Urgent! Land use planning of Longfei Village (formerly Changjiang Machine Tool Electrical Appliance Factory), Gongping Town, Wenjiang County, Chengdu?

If there is enough relationship, it can be converted into comprehensive land.

Volume fraction

computing formula

Floor area ratio = total floor area above ground ÷ planned land area When the building height is more than 8m, the floor area of this floor will be doubled when calculating the floor area ratio (floor area ratio

Each region or city has its own relevant regulations). The higher the plot ratio, the lower the comfort of residents, and vice versa. So is the rate of green space. The higher the green rate, the lower the plot ratio and the lower the building density, the less space developers can use to recover funds, and the more comfortable residents will be. The ratio of plot ratio to green space ratio determines whether this project designs a residential area from the perspective of people's living needs or from the perspective of pure money making.

Relevant regulations

The floor area ratio is generally stipulated by the government. Generally speaking, the regulatory detailed planning of all kinds of residential land compiled under the current urban planning laws and regulations system is divided into 0.2~0.5 for independent villas, 0.4 ~ 0.7 for townhouses, 0.8 ~ 1.2 for multi-storey houses below 6 floors, and 0/1.5 ~ 2.0 for small high-rise houses. 18 floors of high-rise residential buildings are 1.8 ~ 2.5, 19 floors and above are 2.4~4.5, and the plot ratio of residential quarters is less than 1.0, which is an unusual residence. And it is different according to the characteristics of different cities.

Edit the architectural features of this section.

(1) The plot ratio indicates the allowable building capacity per unit land area in a specific "parcel". Parcel is the basic unit of cadastral management. It is a piece of land with clear boundaries and ownership on the earth's surface, and its area does not include public roads, public green spaces, large municipal and public facilities. The plot ratio can only reflect the specific intensity of land use by referring to the plot ratio of "parcels", and the parcels are comparable. (2) There is a certain relationship among plot ratio (R), building density (C) and number of floors (H). Building density refers to the ratio of building basement area to parcel area in a specific "parcel". When the number of floors of each house in the parcel is the same, and the building area of each floor of a single house is the same, the relationship between them can be expressed as: r = c h, in this case, the number of building floors is directly proportional to the floor area ratio. (3) The plot ratio can measure the land price level more accurately. The purpose of people buying land use right is to develop land and build houses. Unilateral housing development cost = unilateral construction cost+floor price+taxes+floor price = total parcel price/total allowable parcel construction area = land unit price/plot ratio. Therefore, the floor land price can more accurately reflect the level of land price than the unit price. (d) The plot ratio objectively has the most reasonable value. Generally speaking, increasing the floor area ratio can improve the efficiency of land use, but the increase of building capacity will lead to the deterioration of the building environment and reduce the comfort of use. In order to coordinate economic benefits, social benefits and environmental benefits, the plot ratio in urban planning objectively has the most reasonable value.

Edit the calculation rules of floor area ratio index in this section.

First, the plot ratio refers to the calculated value of the total floor area and the total construction land area in a plot. The calculated value of the total construction area above ground is the sum of the calculated values of the above-ground construction area of all buildings in the construction land; Underground business area, its business area is not included in the calculation of floor area ratio. In general, the calculated value of the construction area shall be in accordance with the Code for Calculation of the Construction Area of Building Engineering (GB/T50353-2005). In case of special circumstances, the following provisions of these rules shall apply. 2. When the standard height of a residential building is more than 4.9 meters (2.7 meters +2.2 meters), regardless of whether there is interlayer in the height, the calculated building area is calculated as 2 times of the horizontal projection area of the height; When the height of residential building is more than 7.6m (2.7m× 2+2.2m), the calculated building area is 3 times of the horizontal projection area of the floor, regardless of whether there is interlayer on the floor. 3. When the height of the standard floor of an office building exceeds 5.5 meters (3.3 meters +2.2 meters), regardless of whether there is a mezzanine on the floor, the calculated building area is calculated as twice the horizontal projection area of the floor; When the height of the office building is more than 8.8m (3.3m× 2+2.2m), the calculated building area is calculated as 3 times of the horizontal projection area of the floor, regardless of whether there is a mezzanine on the floor. 4. When the standard storey height of an ordinary commercial building is more than 6. 1 m (3.9 m +2.2 m), the calculated building area is calculated as twice the horizontal projection area of the storey, regardless of whether there is interlayer in the storey; When the height of an ordinary commercial building is greater than10m (3.9m× 2+2.2m), the calculated building area shall be 3 times of the horizontal projection area of the floor, regardless of whether there is interlayer on the floor. Five, when calculating the floor area ratio index of the building with balcony, the calculated value of the balcony construction area should be calculated according to its horizontal projection area. 6. The top floor of underground space is1.5m above the outdoor ground, and the calculated building area is calculated according to the horizontal projection area of this floor; If the top floor of underground space is less than 1.5m higher than the outdoor floor, its construction area will not be included in the plot ratio. When the elevation of the outdoor floor of the building is inconsistent, the elevation of the nearest urban road in the surrounding area shall prevail, and 0.2m shall be added as the outdoor floor, which shall be verified according to the above provisions. Seven, residential, office, ordinary commercial buildings, such as foyer, lobby, atrium, inner corridor, lighting hall and other public parts and roofs, detached houses and special-purpose large-scale commercial buildings, industrial buildings, gymnasiums, museums, exhibition halls are not calculated according to these rules for the time being, and the calculated construction area is calculated according to the Code for Calculation of Construction Area of Building Engineering (GB/T50353-2005). Eight, the design unit should indicate the construction area and construction area calculation value in the general plan. Nine, the provisions of these rules include the number of values. Ten, other circumstances encountered in the implementation of these rules, I will promptly supplement and modify. Eleven, the rules shall come into force as of the date of promulgation. [ 1]

