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Shantou Special Economic Zone Properties And Volume Of Urban Construction Land Use Planning And Management Measures

Original Language Title: 汕头经济特区城市建设用地使用性质和容积率规划管理办法

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Means of use and absorption planning approach for cities in the first economic zone

(Adopted by the thirteenth 40th ordinary meeting of the Government of the Challenge on 23 December 2013, No. 147 of 31 December 2013, the Order No. 147 of 31 December 2013, published as of 1 February 2014.

Article 1 establishes this approach in the light of the fundamental principles of legislation, regulations and regulations, such as the People's Republic of China's Rural Planning Act, the Rural and Rural Planning Regulations in the Province of Hiroshima and the Economic Zone (hereinafter referred to as the Principal Zone).

This approach is applied to the planning management of the nature and degree of utilization within the area.

Article 3. The nature of the construction area referred to in this approach is classified according to national standards for urban use and the planning of land-uses, as well as the scale of the construction area referred to as a sizeable value of the total building area of the buildings in a given plot (in terms of the positive and the size of the exponential entity) with the area of practical land.

Article IV organizes this approach by the urban and rural planning authorities and is directly responsible for the management of the planning of land-use properties and absorption rates in urban areas; however, the establishment of rural and urban planning authorities by district rural and urban planning authorities is responsible for the development of the management of the use of land within the administration.

The Southern District Rural and Rural Planning Authority is responsible for the planning of the use of the nature and degree of preparedness within the current administration.

The Government concerned the executive branch of the city, district (zone) assists in the implementation of this approach in accordance with their respective responsibilities.

Article 5

In one of the conditions in which detailed planning has not been developed, urban and rural planning authorities can make or modify the planning technical norms in the planning and special areas, including overall planning or subsector planning, planning conditions such as the use, absorption rate, providing for more than thirty days at the rural and urban planning authorities' website, the office of the Administrative Services Centre, the building of the field for the construction of sites, and after the consideration by the Planning Committee and the presentation of the approval by the Government of the current people, as a basis for land use concessions, transfer and construction of land-use planning permits:

(i) The use of land is required for priority-building projects in national, provincial or special areas;

(ii) The use of land is required for infrastructure, public utilities;

(iii) Less than two hectares of government reserves;

(iv) Other cases provided for by law, regulations.

Any unit of article VI or individual shall not be able to adapt to the nature or degree of use determined by the construction of the land-use planning conditions and shall be adjusted accordingly.

The construction units or individuals should be developed in accordance with the planning conditions for the construction of land use and the need to adapt the nature of the use of land use or the rate of decoration should apply to the urban and rural planning authorities, in accordance with article 7 of this approach, to the fact that the urban and rural planning authorities should seek sectoral views on the need to recover (a acquisition) land, land reserves, etc.; not in accordance with article VII of this approach, or the need to recover (a acquisition) land use rights and not be processed. The applicants are not processed or approved in accordance with the provisions of this approach and are informed in writing by the rural and urban planning authorities of the reasons.

Article 7.

(i) Changes in the development of construction conditions resulting from changes in urban overall planning, subsector planning, control planning and specific planning;

(ii) Changes in the development of construction conditions owing to urban infrastructure, public utilities or the Government's major project construction needs;

(iii) The detailed planning of control in the areas identified in the development of construction is clearly flawed;

(iv) Priorities, transfers, and in the region where there was no control-specific detailed planning by 1 January 2008, and planning conditions such as the determination of the nature of use, the transfer of decisions or the use of approval of documents, were clearly uncoordinated or deficient with the surrounding status;

(v) Changes in national and provincial policies;

(vi) Other circumstances under the laws, regulations and regulations.

Article 8

(i) Public management and public service facilities identified in rural and urban planning, place of use of public utilities, green land and square spaces, waters and natural and historical cultural heritage conservation sites;

(ii) Construction projects within the field have been licensed for nuclear construction engineering planning and have not been planned;

(iii) Construction of landless land without the legal disposal of land administration authorities;

(iv) The construction unit or the personal presence of a violation within the territorial sphere has not been completed;

(v) Other circumstances under the laws, regulations and regulations.

The construction area is a industrial land, a logistics storage area or one of the provisions of Article 7, subparagraphs (i) to (iii), of this approach, and does not apply the provisions of subparagraph (ii) of the former paragraph.

The construction area used to safeguard sexual housing does not approve the nature of adaptation.

