corresponding approval and can be legal If it exists, it can also be traded freely.”
As a member of the National Committee of the Chinese People’s Political Consultative Conference, according to his vision, although the main body of the land reform experiment is the Daxing District Government, it has to be explored by enterprises under the guidance and coordination of the government, and the experience and results of the experiment will be reported to the superior. If this exploration can achieve the expected results, it can provide a reference for the next step of reform.
