turn】 【reported that construction of real estate development process and the unspoken rules navigate [a]
Urban and Rural Planning Law of the People's Republic
will be implemented on January 1 afterward year, as real estate management department has a small fry and now outcast people into the sea, I saw them with the real estate development and construction related to the contents of the report, some consciousness, here to speak about.
the major departments comprised in real estate management scores between the long time, I think of where to where it said. The emulating report is basically built in accordance with the order for.
1, land permits, construction land planning license, planning approval stage points
land certificate, and construction land planning license these two cards, plus approved planning point is the premise of real estate development. However, it received the order a few things, very knowledgeable. Experienced comrades, a look at the issue of these things the time, basically you can determine the plot back the article. These three things in the department of land and planning involved in the protracted struggle for power sector. At present there is no good our laws regulate this issue.
Well, a concise discourse, 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 arrows of the legal foundation, such as building density, contrive ratio ah ah ah parking configuration requires the approval of these arrows are reflected in, including the current requirements that limit the percentage of small units will be reflected in this document.
general, a chip of land, have to be ratified by the planning ingredients of the planning department, published the construction land planning license (hereinafter referred to as the norm permits), the to receive the land use right certificate. This absolutely ought be required procedure. Because the land department approved by the planning department must be based on land functions and land use intensity, to think the land transfer order to the land specified in the certificate of land use and life.
But hey, in reality it, the idea is only one ideal state. Because, first, the department of land in many places in the transfer of land when it was not considered planning to sell directly to the stop. Then do a advertisement and residential land to the people the land use right certificate. Such people can not comprehend the land transfer prototype was very popular. Then the transferee of the land developers, planning departments Ruanmoyingpao go, whether it is planning to modify or just the plans are no agreeable, anyway, my land transfer is yet paid, the repose of the things you planning department I have to obtain.
I am not criticizing this land transfer mode 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 only formally began in 1997. The first piece of publicly traded Beijing land by the year 2000 after the market. I just say that my absence of experience on this issue, the worldwide community has naught to draw on the model. Because China's real estate management system that is absolutely distinctive in the globe. Angry youth are not here, I mean three to four. I drenched in the industry these years, at fewest I personally think that put me in the backdrop of 90 years to go inside, I can not think of a better pattern of land transactions. The notion of urban planning until now have not popular, not to mention was it.
But in any case, this land transaction is now just history.
Town and Country Planning Act, the new eighteen: in 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 controlled careful planning, the location of proposed land transfer, the use of ecology and intensity of development and other planning conditions, the state-owned land use right transfer as part of the contract. Planning conditions of the land decisive not to sell state-owned land use rights.
obtained by path of transfer of state-owned land use right of construction projects, the signing of the state-owned land use right migrate compact, the construction unit shall, with the agreement of construction projects,
Lacoste Tourelle Trainers, approval and filing of state-owned land use right transfer contract with the metropolis and county People's Government,
Womens Lacoste Shua Trainers, the capable divisions for urban and rustic planning for construction land use permit.
city and county government planning departments of urban and rural land use planning in the construction shall not permit, without change as the state-owned land use right transfer contract part of the planning conditions.
wish in my future career, do not hold commercial and residential land planning department of land certificates to wear foam die, amen.
2, setting up the project enterprise, project, environmental appraisal, real possession development qualification
each of these four is about time to begin a project to pursue asset. Very socialist characteristics. But there are also some very amusing asset, the relationship with the law is relatively massive, such as the establishment of the project company. Here we must memorandum, the parent company photographed the land, to its wholly-owned company created beneath the appoint of the project, along to our laws, not a transaction. I another emphasize: the parent company and its wholly owned subsidiary of the land between the transfer, not a transaction. Stress once again: not a transaction. Therefore, the real estate subsidiary of the company can be set projects, the house sold and then destroy it in the thing, leaving only a shell. This mode of action no lawful hazard by all, very frugal and practical, so now the size of a little morsel of real estate companies are so dry. Besides the project, this thing is purely a product of the planned economic era left, very tired, do not know what this thing should be thought. Project is mainly on investment projects and possibility. I do not know the current market, the feasibility of this thing, the viewpoint from what the government is administered. Anyway, over the depth of the market economic, so the management of this stuff is also differ. Basically, some places do not control, in some places very strict on the tube. And what materials project in the end that is not explicit what anyone says. Project has relationships with other procedures that is even more unusual things casual. Such as the recent citizen policy requiring environmental assessment carried out for 1st, pate behind project. This is based on strengthening environmental protection for sustainable development considerations. But in numerous places, the EIA is a important requirement for project approval substance. Item can not simply do not stand the EIA. However, under the policy to tackle this problem are the people to do things out. Anyway, at present, projects have to be launched in, I do not know how we are all of these inexplicable policies come through. Anyway, whether I make arrangements for these things are basically work directly to these departments, for instance, to the planning department, let them give me the feasibility learn report recommended the establishment of the company, to the EPA, let me recommend them to environmental assessment report the readiness of the company, and then let the company scamper out of these procedures. Preparation of price does not matter a bit to more. In short I saw these procedures, the first to severe grief.