Article 9. Construction units or individuals apply for the adjustment of the rates of accommodation, commercial service facilities and in accordance with the control-specific detailed planning, or for the use of non-residential, commercial service facilities, confirmation or adjustment of the place of residence, commercial service facilities and in accordance with the following procedures:

(i) A written request to the urban and rural planning authorities to explain the reasons for the adjustments and accompany the adjustment programme, which should demonstrate the alignment of the programme's master programme, the main economic technical indicators, the building space environment, its relationship with the surroundings and buildings, the transport impact evaluation;

(ii) In accordance with article 7 of this approach and without the need for the recovery of (required) land-use rights, at the rural and urban planning authorities' website, at the office of the Administrative Services Centre, to build field presences for more than 10 days, to seek the views of the stakeholders in the planning area and to conduct visits, interviews or organize hearings where necessary;

(iii) The urban and rural planning authorities, in accordance with the detailed planning and demonstration of control, conduct recognition, adaptive procedures and replicate land authorities.

Article 10. Construction units or individuals apply for the adjustment of the rates of accommodation, commercial service facilities, but are not in accordance with the detailed control planning process, according to the following procedures:

(i) A written application and clarification of the contents and rationales for adjustments to rural and urban planning authorities;

(ii) In line with article VII of this approach and without the need for the recovery of (required) land use rights, urban and rural planning authorities should organize thematic arguments on the need for adaptation, such as technicians, relevant departments, experts, and provide information on the website of the urban and rural planning authorities, the office space of the Administrative Services Centre, the building of field presences for over 10 days, seek the views of the stakeholders in the planning area and, where necessary, visit, collate or organize hearings;

(iii) The rural and urban planning authorities make proposals to amend the detailed planning of control, report to the Government of the people at this level on a thematic basis and accompany the relevant sectoral observations and evidence, publicity, etc.;

(iv) The Government of the people at this level has agreed to revise the detailed planning of control and, after the preparation of a revised programme by the Rural and Rural Planning authorities, the approval of the Government of the people at the statutory process, shall be accompanied by the advice and treatment of the stakeholders in the planning area;

(v) The urban and rural planning authorities are guided by the modified detailed control planning process and the replication of land authorities.

Article 11. Construction units or individuals have applied for the adjustment of the rates of accommodation, commercial service facilities, but the region has not yet prepared detailed control planning, or for the identification, adaptation of sites for residence, commercial service facilities, but the region has not yet prepared detailed control planning, in accordance with the following procedures:

(i) A written application and clarification of the contents and rationales for adjustments to rural and urban planning authorities;

(ii) In accordance with article 7 of this approach and without the need for the recovery of (required) land use rights, which are directed at the rural and urban planning authorities' website, the office of the Administrative Services Centre, the building of the site for more than 10 days, seeking the views of the stakeholders in the planning area and, where necessary, visits, interviews or organizing hearings;

(iii) The development of detailed control planning by the rural and urban planning authorities, with the approval of the Government of the people at the statutory process, which should be accompanied by the planning of the views of the stakeholders and the results;

(iv) The urban and rural planning authorities are planning in accordance with the control details, to conduct confirmations of the nature of use or the rate of decoration, to adapt and to inform land authorities.

The development of control-specific detailed planning should be based on urban overall planning, taking into account the conditions surrounding construction and land concessions, and identifying the nature and extent of use.

Article 12 Construction units or individuals apply for the adjustment of the rates of accommodation for non-residents, commercial service facilities, or for the adaptation of non-residential, commercial service facilities to other areas of non-residential, commercial service facilities, in accordance with the following procedures:

(i) Adjustments are consistent with the detailed planning of control and are governed by the following procedures:

1) A written application and clarification of the contents and rationales for adjustments to rural and urban planning authorities;

2 In line with article 7 of this approach and without the need for the recovery of (required) land use rights, in rural and urban planning authorities' websites, in the office of the Administrative Services Centre, in the construction of field presences for more than 10 days, to seek the views of the stakeholders in the planning area and, where necessary, to conduct visits, interviews or organize hearings;

The urban and rural planning authorities, in accordance with the detailed planning and demonstration of control, process the adjustment of the nature or the rate of decoration and releas the land authorities.

