A land certificate, construction land planning license, plan approval stage
point land certificate and the construction land planning license these two cards, plus approved planning point is the premise of real estate development. However, these things receiving the order, very knowledgeable. experienced comrades, a look at the issue of these things the time, basically you can determine the plot behind the story. these three things related to the land department and planning department protracted power struggles. At present, China the law does not regulate this issue well.
Well, a brief speech, the land certificate issued by the Land Department, land ownership certificate specifying the period of land use and use (just stated) ; construction land planning license issued by the planning department, is approved for land use and land boundaries of the law; planning points approved by the Planning Department issued, is to determine the intensity of land use indicators of the legal basis, such as building density, plot ratio ah ah parking configuration ah these indicators are required in the approval in the reflected, including the current requirements that limit the percentage of small units will be reflected in this document.
general, a piece of land, must be approved by the planning department planning points awarded the construction land planning license (hereinafter referred to as the regulation permits), the to receive the land use right certificates. It absolutely should be required procedure. because the land department approved by the planning department must be based on land features and land use intensity, to calculate the land transfer payments to the land specified in the certificate of land use and age.
But hey, in reality it, the idea is only an ideal state. because, first, the department of land in many places in the transfer of land when it was not considered planning, directly on the block transfer. And then for others to do the commercial and residential land land-use right certificate. The people can not understand the land transfer model was very popular. and the transferee of the land developers, planning departments Polishing hard again bubble, whether it is to modify the plan or just the plans are not good, anyway, my land transfer is already paid, the rest of the things you get the planning department to give me.
I am not criticizing this land model is easy to breed corruption. you know, out of the formal land transfer is just a beginning in 1990, and to engage in publicly traded in the form of land, or even just only started from 1997. The first piece of publicly traded Beijing land, is listed after the year 2000. I just say that my lack of experience on this issue, the international community has no model for reference. because of our real estate management system that is absolutely unique in the world The. young cynics do not mean here to give me three four. I soaked in the industry these years, at least I personally think that put me in the background of 90 years to go inside, I can not think of a better land transactions mode. the concept of urban planning until now have not popular, not to mention it was.
But in any case, this land transaction is now just history.
new Town and Country Planning Act, eighteen: In the cities, town planning area to provide by way of transfer of state-owned land use rights in the former state-owned land use right transfer, city and county governments to urban planning departments shall, according to detailed plan, the location of proposed land transfer, the use of nature to develop strength of planning conditions, as the state-owned land use right transfer part of the contract. undetermined planning conditions of the land, not state-owned land use right transfer.
to sell state-owned land use rights obtained through the construction project, the signing of the state-owned land use right transfer contract, the construction unit shall, with the approval of construction projects, approval, filing documents and state-owned land use right transfer contract to the city and county governments to rural and urban planning departments for construction land use permit.
City county government planning departments of urban and rural land use planning in the construction shall not permit, without changing the land use right transfer as an integral part of the planning conditions contract.
hope in my future career, not to hold residential and commercial land use planning department of land certificates to wear foam die, amen.
2, the project company set up, project, environmental assessment, the four real estate development qualification
almost every time to start a project must pursue the things. very socialist characteristics. but here are some things very interesting relationship with the law is relatively large, such as the establishment of the project company. Here we must note, the parent company photographed the land, to set up its wholly-owned project company name, according to our laws, not a transaction. I again emphasize: between the parent and its wholly owned subsidiary of the land transfer, not a transaction. reiterates that: not a transaction. Therefore, the real estate company can be set sub-projects company, sold the house and then destroy it in the entity, leaving only a shell. This mode of operation no legal risk at all, very economical and practical, so now the size of a little bit of real estate companies are so dry.