qualified real estate development that is more a technical content, the key is hard to detect professional and technical personnel. Now these are the province of professional and technical personnel data networking, and want to get some balls people basically can not cheat the construction sector, construction sector did not challenge muff in this matter, because anyone can be found online, a What is the professional qualification of a performance of any company. Structural engineers are now hard to detect like, ah, feeling one. Hehe.
Next
about formal planning began construction report: main plan review stage.
3, General Plan review stage
name for this stage is not around, I listen more is called This stage is the review of the district master planning drawings, that is, the trial how a district buildings are rows, each of them single building how high, how big, how the buildings interval between single building, how much space , enough brightness, with a total floor area ratio is much, did exceed the specified floor area ratio, building density is the number, how to arrange the road and out of district, is not invariable with fire codes, etc., etc., these things are very professional ah professional.
here illustrate what I want, such as building density, this thing looks simple is not it, that is, the bottom 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%. Look this calculation should not be any controversy. But wait. My area of 3,000 square meters of buildings which, 2,000 square meters is a large hoisted platform, is the parking under the hoisted floor, the air above the green square. Now, the controversy came, my 2,000 square meters, in the end be regarded as building basement? The reason why you limit my building density, green thing is nothing more than to assure, defend the dwellers of leisure space thing. Although I now seem to be something built on the ground, but on altitude of my things are green, ah, ah did not lessen my green, my leisure space has not decreased, ah, so this can not be considered in the construction of 2,000 square meters inside the density . This type of elevated levels of air garden do not count in building density in the end to the problem, anyway, is not compelled in technical specifications, there is infinite room for personal gain.
another sample, ground area percentage, total layer area divided by the net land area. Also seems very uncomplicated. But a look into the practice, Han is a net land area ah? Starting from where ah? Is a pure land use rights are set out in the area, or is it that little more than the large area until approximately the navel road of the road go? This thing did not know, how operators will do. Increase the net land area of gross floor area of naturally increase. This is the place for personal gain.
other locations, such as setting launch outlet, high-rise building blaze four weeks to set up the ring road. But such a practice, the green district basically demolished. How to do? Set the kind of invisible launch Road, above the grass to keep green, pointed to the drawings that this is a fire road. So engaging in work? Anyway, I do not understand Daoxing not. Fire Road that is a very strict load design requirements drip drip, anyhow, I personally do not know thatthe grass can not furnish to carry fire.
trial reported the total surface is built throughout the development process of maximum technical content of the live, this process generally essential 2 to 3 months, and planning departments often must repeatedly modify and along, back and ahead grinding, grinding, gone to parties temper, can pass too. Anyway, I have seen almost no work to do swimmingly Han, dry waiting to be able to review through the main plan. I have not seen the kind of failing of the absolute graphic design, if we really want, no matter what the company's general layout, whether you or Agile Vanke or R & F, that stir up at all times one, the problems are baskets of . Fire interval is insufficient, the place is not open the window to open the window, or is the Drive turning radius is also small, and so on and so forth. (In this boast one: I Fucai, have tried to complete the work among 10 days, has been cited as a legend. Hehe)
4, a comprehensive review of pipelines, drainage permit
comprehensive review of the pipeline is the planning department one of the professional review, I am now speaking out specifically, because this thing is really very, very professional ah. If done well, 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 mistake of rule, in fact, no matter what real estate company in the fall issue of the probability of the same , this thing just like drumming hunk floral, one that died.