Influence of editing this paragraph on land price

There are many factors that affect land price. Although each factor affects land price in different ways, its mechanism can be abstractly summarized into two aspects: one is to influence land price by influencing land income, and the other is to influence land price by influencing the relationship between land supply and demand. The income mechanism determines the economic surplus of land supply to a great extent, and the relationship between market supply and demand makes the land price fluctuate relative to the economic surplus, which determines the distribution of the economic surplus of land supply and complicates the change of land price. The influence of plot ratio on land price is influenced by income mechanism and market supply and demand. Generally speaking, the better the location conditions, the higher the land price level, the more prominent the contradiction between supply and demand, and the stricter the land planning control, the greater the impact of plot ratio on land price. Specific performance in the following aspects:

Influence one

Follow the "law of increasing and decreasing returns". Under certain technical and economic conditions, the soil volume ratio

With the increase of land investment, the net income of land will increase to decrease. As an urban construction land, the law of increasing and decreasing the benefit of plot ratio to land price is as follows: when the building density is constant, the increase of plot ratio mainly causes the increase of building floors, and with the increase of building floors, the unilateral cost decreases at first due to the sharing of basic engineering expenses and foundation treatment expenses; When the number of floors reaches a certain value, it is necessary to strengthen the foundation, increase elevators and strengthen earthquake resistance. And the unilateral cost changes from decline to increase, while the unilateral selling price shows a downward trend due to the decrease of the quality of the building environment caused by the increase of the building capacity. When the unilateral selling price is equal to the unilateral cost, the land revenue reaches the maximum and the land price reaches the highest. The floor area ratio at this time is the most economical floor area ratio. If the plot ratio continues to increase, the land investment income will start to decline because the unilateral selling price is lower than the unilateral cost, and the land price will also start to decline. For example (Figure 1), MC is the unilateral cost and MR is the unilateral selling price. The land price under a certain plot ratio L is the total income (DCGF area) under this plot ratio minus the normal profit of investors' capital and labor, and the rest is the land price. When the plot ratio is equal to m, the unilateral cost is equal to the unilateral selling price, the marginal income of land development is zero, the total income (DCNF area) reaches the maximum, the land price reaches the highest, and m is the best plot ratio. Above this plot ratio, the land price began to change in the opposite direction, and decreased with the increase of plot ratio.

Impact 2

The influence of plot ratio on land price is positively related to the size of the city. First of all, the scale of the city is large, the degree of intensive land use is high, the overall level of land price is high, and the floor land price accounts for a high proportion of the unilateral development cost of the house. The effect of reducing the cost of unilateral housing development by lowering the floor land price is obvious, while the intensive use of land in small cities is low and the overall level of land price is low. The unilateral cost of housing development is mainly affected by the unilateral cost of housing. The effect of reducing the unilateral cost of housing development by lowering the floor price is not obvious, but if the number of floors reaches a certain value, the cost of unilateral projects will increase. In addition, large cities have relatively systematic urban planning data, and land development is strictly controlled by planning, while planning control in small cities is generally not strict, and the determination of plot ratio is often arbitrary. In many places, there are no restrictions on the floor area ratio, or there are, but the control is not strict. Moreover, some local governments often encourage buildings to develop into the air in order to establish the image of the city. The higher the better, the plot ratio lacks practical significance in these small towns. Therefore, the larger the city scale, the more obvious the influence of plot ratio on land price, and the greater the change of land price with plot ratio.