say the project, this thing is purely a product of the planned economy era left behind, very tired, do not know what this thing should be considered. project is mainly on investment projects and feasibility. I do not know the current market, the feasibility of this thing, the perspective from what the government is managed. Anyway, over the depth of the market economy, so the management of this matter is different. Some places are basically not control, in some places on the tube was very strict. and what materials project in the end it is not clear what anyone says. project has relationships with other programs that is even more unusual things casual. such as the recent state policy requiring environmental assessment carried out for first, and then back to project. This is based on strengthening environmental protection for sustainable development considerations. but in many places, the EIA is a major prerequisite for project approval material. legislature can not simply can not do the EIA term. But there are measures under the policy, things are is run out of people. Anyway, so far, projects have to be launched in, I do not know how we are all of these inexplicable policies come through. Anyway, if I make arrangements for these things are basically directly to these departments, for example, to the planning department, let them give me the feasibility study report recommended the establishment of the company, to the EPA, let them give me the preparation of environmental assessment reports recommend the company, and then let the company do these procedures out. preparation of cost does not matter a bit to more. In short I saw these procedures, the first to severe pain.
qualified real estate development that is more a technical content, the key is hard to find professional and technical personnel. Now these information is the province of professional networking and technical personnel, and want to get some balls people basically can not fool the construction sector, construction sector did not dare mess in this matter, because anyone can be found online, so and so is What companies serving what professional qualifications. Now hard to find engineers, structural class, ah, feeling one. hehe.
under a formal planning began to report about construction: master plan review stage.
3, General Plan review stage < br> name for this stage is not around, I hear more is called row, each of them single building how high, how big, how the buildings interval between single building, how much space, enough sunshine, with a total floor area ratio is much, did exceed the specified floor area ratio, building density is How much, how to arrange the road and out of district, is not consistent with fire codes, etc., etc., these things are very professional ah professional.
here to illustrate what I like building density, this thing looks Simple is not it, that is, the base area of the building plot area ratio of the total number. For example, this area is 1 million square meters, 3,000 square meters of buildings on the ground, then the building density is 30%. appears that the calculation should be there is no controversy. But wait. my area of 3,000 square meters inside the building, has 2,000 square meters is a large elevated platform, is the parking under the elevated floor, the air above the green square. Now, the controversy came, I have the 2000 square meters, in the end be considered building basement? reason why you limit my building density, green thing in order to guarantee nothing more than to protect the residents of leisure space thing. Now although I seem to be something built on the ground, but I have this thing on top is green, ah, I did not reduce the green, ah, I ah leisure space has not decreased, so the 2,000 square meters which can not be considered in building density. This type of elevated levels of air garden in the end to do not count in building density problem, anyway, is not limited to death specification, there are endless space for personal gain.
another example, floor area ratio, total floor area divided by the net land area. also looks very simple. but put in practice a Look, Sha is the net land area ah? starting from where ah? is purely contained in the area of land use rights, or is that little more than the large area until around the middle road of the road go? this thing do not know, count how do. to a greater net land area, with a total construction area will naturally increase. This is the place for personal gain.
other places, such as setting fire channel, high-rise buildings must be set up around the fire ring road. But such a practice, the green area basically destroyed. how to do? set the kind of invisible fire road, to keep grass green above, pointed to the drawings that this is a fire road. so do all right? Anyway, I I do not know Daoxing not. fire Road load that is a very strict design requirements drip drop, anyway, I personally do not know that the grass can not afford to carry fire.
master plan is the development of the trial reported that construction of the most activities of technical content, a process generally required 2 to 3 months, and planning departments often have to repeatedly modify and forth, back and forth grinding, grinding the temper of both sides failed to pass too. I have not seen any case can hardly Han Shunshundangdang do the work, waiting to be able to dry through the master plan review. I have not seen the kind of defect of the total graphic design, if we really want, no matter what the company's general layout, whether you are rich or Vanke Agile force or that as long as one to stir up, the problems are baskets of. is not enough distance between the fire is in place can not open the window to open the window, or is the Drive turning radius is too small, and so on and so forth. ( In that boasts one: I Fucai, have tried to complete the work within 10 days, has been cited as a legend. hehe)
4, a comprehensive review of pipelines, drainage pipelines
permit a comprehensive review of the planning department one of professional review, I am now speaking out specifically, because this thing is really very, very professional ah. done well, then it is kill people ah. Moreover, the company was killed this thing everywhere. What you do not think that those who Hopson Poly ah ah like the big companies would not have made this issue a significant error of principle, in fact, no matter what real estate company in the fall issue of the probability of the same , this thing just like drumming mass floral, one that died.
