Breaking through the bottleneck of rural tourism land by "point-to-point land supply"

What is "point land supply"

"Point land" can be understood as: the project area is divided into permanent construction land and ecological reserved land, in which the permanent construction land is provided as much as possible, and the rest can only be requisitioned, and the land is provided to the project owner by means of lease, allocation and custody.

Point land supply is a new way of land acquisition, which is relative to the original single plot. (For example, if a developer buys a piece of land from the government according to the "land supply", the area is 10000, and the plot ratio is 2, then the developer can only build a building of no more than 20000. ) Point land supply is to divide the project area into permanent construction land and ecological reserved land, in which the permanent construction land is provided as much as possible, and the rest can only be requisitioned and used by the project owner by means of lease, allocation and trusteeship. Generally speaking, in a large area of land, how many land indicators are used and how many plot ratios are calculated, and construction land is supplied through scattered points or strips, while other surrounding land can be obtained through leasing.

Compared with the traditional integrated land supply model, "point land supply" has the following characteristics:

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Why do you need "point land supply"

In recent years, driven by the rural revitalization policy and market demand, rural tourism has developed at an unexpected speed and scale, and the contradiction between industrial development and land use has become increasingly tense. Land is one of the most basic and important production factors in the development of rural tourism, which is directly related to industrial development goals and social benefits.

In the process of putting forward and promoting the rural revitalization strategy, the land problem in rural tourism development is becoming more and more obvious, and the imbalance between input and output without "tourism land index" and "tourism land index" has become the fundamental problem restricting the development of tourism. Judging from the current objective conditions, it is difficult to operate the land supply in rural areas in pieces.

First, in rural leisure projects, the traditional integrated land supply method is difficult to land because of many problems, such as large land occupation, large land scale, low floor area ratio, tight land supply by the government, and the balance index of agricultural conversion to occupation and compensation.

Secondly, for rural tourism projects, generally speaking, from the perspective of environment and landscape construction, the facility design is relatively small and scattered. According to the traditional way of land supply in pieces, it will cause great land waste, which is not cost-effective for developers or the government.

Third, the traditional way of land supply needs too much money, and the return period of rural tourism projects is long. No matter how rich investors are, they will inevitably feel hesitant and entangled. Therefore, point-like land supply is more practical and conducive to the development of rural leisure projects.

Fourth, point-like land supply is more conducive to revitalizing land assets. Almost every project will leave "land residue". Dotted land supply can push these lands to the market, revitalize land reuse, release the pressure of land management, collect land costs in time, and appropriately supplement fiscal revenue.

Fifth, according to past experience, investors who bring capital to the countryside mostly deal with village collectives or villagers and do business. Therefore, it is inevitable that mortgage financing will be difficult and farmers will default, and disputes with villagers often lead to the project being abandoned halfway. Point-to-point land supply is first converted into state-owned construction land and then publicly sold, so the completed project has property rights, avoiding disputes with villagers and ensuring the reliability of project investment.

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Policy basis of "point-to-point land supply"

In order to solve the "land problem", especially the rural development problem, since 20 15, the rural development policy issued by the relevant state departments has given clear support and guidance to rural tourism land. Great breakthroughs have been made in the pilot and promotion of "tourist land" in some places, and "point-to-point land supply" has become a more practical innovation path.

At the beginning of 2065438+2008, the People's Government of Hainan Province put forward in the Opinions on Further Strengthening Macro-control of Land and Improving the Efficiency of Land Use that in the construction of tourism projects such as "Hundred Towns and Thousand Villages Farms", while maintaining the original land around the main project, we should actively explore the decentralized "point-to-point land supply" method to further improve the degree of refinement, precision and intensification of land use.

On June 30th, 20 18, the General Office of Zhejiang Provincial People's Government issued "Several Opinions on Developing and Utilizing Low Hills and Gentle Slopes to Promote the Construction of Ecological Villages and Towns on Slopes" (hereinafter referred to as "Opinions"). It is clearly pointed out in the Opinions that "land supply should be combined from point to area and differentiated", that is, development and construction projects should provide land in the project area. If the project area is a single plot, the land supply should be based on the construction plot; If the project is located in multiple plots, the land will be supplied according to the combination of construction plots.

2065438+On July 27th, 2008, the Guangdong Provincial Government issued the Implementation Plan for Promoting Global Tourism Development in Guangdong Province (hereinafter referred to as the "Plan"), providing policy support for tourism land, aiming at solving the common problems faced by Guangdong in tourism land. The "Proposal" clearly supports rural collective economic organizations to make full use of idle farmhouses and homesteads according to laws and regulations, and transform homestays, maker spaces and other places. The overall land use planning of a township (town) can reserve some planning and construction land indicators (no more than 5%) for the construction of scattered and separate rural tourism facilities. The indicators required for rural tourism projects that belong to new industries and new formats, as well as the land for people's livelihood that meets the requirements of the precise poverty alleviation policy, can be solved as a whole from the new construction land indicators in the province. This policy not only encourages rural areas to actively participate in tourism projects, but also provides land security for new formats. For example, the construction of homestays can refer to this land use policy.

On 20 18 and 10, Jilin Provincial Tourism Commission issued the "Ice and Snow Order", which included seven practical measures, including land policy, support policy, incentive policy and benefit policy. Among them, it is specifically mentioned in the land policy that "point-to-point land supply" can be realized if the investment in rural tourism projects conforms to various plans; Those who invest in cultural tourism projects can obtain land use rights by renting first and then letting; Projects that do not belong to permanent buildings can be built directly as long as they are agreed with the original land users, and there is no need to go through the construction land procedures.