Influence three

The plot ratio has different effects on the land price in different parts of the same city. The location condition of the city center is superior, and the land use intensity, land use benefit, land demand, land scarcity and planning control are higher than other regions, especially the urban fringe. The fierce competition of investors makes the range of land price change with floor area ratio keep or approach the law of land price change with floor area ratio under the action of land income mechanism. In other areas, with the decrease of land use income, land demand and its scarcity, the effect of plot ratio on land price decreases. Therefore, the influence of plot ratio on land price in the same city is gradually weakened from the center to the periphery.

Influence 4

The plot ratio has different effects on the land price of different types of land. Commercial land is the most sensitive to location conditions and can only be distributed in a few areas along the highway with superior location conditions. The scarcity of land and the contradiction between supply and demand are more prominent than residential and industrial land, which is easy to form a seller's market. The economic surplus caused by the increase of plot ratio due to the competition of many land users is mainly expressed in the form of land price, which belongs to land owners. Residential land is less sensitive to location conditions than commercial land, but stronger than industrial land; Industrial land is generally distributed in the periphery of the city, which is not only the least sensitive to location conditions, but also limited by process flow, and in many cases there is no floor area ratio limit. Therefore, in the same city, the impact of plot ratio on different types of land prices is from strong to weak, followed by commercial, residential and industrial land.

The influence of editing this paragraph on life

population density

The high plot ratio of residential projects means that many houses are built in residential areas, and high-density residential buildings will definitely bring high-density residents, which will eventually lead to the decline of the comfort of residential owners. In addition, high-density residents will also put great pressure on the fitness center, children's activity area, entertainment center, elevator and fire escape in the building. Frequent use will aggravate the aging of these facilities, so higher requirements should be put forward when buying high-density residential areas.

Internal planning problem

Because of the excessive pursuit of land utilization rate, the floors of high-volume residential areas will be higher and the proportion of green space will be reduced accordingly, thus affecting the living environment and quality of residential areas. In addition, the distance between buildings is too close, and the plot ratio in the community is too low.

Narrow roads and insufficient parking spaces are also common problems in high-volume residential areas. How to solve these problems reasonably is not only an important task for developers, but also an important aspect for buyers to improve their recognition of the community.

security issue

Because of the high living density, there will be more people coming in and out, and the difficulty of outsiders' integration will be reduced accordingly. This puts forward higher requirements for the security system of high-volume residential buildings. Therefore, the security system of high-volume residential areas must keep up (of course, this does not mean that the security of low-volume residential areas is not important), not only to increase the density of monitoring equipment, but also to increase patrol personnel to ensure the safety of residents.

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Carry out self-examination and self-correction

A number of illegal acts were dealt with according to law. Since May 2009, all localities have organized self-examination and self-correction, sorted out the real estate development projects that obtained planning permission from June 65438+1 October 20071March 20091,and dealt with the illegal problems found in time according to law. As of June 5438+February 3, 20091,except Tibet, 73 139 real estate projects (with a land area of 447557 hectares) were inspected in 30 provinces (autonomous regions and municipalities), of which 8235 were changed in planning and plot ratio, accounting for/kloc of the total number of self-inspection projects. 1988 projects (with a land area of 5,474 hectares) were found to have illegally changed their planning and adjusted their plot ratio, accounting for 2.72% of the total number of self-inspection projects and 24.14% of the total number of projects with changed planning and adjusted plot ratio; Through self-examination and self-correction, the land transfer fee was paid back12.406 billion yuan, the fine was 65 10 million yuan, and 57 planning permits were revoked. According to the information of the two special governance offices, Beijing, Liaoning, Jiangsu, Zhejiang, Anhui, Jiangxi, Shandong, Hubei, Hunan, Guangdong, Guangxi, Sichuan, Guizhou, Yunnan, Shaanxi, Qinghai and other provinces (autonomous regions and municipalities) acted quickly, with solid basic work and timely and detailed reports.

Intensify investigation and handling.