said a long time, pipelines What is this? includes three items: cell to the drain line, strong power lines, weak lines, taken together these three According to co-ordinate arrangements for the design of science, into the same sheet of drawings. to the water without much explanation, is how to tap into the community guidelines, then how the sewage and stormwater discharge area; strong electric power consumption is the line from where to enter, how to go upstairs, how the door; weak content on more than what cable TV lines, various types of communication lines, network lines, internal control lines, etc., etc., many to death. The above three things should be scientific so, all had to go underground, into the buildings from the ground through monomer to be connected to every household.
ah what these lines must be reasonably arranged, moving around is not. As non-professionals, To determine a district official line of integrated design is good, just look at two things: one, you get to walk into a district to see if it is not the wires inside the building and the floor in between the ride. as long as this is basically you do not have much of this area considered.
2, manhole covers is not a basic arrangement along the road to the district, not get everywhere. If you do a manhole covers are all over what is simply not see to come, basically you can consider this area to give up.
why I want to emphasize the pipelines so? If it is poorly designed what consequences? First of all, that is, water supply and drainage problems all day. about rain area becomes a pond thing, I really seen enough of that; and then, for the young me, is the network problems all day, the district network operators did not have a choice, because only a buried pipe, other network operators to provide quality services do not come in line, and now this family is not a bad line here is where the bad all day, repair, and I This is Daguai it, boom, click, off the net. and then, do the summer Do not drive air conditioning, open to a power trip. home appliances have to round the use, do not open with. watching TV do not drive the computer, or have consumed in the dark night. This is not engaged in pipelines ah good sign. You said that such a community, can live with?
pipelines being so important, then we say that we consider when designing good, good research, not on it? In fact, no. Why? because all the lines, you have to bring in from the outside, are out there takes a port. But where is the interface? I'm telling you, no matter how many developers are doing preparatory work in advance, so the number of investigations work, they can not guarantee that the interface does not change reserved. The most common is the municipal sewage pipeline suddenly re-construction, for the place, even if it does not change is the place to raise the level of a few centimeters, due to the inclination of the drainage area enough, that's finished. this kind of thing too common. I am sure you often see municipal pipeline construction, the road digging, make trouble here today and tomorrow to make trouble where it is. Anyway, I was afraid of this thing out. This situation it is like to lose money all else fails. and then, high-voltage wire access port, a good start right from a certain substation access, until construction is completed, access to formal, I suddenly noticed that the substation has been removed, Or it has been over capacity, and can not let you pick, you have to pick from other places, this time can only spend money wasted, and imposing lead. leads to how much power the number of ICC. For, uh, what life will cause The trouble, I do not know.
say to this water permit. this thing is made of the municipal sector, specifically for the drainage area. Now is the diversion of rain water and sewage requirements. is the rain water and sewage to the two points tube row. this thing is the tube diameter and flow, as well as the location of municipal pipelines connected. and then this thing is in turn affects the design of pipelines, in fact, the same thing. I do not say.
5, single review, construction planning permit
planning department review of the single unit design that is very strict, but overall, relative to the master planning, through a little easier.
single design Shane? master planning is based on the implementation of the single building design. These are mainly Han single program content? I was so summary: The key is to implement the size of the space dimensions. this stage something is also very troublesome, Zuifan is parking. now, our major cities have parking issues that are very strict control, the requirements are generally equipped with one parking space per residential, commercial general is 100 square meters with a parking space . general configuration requirements are basically so similar cities. parking spaces is not enough, basically not even think about the review through the monomer.
, of course, during the general master plan review, also Mixed parking spaces, but that stage is mainly experience value, according to 35 square meters to 45 square meters square value of this experience of a parking space, enough to evaluate the basement area, in general, the planning department does not really care enough parking spaces, not a serious number on the drawing. But single stage is not the same to begin counting. What hair trick this time will be spend. such as the so-called picture-spaces matter, do not stop the car into the parking spaces corners also put the matter, and so on and so on, do not A rather full. but sometimes, no matter how inadequate, set in place, it would have the means, that is, claims that I am here to do three-dimensional mechanical parking spaces. dimensional mechanical parking spaces I believe many people have seen, that thing is very bad words, so out of time to spend half an hour it was a very normal thing. But many developers are just lip service, as long as the review by monomer, the mechanical parking equipment that was never installed.
