The industrial projects mentioned in the Opinions refer to all kinds of industrial projects that meet the requirements of the national and Hainan industrial policies, excluding market-oriented commercial housing projects. However, due to the needs of planning adjustment and industrial development, the land use of various industrial projects can be changed according to law for project construction (including anjufang and rental housing projects) other than market-oriented commercial residential land. Under the premise of conforming to the national land space planning, the existing state-owned construction land can be transformed into housing and rental housing projects, and the procedures should be handled in accordance with the relevant provisions if the land use change and floor area ratio change are involved.
Opinions are divided into strengthening planning guidance and enhancing the scientific flexibility of planning control; Improve the arrangement mechanism of forest land use indicators; Innovate the classified management method of industrial project land; Implement a differentiated land supply model for industrial projects; Improve the land price system; Encourage the transformation and upgrading of existing industries; Support the rational development and utilization of underground space; Optimize the management of protected agricultural land; Deepen the reform of rural collective construction land system; Strengthen land use service and post-approval management.
According to the Opinions, on the basis of optimizing the layout of industrial space planning and scientifically guiding the site selection of projects, Hainan encourages mixed and flexible use of planned uses.
Optimize the preparation of regulatory detailed planning, comprehensively consider factors such as space, layout and industrial integration, encourage mixed layout of planning purposes such as industry, warehousing, scientific research, commerce, business finance and space facilities, and clarify the types and proportions of two or more planning purposes. For areas where traffic location conditions may change greatly or the current development direction is unclear, blank space with unclear use can be planned according to actual needs.
At the same time, simplify the implementation mechanism of dynamic adjustment of control regulations. Industrial land and storage land are split and merged, and the planning conditions such as floor area ratio, building height, green space ratio and building density are adjusted. If the floor area ratio does not exceed 2.0 and the height does not exceed 30 meters, the regulatory detailed planning shall not be adjusted for approval. In other cases, the preparation and adjustment of regulatory detailed planning shall be handled according to procedures.
In terms of land supply mode of differentiated industrial projects, if the land for industrial projects is industrial land and storage land, the requirements of industrial type, production technology, industrial standards, product quality and land-saving technology can be taken as preconditions for land supply, and the land can be supplied by bidding, auction and hanging together with the project; For example, the land for industrial projects is non-operating projects such as scientific research land, educational land, medical and health land, social welfare land, cultural facilities land and sports land. , can be allocated, transferred by agreement or contributed at a fixed price. The land for industrial projects is the land for headquarters economy such as retail commercial land, commercial and financial land, and the land for Internet and high-tech industrial projects. Relevant conditions such as the contribution rate of local financial resources and the self-sustaining rate of the headquarters building can be clearly defined in the land transfer announcement, and land can be provided by bidding, auction and hanging (first bidding, auction and listing). If the land is offered by bidding, auction and hanging, the self-sustaining rate of the headquarters building (not for external sales) shall not be less than 30%, and the non-self-sustaining part of the building can only be sold after the expiration of the five-year commitment period and the performance appraisal reaches the standard; Other operating industrial projects shall be provided by public means such as bidding, auction and listing.
At the same time, the municipal and county governments will lease the land to the land-use right holder through bidding, auction and listing, and the land-use right holder will carry out development, construction and industrial operation. If the lease term reaches the conditions for the entry agreement to continue to be fulfilled, you can apply for the continued use of the land in accordance with the agreement. The lease term of lease before transfer is generally 5 years, with the longest not exceeding 10 year, and the sum of the lease term and the subsequent transfer term shall not exceed the statutory maximum transfer term of land use. The total price of land leased first and then offered for land supply shall be determined according to the land transaction price publicly traded by means of bidding, auction and listing. The annual rent is not less than 5% of the total land price, and the agreed transfer price payable at the time of lease is equal to the total land price minus the paid rent. The lease period price and the lease transfer period price shall be paid in one lump sum. If the land is provided by renting first and then letting, the land use right holder may go through the planning and construction procedures according to law with the leased property certificate.
City and county governments can reasonably determine the flexible years of paid use of land within the statutory maximum years of paid use of state-owned construction land in combination with the industrial life cycle. If the land use right expires and the land use right holder meets the conditions for continuing to perform the access agreement, he may continue to apply for the next land use right.
The flexible period does not exceed 3 periods, the initial period generally does not exceed 5 years, and the sum of each period does not exceed the legal maximum transfer period of land use. Encourage the shortening of the flexible life of the project land in combination with the actual situation. For industrial and storage land, the land transfer period can be determined by no more than 20 years. For industrial projects that still meet the requirements of industrial policies and guidance upon expiration, the land use right holder may apply for renewal and pay the land transfer fee according to law.
The total price of land transfer in flexible years is determined according to the transaction price of land transfer under the condition of the total number of years of land transfer, and the land transfer price payable in each year is determined according to the total price of land transfer multiplied by the corresponding proportion of the whole year.
Under the premise of conforming to the national land spatial planning, industrial, warehousing, R&D, office, commercial and rental housing uses are allowed to be mixed, and differentiated land supply is implemented according to the land nature corresponding to the dominant use (the land with the largest proportion of the total construction area among all land uses). In the case of land supply by means of agreement transfer or fixed-price investment, the transfer reserve price shall be determined by multiplying the sum of the benchmark land prices corresponding to various uses of mixed land by 70% of its proportion; For projects that adopt the method of bidding or listing, the land shall be provided by combining bidding with auction and listing, and the transfer price shall not be lower than the benchmark land price corresponding to each mixed land multiplied by the sum of its proportions.
According to the Opinions, the land price system will be improved to further reduce the cost of industrial land. The benchmark land price of industrial projects such as tourism industry, Internet industry, medical and health industry, modern financial services industry, convention and exhibition industry, modern logistics industry, marine industry (oil and gas industry), biomedicine industry, low-carbon manufacturing industry, high-tech industry, education industry, cultural and sports industry, and tropical high-efficiency agriculture. According to the benchmark land price adjustment coefficient table, the position of industrial project land in the current benchmark land price results can be determined.
In addition, the "Opinions" clarify that five types of project land can be "only levied" and "not levied". According to the current land use management, the project land unit and the land owner should sign a land use contract according to law to clarify the land use relationship between the two sides in planting, breeding, operation and management. This includes: natural landscape land, farming, animal husbandry and fishery planting and breeding land; Non-permanent ancillary facilities such as sightseeing platform (area not exceeding 100 square meter) and plank road (width not exceeding 2 meters) in leisure agriculture and rural tourism projects; Sporadic public service facilities, including toilets, sewage treatment, garbage storage and transportation, power supply, gas supply, communication, electronic monitoring and other buildings or structures (the area does not exceed 100 square meter); Eco-environmental sewage treatment facilities such as constructed wetlands; Land for rural roads (including rural tourist roads) with pavement width (roadway) not exceeding 8m.