(ii) Adjustments are not in accordance with the control detailed planning process and include adjustments in the corresponding control detailed planning:

1) A written application and clarification of the contents and rationales for adjustments to rural and urban planning authorities;

2 In line with article 7 of this approach and without the need for the recovery of (required) land use rights, in rural and urban planning authorities' websites, in the office of the Administrative Services Centre, over thirty days in the construction of the site, to seek the views of the owner in the planning area and, where necessary, visits, interviews or organization of hearings;

There was no objection or opposition, followed-up planning clearances by rural and urban planning authorities and the releasing of land authorities; a strong or reasonable objection was made by the urban and rural planning authorities to make recommendations for the review of the current people's government.

Article 13

(i) The urban and rural planning authorities shall seek advice from the planners on the nature of the use to be adjusted or on the basis of the website of the rural and urban planning authorities, the office of the Administrative Services Centre, the construction of the site for over 10 days, and, where necessary, visits, interviews or the organization of hearings;

(ii) The rural and urban planning authorities make proposals to amend the detailed planning of control and to report to the current people's Government thematic reports and accompany information;

(iii) The Government of the people at this level has agreed to revise the detailed planning of control and, after the preparation of a revised programme by the Rural and Rural Planning authorities, the approval of the Government of the people at the statutory process, shall be accompanied by the advice and treatment of the stakeholders in the planning area;

(iv) The urban and rural planning authorities plan the planning conditions in accordance with the modified control details.

Article 14. Non-inhabitation, commercial service facility use, pre-designation of the nature of the use or absorption rate, but is not in accordance with the control detailed planning process and incorporates the adjustments into the appropriate control detailed planning:

(i) The urban and rural planning authorities shall seek advice from the planners on the nature of the use to be adjusted or the extent of their attendance at the rural and urban planning authorities website, the office of the Administrative Services Centre, the construction of the site for over thirty days, and, where necessary, visits, interviews or the organization of hearings;

(ii) There is no objection or objection that is clearly unreasonable, direct planning conditions by urban and rural planning authorities; a strong or reasonable objection is made by the urban and rural planning authorities to make recommendations for the review of the present people's government.

Article 15

(i) Build on land;

(ii) The construction of land belonging to the same right of use or a shared use of rights;

(iii) The same or compatible nature of the use of the ground.

The construction units or individuals apply for the consolidation of the use of the planning conditions in different parts, in line with the preceding paragraph, and the rural and urban planning authorities should communicate to the applicant in writing on the need for the recovery of (removable) land use rights, the possibility of mergers, such as land, land reserves, etc.; incompatible with the former provision or the need for the recovery of (removal) land use rights, the non-mergency of land-based planning authorities.

Following the planning conditions of the urban and rural planning authorities, construction units or individuals should conduct the construction of land-use localities procedures to the land-use sector, and apply to the urban and rural planning authorities for a nuclear-scale planning licence.

Article 16, Construction units or individuals apply for the integration of different sites into planning conditions and in accordance with the control detailed planning process, as follows:

(i) To submit written requests to the urban and rural planning authorities for justification and attached to the initial design programme, the initial design programme should describe the elements of the combined GLB programme, the main economic technical indicators, the building space environment, the relationship with surrounding and construction, transport impact evaluation;

(ii) In accordance with the conditions set forth in article 15, paragraph 1, of this approach and without the need to reclaim (a) land-use rights and mergers, to seek the views of the owner in the planning area, to visit, collate or organize hearings where necessary, on the website of the urban and rural planning authorities, the office of the Administrative Services Centre, to build on the ground;

(iii) The planning conditions for the post-mergency area by the rural and urban planning authorities and the replication of land authorities.

Article 17 Construction units or individual requests to consolidate the use of planning conditions in a variety of sites, but are not in compliance with the control detailed planning or in the region where there is no control of detailed planning, as follows:

(i) To submit written requests to the urban and rural planning authorities for justification and attached to the initial design programme, the initial design programme should describe the elements of the combined GLB programme, the main economic technical indicators, the building space environment, the relationship with surrounding and construction, transport impact evaluation;

(ii) In accordance with the conditions set forth in article 15, paragraph 1, of this approach and without the need to reclaim (a) land-use rights and mergers, to seek the views of the owner in the planning area, to visit, collate or organize hearings where necessary, on the website of the urban and rural planning authorities, the office of the Administrative Services Centre, to build on the ground;

(iii) Changes or preparation of control-specific detailed planning by the urban and rural planning authorities, with the approval of the Government of the people at the statutory process, should be accompanied by the planned observations and the results of the stakeholders in the reporting period;

(iv) The urban and rural planning authorities plan the planning conditions for the consolidation of the post-communication sites in accordance with the control details and transmit land authorities.