Seriously investigated and dealt with a number of cases of violation of discipline and law. All localities paid more attention to handling cases, seriously investigated and verified the problems and clues reported by the masses, and seriously investigated and dealt with a number of cases of violation of discipline and law. As of June 65438+February 3, 20091,the provincial (autonomous regions and municipalities) special governance institutions * * accepted 888 reports from the masses, verified 24 1 piece, and punished party and government cadres 178, including 45 cadres at the county level and 9 cadres at the prefectural level; 69 people were transferred to judicial organs, including county-level cadres 19 people and 3 people at the prefecture-level cadres. Judging from the investigation and handling of cases in various places, the following four problems are prominent at present: first, public officials use the power of planning approval to engage in power and money transactions and ask for bribes; Second, the local government and the competent department of urban and rural planning, proceeding from the interests of local authorities and departments, violated the statutory authority and procedures, approved the change of planning and adjusted the floor area ratio without authorization, and exempted the land transfer fee and supporting fees without authorization; Third, real estate developers carry out development and construction in violation of planning permission without approval, and the competent government departments neglect their duties, and the supervision is weak or even abandoned; Fourth, real estate developers use illegal means such as forging official documents and engraving official seals to defraud planning permission to change planning and adjust floor area ratio. A number of typical cases have been seriously investigated and dealt with in various places, which has played a deterrent and educational role in investigating and handling cases. Hubei Province investigated and dealt with corruption cases in Macheng real estate development. Deng Xinsheng, former secretary of Macheng Municipal Committee, Xu Shengxian, former deputy mayor in charge of urban construction, Xia Guisong, former director of Construction Bureau and other public officials accepted bribes from real estate developers in the process of land transfer, planning approval and fee reduction. Zhejiang Province investigated and dealt with real estate corruption cases in Pingyang County. Huang Anbo, former deputy secretary of Pingyang County Committee, county magistrate, Xu, former member of the Standing Committee of Pingyang County Committee and executive deputy county magistrate, and other four county-level cadres took advantage of their positions to seek benefits for related enterprises in increasing plot ratio and exempting land transfer fees, and illegally collected other people's property. Hainan Province investigated and dealt with the case of Zeng Qingquan, former assistant mayor of Sanya Municipal Government. During his tenure as director of Sanya Planning Bureau and assistant to the mayor, Zeng Qingquan took advantage of his position to seek benefits for others in planning approval and floor area ratio adjustment, and demanded and accepted huge amounts of property from others.

Long-term mechanism construction

A number of laws and regulations have been established and improved. Some places have found problems through special treatment, which has effectively promoted the system construction of urban and rural planning. At present, a number of policy documents have been formulated in various places. Beijing, Hebei, Anhui, Fujian, Jiangxi, Shandong, Shaanxi and other provinces and cities have clearly defined the conditions and procedures for adjusting the floor area ratio of construction land. The Beijing Municipal Planning Commission and the Municipal Supervision Bureau jointly formulated the Opinions on Implementing the Notice of the Ministry of Housing and Urban-Rural Development and the Ministry of Supervision on Strengthening the Management, Supervision and Inspection of the Floor Area Ratio of Construction Land, which refined the adjustment procedure of the floor area ratio index of construction land into eight links: written application, collective research, technical demonstration, joint examination by departments, expert review, public participation, asking for instructions and reporting, and filing with the National People's Congress. Hebei Province issued the Administrative Measures for Regulatory Detailed Planning in Hebei Province (Trial) in the form of the decree of the provincial people's government, which constrained the procedures for modifying the regulatory detailed planning and changing the development intensity control contents such as building volume ratio and building density, and set legal responsibilities. Changchun has successively issued a series of policy documents, such as Measures for Adjusting the Volume Ratio Index of Operating Land in Changchun, Principles for Calculating the Volume Ratio of Construction Projects in Changchun, and Measures for Investigating the Responsibility for Adjusting the Volume Ratio of Construction Land in Violation of Regulations in Changchun. All localities have also actively explored ways to promote the openness of urban and rural planning government affairs, and generally established systems such as publicity before and after planning approval, publicity before and after recent construction projects, publicity before and after construction projects approval, publicity for illegal investigation and punishment, and social supervisors. [2]

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In a few places, the importance of special treatment of floor area ratio is not well understood, and it is still in a passive state, with slow progress and little effect. Some self-examination and self-correction are not thorough and solid, and the basic work is weak. Judging from the reports from various places, there are still "zero problems" and "zero cases"; Some reports are not timely, the data are incomplete, and there are omissions and omissions. In addition, some places have not paid enough attention to cleaning up relevant local laws and regulatory documents, and some regulatory documents that obviously do not conform to the provisions of the urban and rural planning law have not been cleaned up and corrected in time.