, then, why business that do not want to build bigger basement? that the construction of the basement at a loss. people buy less. I know that this would have a say Fenqing will fire to me, say 10, some 20 million to buy a palm-sized parking bit, the developers also at a loss? The fact is, stop a car, do not only need 10 square meters of space. However, you should go in this car, you also need 30 square meters into the lane. So by experience the value of parking spaces required for each share of the area, basically 35-45 square meters. planning departments so to master. you this car is not STOVL. This is the objective law.
course This is about my experience in some cities, parking can still make money, such as Guangzhou, Shenzhen and Shanghai, some of the prime real estate, said to be able to buy 40 million parking spaces in one. But this does not mean that general rule. hehe. After
single trial design, design company and then look at the detailed construction plans, construction projects can apply for a planning permit. This process is no technical content. not worth to say. I have a passing out.
But this construction project planning permit, in the new
6, fire and air defense
special review of these two things out dead. I direct so the following two conclusions: no area of the fire and air defense design is compliance. no fire and air defense equipment area is qualified. I have such a direct point: the fire was reported built, is difficult to say, is the most difficult of all professional newspaper under construction, but if the simple can be very simple. As for the air defense reported that construction, this thing somehow, I do not know what the count, I am preparing for any thing, all feel ill.
start the fire start. fire department is the armed police, not the government agencies, have a number of the people's hearts. Our review of the fire, in many cases are very crap, and very bureaucratic. in addition, our developers and, indeed, is not outrageous, to meet the Fire Code, then the investment is too high. In addition, we consumers have no such awareness. because a lot of demands on the fire is of use, such as elevators and stairwells were set up between a fire door, and that the owners and out, this is a very inconvenient. Basically, the fire design is absolutely impossible to do enough to be in strict accordance with specifications feet. In this respect, the review that is more stringent. In general, the developers are entrusted to the fire building construction enterprise agency reported. Why? because these companies and fire departments long-term deal with the thousands of fire departments in the wire Wanlv a long history, often by them to come forward in order to get things done. However, I am here to be fair: those involving fire safety norms, basically no one would dare hands and feet. such as the 12 floors above the fire to set up a dedicated elevator, scissors stairs 17 floors above the set, which is already the iron law of peremptory norms. I personally have not seen developers to these mandatory norms around too, even if they will get around to great rewards, such as a set of stairs to reduce It is such a good thing, ah, but basically no one would dare to follow the above. at least I did not dare. In my future career, I can not.
civil air defense is the same nerve with Chinese characteristics things. I do not know what Suansha. so I will not have a raid to stay in the basement of high-rise buildings, 911 of the vehicle in front of that building is to see. True to the bombing of a building, stay in the basement of the absolute buried alive out. Of course this is only my personal impression, and we do not mind.
civil air defense sector government departments, not the military establishment. for air defense purposes can also engage in that part of the basement parking spaces, but this part is to be zoned out can not be issued certificates of title. This part of the right to use parking spaces only. On the use of civil air defense parking spaces right, and now the controversy is very great. the community has a variety of voices, especially from the view that the nerve through the Property Law are. I tell you what all the air defense purposes, property rights are the State. countries in order to encourage people to engage in civil air defense projects to allow you to temporarily use the. But the property rights, in any case, what can not belong to all owners.
use part of the civil air defense parking spaces because only a temporary nature, can not sell, so developers will definitely be seeking ways to reduce air defense area. In addition, the air defense equipment that is very crazy things, such as air defense that the security door, then do not know Suansha, that thing into the basement to be really, really is out of the bunker. do not know what to prevent.
7, energy review, construction drawing review
receiving construction project planning permit, the design company construction again on the basis of detailed plans to complete construction drawing, utilities and so on all construction drawings and structural calculations of construction plans, etc., to complete energy-saving design, energy-saving calculations to make a book, you can begin the two reviewed.