In addition to Hainan, Zhejiang, Guangdong and Jilin mentioned above, some areas in Anhui, Chongqing and Sichuan have also introduced relevant policies to support the implementation of the "point-to-point land supply" model.

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What are the cases of "point land supply"

Under the background of policy support, many areas have adopted the way of "point to land" to find a way out for leisure tourism projects. In recent years, the "point method" has provided new vitality for rural tourism projects, and successfully created a number of outstanding rural tourism and leisure projects, such as Chixin Valley in Moganshan, Hangzhou, Guiyuan Town in Wulong, Chongqing and Panyu, Guangdong.

Bare Valley of Moganshan Mountain in Hangzhou 1

The bare core fort project in Moganshan, Deqing, Zhejiang Province adopts the method of "point-to-point land supply and vertical development", and divides the project land into permanent construction land and ecological reserved land, in which the permanent construction land is supplied as much as possible, and the rest can only be collected and used by the project owner by means of lease, allocation and trusteeship. Chixinbao only added 12 mu of construction land, and the remaining 80% buildings were rebuilt by renting local farmhouses. More than 200 acres of forest in the park were transferred by villagers, keeping the original appearance and greatly saving the land use index.

Chongqing Wulong returned to its original town.

Guiyuan Town, located in fairy mountain Town, Wulong, Chongqing, is a rural leisure project created by dotted land. The total project area is 1 163 mu, which mainly includes 36 homestay buildings, of which 25 are newly-built homestays, and the1/building is transformed from the original vacant farmhouse. It is understood that at present, three vacant farmhouses have been renovated and put into use for mountain studios, reception centers and tea rooms, and the remaining eight buildings will be transformed into homestays, youth hostels and farming experience workshops. Guiyuan Town is a successful case of land development from point to area, which has the effect of promoting the implementation of rural revitalization strategy from point to area.

In view of the particularity of this project, Guiyuan Town, like other tourist towns, also encountered some problems in the early stage of the project, such as difficult land supply, non-compliance with the plan and no pre-approval. Later, according to the "point land use" model, point planning, point approval and point land supply were carried out according to the project building area, building half distance range and necessary environmental land, which not only greatly reduced the land occupation index, solved the project land use problem, but also eased the financial pressure of investors. In addition, the owner of the expropriated farm house leased the cultivated land and forest land around the farm house to the project party at the rent of 600 yuan/mu/year and 150 yuan/mu/year, respectively, for the construction of agriculture-related projects. The lease term is 12, and farmers have rental income every year. Local farmers have also participated in the operation and construction of Guiyuan Town, providing a large number of jobs and improving their living and life.

3. Panyu Guangdong

In order to further improve the land utilization rate and meet the needs of the development of tourist spots, Panyu, Guangdong Province, on the basis of "zero cultivated land", implemented point land supply to solve the problem of tourism construction land. In undeveloped land such as "low hills and gentle slopes" outside the planning area, according to the needs of "point layout and vertical development" of scattered tourism construction projects such as homestays and farmhouses, point-like land supply and point-like construction will be realized, and undeveloped construction land will remain intact as ecological reserved land. Up to now, the holiday construction project of Xiaohai Lv Wen in Tuzi Town and the Kang Feng project of Shenjiayang plot in Xianyao Town have reached the planning and design conditions of point land supply, saving the construction land index by more than 60%.

Generally speaking, "point-to-point land supply" is an innovative measure and a new attempt to develop rural tourism, revitalize rural idle houses, increase farmers' income and boost rural revitalization. As for what dividends or negative effects will be brought by the subsequent development and implementation, let us wait and see.

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"Two Major Problems" and "Three Major Strategies"

In the process of pilot and popularization of "point land use", two major problems must be avoided:

First, the project of capital going to the countryside plays a policy of "edge ball". One advantage of "dotted land use" is that it not only reduces the land use index, but also reduces the early investment of the project and reduces the financial pressure of investors. Therefore, some rural capital projects may be "marginalized" by the policy of "dotted land use" and illegally acquire construction land under the label of facility agricultural land and temporary land use.

The second is the lease time and price of ecological reserved land. On the one hand, the lease term of cultivated land and forest land leased by Guiyuan Town Project is 12 years, but the property right of houses built on construction land is 40 years. The lease term of ecological reserved land is inconsistent with the lease term of construction land, which means that the overall function of Guiyuan Town Project cannot be guaranteed for a long time, and it is difficult to eliminate the problems caused by different property rights. On the other hand, although the project party considered the villagers' compensation and rent, and paid the rent to the farmers as agreed in the contract, the villagers' contract spirit was lacking. With the advancement of the project, the local villagers put forward compensation and rent requirements beyond the new level, which led to the failure to advance the project as scheduled.

In the implementation of the "point land" policy, the following three strategies must be implemented:

Tourism land is the core issue related to the high quality and sustainable development of tourism. As a strategic pillar industry of China's economic transformation and upgrading in the new era, tourism has the same reason to receive special support as industry and agriculture in the arrangement of land use system. The pilot and promotion of "point-to-point land supply" policy is an important measure to develop tourism. A new round of optimization and adjustment of tourism land standards and management based on "peer-to-peer land supply" is a necessary prerequisite for promoting the reform of China's tourism supply side, which will empower the tourism industry and significantly improve its attractiveness to capital, talents and other factors.