Article 18 divides the construction of land-use rights, pre-planned or validated construction detailed planning, construction of engineering design programmes, construction projects, such as public greening, municipal utilities, public service facilities, public service facilities, etc., should identify those responsible in the division of relevant legal instruments for the use of power, use of the document or transfer of contracts.

Prior to the development of land-use rights separation, advice should be sought from the rural and urban planning authorities, where planning conditions for plots are clearly divided across rural and urban planning authorities.

After building the separation of land-use rights, land-use rights should apply to rural and urban planning authorities for a nuclear-powered planning licence.

Article 19 Adjustments to the nature or degree of territorial use should be consistent with the requirement to build the surrounding environment and the ability to perform public service facilities, in line with the relevant provisions of firefighting, health, transport.

Article 20

Non-residential adjustments to increase the rate of intake for residential or residential land, consistent with control-specific detailed planning, the implementation of public service facilities, in accordance with the control detailed planning or the lack of control-based detailed planning, or changes in or in the preparation of detailed planning for control, should guarantee the use of public service facilities and increase the retention rate, in accordance with the improved portion of the security facility.

The current urban and rural planning is clearly a place of residence in line with existing urban and rural planning purposes by 2006 and is no longer guaranteed for the use of public service facilities, but the increase in the coverage rate and the use of public service facilities in accordance with the improved portion of the guaranteed public service facility.

The place of public service facilities guaranteed under paragraphs 2, 3 and 3 of this article shall be independent and acquired by the Government in accordance with the market assessment price, in accordance with pre-adjusted planning conditions, or, when approved, the responsible person for the implementation of public service facilities.

Article 21, which enhances the construction of absorption rate, has been built on the North side but has not been relocated between the construction of a single-party to the increase in the rate.

Article 2 The expert arguments will be required before the establishment of the Urban and Rural Planning Expert's pool, which can be obtained from the Planning Committee and its professional committees by the expert members on an random basis.

Article 23, which is approved to adapt to the nature of use or to the extent to which the construction units are required, in accordance with the relevant provisions, to have the planning conditions approved by the rural and urban planning authorities for adjustments, to plan licences and to process the relevant procedures by the land authorities.

Construction has reduced the rate of decoration and no credit has been paid.

Article 24 implements planning licences by the urban and rural planning authorities and should maintain continuity, consistency and consistency in the nature of the construction of the use of the land or the rate of decoration, involving the construction of a user-friendly planning licence, planning programme clearance, construction of engineering planning licences and planning verification management, and the approval of the authorized strength of the use of the ground and the assessment rate and corresponding overall construction area should be aligned.

Article 25 Developments in the same construction project period, the total size of the area established by the various construction engineering planning licences should be in line with the planning design conditions and the calculation of the total size of the consortium established by the construction of the capital planning licence.

Article 26 has two or more different types of use in the same construction area and should clarify the proportion of the area of construction of different types of use, or the specific area of construction of the area of use and the rates of incest.

Article 27 - The nature of the application for adjustments by means of construction is compatible with the control-specific detailed planning requirements.

Article 28 requests that the nature of the use of the construction area be adapted to commercial, tourist, recreational and commodity residential properties and incorporated into land reserves in accordance with statutory procedures.

Article 29 cannot be implemented in accordance with the provisions relating to land sequestration due to the nature of the application of the use of the institution or the adjustment of the rate of assessment for personal reasons.

Article 33, “Un towns, old villages, old-age plants” has been adapted to the nature and extent of the use of construction sites, which are also provided by the provinces and municipalities.

Article 31 provides that construction units or individuals violate the scheme by making unauthorized changes to the nature of the use of land or the degree of tolerance, in accordance with laws, regulations and regulations such as the People's Republic of China Rural Planning Act, the Urban and Rural Planning Regulations of the Hiroshima Province, and the detailed planning regulations for urban control in the Province of Hiroshima.

Article 32, the executive organs, such as urban and rural planning authorities and their staff, play a role in the planning management of the use of the nature and the degree of patience, abuse of authority, provocative fraud, are given administrative treatment by law, which constitutes an offence and are criminally criminalized by law.

The monitoring authority conducts monitoring inspections by law of the urban and rural planning authorities in the implementation of the management responsibilities for the construction of land-use and contingencies.

Article 33 of this approach is implemented effective 1 February 2014. The approach to the management of the management of the management of the utilization and the rate of assessment (No. 129 of the Royal Government Order No. 129) in urban areas was abolished.