Energy Review, which in my personal experience, is how the trial will do things. China is now more emphasis on sustainable development, the location of building energy efficiency put more and more high. so to speak: what 360-degree windows , all open-style balcony, enclosed courtyard without these things, certainly not in energy efficiency compliance. do these things, the summer air conditioning was opened to the crazy out. But people like this new thing. Well, where North-South differences is clear: on the north are generally more able to review energy conservation standards, the people in the concept is also more able to accept this, because the North has a heating problem, energy-saving standards of the house can not, in the winter that we will have to take out the heating costs in vain . But the southerners are more of this kind of thing does not wait, see, I like this one, none of your business ah.
this point could not help but think of the dwelling area of 90 sq m accounted for 70% of the 9070 policy say a few words. the Ministry of Construction officials in policy development, will feature with a strong north. northerners consider the request after heating in the winter, did not used to living large. bay more than 6 meters in the living room, the heating on would certainly not up to the. At the same time, without considering the toilets in the light and ventilation requirements, 90 square meters of dwelling space can indeed design a very nice three-bedroom units. This is from the north of the same usage and climate : The air is dry, and the toilet less frequently used, it is generally not used to shower every day. (I say that I this is not a geographical discrimination ah, I is entirely the sake of discussion.) But in the south, just making such a toilet windows, 90 square meters to design a three bedroom, it is almost impossible to accomplish. this little drawing in the map click on the know. the location of the house had a few outward surface, a total number of rooms, toilet do not know where the place. I then involved in several projects, in order to meet the request of this 9070 3 bedroom units can do, designers do not know how many tons of vomit the blood. the company is now forced to do nothing on the market, The introduction of a large number of forced only two bedroom units. Of course, two-bedroom units also can live, but can not raise children, raising children, this one is finished, add children grandparents parents cry, and even places that are not turned . the reality is so cruel drops. the objective law is the case.
Now some companies in order to avoid the 9070, would like some tricks, such as design two houses, then sell it together to get through. In some adverse media publicity caliber , the developer of this approach is called bad things against their conscience. I say nothing.
Well, to say the energy review, one that opened to say so much, I'm sorry I'm sorry. now that construction plans review. construction plan review now the market has been on the surface, and allows developers to find their own construction plan review the qualifications to do the review unit. construction plan review unit must also be accountable for the results of the review. However, the review of our technology is based on the backward , um, how should I say, even the design, construction techniques are very backward, so this review is a matter of opinion, the trial did not do anything. Here I have witnessed about a thing. year of a three-tier cities in the Pearl River Delta, in a Landscape front villa project to build a tower. the tower it, shaped like a spindle, two thin intermediate rough. The Bureau of Inspection Unit to lead people to check on the construction site, work on the frame of this tower, this tower to collapse suddenly, the inspection team all die off. This is a big ah, the Government formed a vast investigation therefore, to investigate the cause of the accident. The first is from the investigation from the design. the results of an investigation, the design maintains no design problems. Then put the review of the drawings sent to re-do a search, then review the staff said, no, the drawings in question. on both sides to a falling out. Finally, both sides could not convince each other. to say that violations of peremptory norms of drawing it, it also not violated. but that does not violate peremptory norms to secure compliance? I see who do not dare to say the words. Finally, the construction unit can only pull out a few fine sentence some money trouble. Hopson is now in Guangzhou of a real estate in front of such a tower is also intended to tree, so when the review is quarreling. Last but not forgotten, because it did not know, safe to anyway in the end I do not know.
drawings fees and charges review is very expensive, so the market has been nominal, the de facto monopoly. construction drawing review, in addition to the review of fees, expert little red envelope that is not dripping, quack, quack.
8, Yuni emission permits, noise permits, construction permits
Yuni consecutive night and the noise, the two things that speak specifically to get here, because these two things are most disturbing. I know that in many cities, almost no how control these two things: Yuni and noise. But now, more and more cities, began to strengthen the management of these two things.