The investigation and handling efforts are low.

At present, the number of people's complaints about illegally changing planning and adjusting plot ratio is still high, but in some places, the measures to carry out supervision and inspection are not strong enough, the investment in investigating cases is insufficient, and the coordination mechanism between departments is not perfect. A few provinces (autonomous regions and municipalities) paid insufficient attention to the two cases transferred, and some did not reply to the two cases with important results or the reply time was too long; Some do not directly investigate and deal with the transferred cases, but refer them to the urban and rural planning department of the city involved in the complaint for investigation and handling, or even send a reply directly to the subordinate report. For the problems that need to be verified, no judgment or conclusion is made, and no rectification opinions and measures are mentioned. In 2009, two special governance offices * * * sent 83 transfer letters to local special governance offices, which required a timely reply of 5 1 copy; As of February 20th,10, 12, 42 replies have been received, and 9 have not been answered.

Non-standard program

At present, there are different regulations on the practices and procedures of changing planning and adjusting floor area ratio. In a few areas, the adjustment of planning and design conditions is decided in the form of government meeting minutes. It is necessary to sort out relevant local laws and regulations according to the Urban and Rural Planning Law, and further standardize the specific conditions and operating procedures for planning changes and floor area ratio adjustments. In addition, the supervision coverage of some cities is small, the land transfer and planning approval lack supervision basis, and the planning conditions approval is arbitrary.

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On March 4th, 20 10, the leading group for outstanding problems in the field of central governance project construction held its second meeting to study and deploy this year's special governance work. At the meeting, He Yong, secretary of the Secretariat of the Central Committee and deputy secretary of the Central Commission for Discipline Inspection, made an important speech, putting forward higher requirements for in-depth development of illegal reform planning and floor area ratio adjustment. All regions and relevant departments should conscientiously study and understand the spirit of Comrade He Yong's important speech, further improve their ideological understanding, take the special treatment of plot ratio as an important task of special treatment of outstanding problems in the field of engineering construction in accordance with the deployment requirements of the central leading group for special treatment, strengthen organizational leadership, clarify work responsibilities, increase governance efforts, deepen the special treatment of plot ratio with pragmatic work style, and continuously achieve new results. According to the research of the Ministry of Housing and Urban-Rural Development and the Ministry of Supervision, in 20 10, the special treatment of floor area ratio should be combined with the special treatment of outstanding problems in the field of engineering construction, standardize urban and rural planning management, and focus on the following tasks: (1) Clean up and inspect real estate development projects that adjust floor area ratio indicators and change land use. Focus on cleaning up and inspecting the real estate projects that obtained planning permission from April 1 day to February 1 day, 2009. The illegal problems found in the inspection should be handled in place according to law. (2) Seriously investigate and deal with cases of violation of discipline and law. Further improve the inter-departmental communication and coordination mechanism, broaden the sources of case clues, intensify the investigation and handling of cases, seriously investigate and deal with violations of discipline and law, such as dereliction of duty and trading of power and money, by state functionaries in urban and rural planning, such as changes in construction land planning and adjustment of plot ratio, and seriously investigate and deal with problems that harm the legitimate rights and interests of the people in urban and rural planning and management. The Ministry of Housing and Urban-Rural Development and the Ministry of Supervision will supervise key cases and inform the society of a number of typical cases in due course. (three) improve the urban and rural planning management and supervision and inspection system. First, continue to organize local governments to clean up relevant normative documents. The second is to formulate and improve the regulatory detailed planning, modify the management system, and revise and promulgate the "Measures for Punishment of Violations of Urban and Rural Planning Provisions" and other institutional provisions. The third is to improve the system of planning revision, approval, publicity and soliciting public opinions. (4) Strengthen comprehensive guidance, supervision and inspection. Provinces (autonomous regions and municipalities) should strengthen supervision and inspection, and urge all levels to do a good job in the implementation of the work. In the second quarter, the Ministry of Housing and Urban-Rural Development and the Ministry of Supervision organized a spot check on the situation in some areas since the special governance work was carried out, focusing on areas with "zero problems" and "zero cases" and areas with more complaints and reports from the masses, and urged rectification and handling in place. In the third quarter, the two departments will summarize and report on the development of special governance work in various places.