Yuni emissions now almost become a major highway management sector, including roads, traffic, the police, the main road making money out. Yuni transport construction vehicles, only in a specified time, the provisions of the roads. But in many cases, do not be so standardized. especially the works to finish the work when it is night and day them, they will dump ah, no way, can only get through all deities.
Yuni during transport, it is easily contaminated surface. I have seen a car in Guangzhou, Panyu, from the Milky Way to spread all the way, the results were fined more than 50,000, contractors work hard to do no use, it is estimated that the transport sector were well done, hit the head of the gun.
noise emission permits, is only in the allotted time, the use of standardized, Construction noise a lighter way. This is a tube with the environmental protection department. Now many cities have banned the use of hammer pile. that thing is not who can stand up and fight, and I remember when I just entered this industry, I rely on, stand at the site where, after listening to the hammering the day, ears were buzzing the next day, almost silly not to hammer. of course, with hammering piles, it is certainly the most economical. as long as nobody, absolutely developers pile with a hammer. So I any case, support to strengthen management in this regard. In addition, continuous construction of those at night, but also to be regulated. Now in some cities, the night continuous construction management, to management was very good such as Guangzhou and Shenzhen. It is true tube well. No matter how find the relationship between immune batch was down. If you had the temerity not submitted for approval to start the night? It blames him more money, and want to support the Government's poverty officials. but the vast Most of the city, alas, that is the point where almost no management.
I come out as the city from three representatives of advanced, some second and third tier cities go, people ask silly EPA, noise emissions and continuous construction at night how to do procedures ah? results severely ridiculed by others many times. quack, I believe there will be seen here after my period, bitter laugh at me, and smug said: There is this document? me No, ah, ah I have here is very simple, what what, just above some smug faces, the same.
Well 9, quality supervision, safety supervision
I to this section to quickly engage in the construction permit out, has written impatient. but can not do anything. procedures came to be such a step by step. construction permit after the expiry of, and I can so I thought, I rely on the back do not know how many procedures. put inspection line, termites control, lightning protection, forecasting painted, pre-sale, professional acceptance, acceptance of the project for the record, until the handover. It was written dead I ah. Why am I suddenly the nerve to write such things? not ah do not understand their understand themselves. Special complain hundred words. Thank you.
quality monitoring stations and safety monitoring stations are under construction sector institutions. to get the construction permit, you must have to go two stops to do examination and approval procedures. The two stations division of labor, I tell you honestly, I could not tell. In my opinion, the quality problems are security problems. I do not understand why pursue two stations, sub-a pipe. For example, I did not pile to play according to prescribed procedures, pile load does not result in compliance, the safety and quality in the end is the problem? I anyway do not know. In short the two institutions had to coax good. Of course the two departments in a number of details still differ. For example, some security problem is relationship with the construction quality is not, for example, workers do not wear safety helmets matter, material piled up heap of friends is not required, these. but in my opinion, safety supervision to eat quality supervision, and as an institution, there is no logic and operation the difficulties.
in the real operation, anything related to testing to do by the quality supervision; without detection, can be found in the general problems with the naked eye, and belongs to safety supervision responsibilities. engage in testing the quality supervision such as pile load testing, cement testing, these things are all fees, so there is no quality supervision in the management of so strict, why, because most rely on the quality supervision fees to feed themselves. irresolute money income, and so on . controlsafety basic charge, but they also can come out a lot of paid services, such as safety training, workers wear smart card to work safely, and so, in short, friends each have their own opportunities.
now in some cities function to test the quality the market has already begun, and the detection unit can be qualified to do testing. I've seen the best of the city of Guangzhou. be the cost of pile testing, only one third the surrounding cities. Well, in the Here, in order to avoid some people do not understand, I say, kick down the piles have to do testing. test qualified, can do the cap and continue to build up. you, you know?
but then, the vast majority of city, this function is quality monitoring stations firmly adheres to. This is also the road construction department of the Health and rich ah. I do not my client was incensed if the Secretary. Hey
10, construction bidding, construction supervision report
construction permit or not write, write death of me, ah ah ah why I think writing this material? I heart flooded with a construction permit to write off the impulse ah eunuchs.
First, I must indicate, in accordance with our current Zhaotoubiaofa, private ...
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