said a long time, and pipelines is what? Includes three items: compartment to the drain line, mighty power lines, weak lines, the three taken together, according to co-ordinate arrangements for the design of science, into the same sheet of drawings. Do not must explain the water supply and drainage, is how to tap into the community guidelines, then how the sewage and stormwater unload area; strong electric power consumption is the line where the feed from, how public housing, how the door; languid content to more, What cable television lines, various types of communication lines, network lines, inner control lines, etc., etc., many to necrosis. The above three things should be scientific, then, all had to go underground, into the buildings from the floor dressing a single re-connection in every household.
ah what these lines must be reasonably arranged, moving around is not. As non-professionals, to determine whether a district lawful line of integrated design is good, just look at two things: 1, you get to wade into a district to see if it is not the cables inside the building and the floor in between the ride. As long as this, basically you do not have much of this area considered. 2, manhole covers is not a elementary arrangement by the road to the district, not get everywhere. What do a manhole cover if the floor is simply not see into the quondam, basically the area you might consider giving up.
Why am I so accentuated
the pipelines it? If it is poorly designed with consequences? First of all, that is, water supply and drainage problems all daytime. The rain area becomes a pond thing, I really seen ample of that; and then, for the juvenile me, is the web problems all day, the area network operators did not have a choice, for only a buried pipe, do not The network operators do not want to come in line to cater quality services, and now this household is not here, where the line is bad bad day repair, I This is Daguai it, prosperity, press, off the net. Then again, do not steer the summer air conditioning, open to a power junket. Get circular the house with appliances, do not open with. Do not steer when watching TV the microprocessor, or have a night in the dingy consumption. This is a sign of pipelines did not do a good job ah. You say, this community can live in it?
pipelines creature so essential, 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 send in from the outdoor, are out there gotta interface. But the interface where? I'm telling you, no matter how many developers are act preliminary work in advance, how much do the inquiry, they can not guarantee the interface does not change kept. The most common is the municipal sewage pipeline suddenly re-construction, for the place, even now it does not alteration is the place to heave the class of a few centimeters, this inclination is not enough because the drainage area, it is also finished. Too often this kind of thing. I am sure you often see the construction of municipal pipelines, excavating up the road, to make difficulty here today and tomorrow to make trouble where it is. Anyway, I was fearful of this thing out. That this location is to lose money all another fails. Then, the high-voltage wire access wharf, a good start right from a definite substation way, until construction is completed, access to formal, I suddenly placarded that the substation has been cleared, or it has been over capability, and can not be let you pick, you must pick from other places, this time can only spend money consumed, and imposing guide. How many power leads to count the number of electricity. As for the, uh, what life would cause trouble, I do not know.
say to the drainage permit. This thing is made of the civic sector, specifically for the drainage district. Are now required the diversion of rain water and sewage. Rainwater and sewage is to be divided two tube rows. This thing is the tube diameter and flow, and the linkage location of civic pipelines. And then this thing is in turn affects the design of pipelines, in truth, the same thing. I do not say.
5, single review, construction project planning license
planning department review of the single unit design that is very strict, but overall, comparative to the master planning, it is more easy to pass it.
single design is Shane? Master planning is based on the implementation of the single building design. These programs are mainly Han monomer content? I was so summary: The key is to appliance the size of the space dimensions. Some things at this stage is also very bothersome, Zuifan the parking spaces. At present, China's major cities have parking issues that are very strict control, the requirements are generally assigned 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 insufficient, basically not even think about through the single review.
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Lacoste Zepher MR2 Trainers, of course, during the general master plan review, also Mixed parking spaces, but the experience is mainly the worth of that stage, by 35 m2 to 45 m2 square value of this experience of a parking space, enough to reckon the basement area, the general planning department is very concerned about parking spaces will not be enough, not solemn in the digit of drawings. But not the same unattached phase to begin addition. What hair trick this time will be cost. Spaces such as the so-called picture-you, do not stop the car into the parking spaces edges also put the matter, so on and so forth. But sometimes, no matter how inadequate, set in place, it also means that demands that I am here to do three-dimensional mechanical parking spaces. Three-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 is a very customary thing. But many developers are just lips service, at all times the review by monomer, the mechanical parking equipment that was never installed.
So why developers do not want to build bigger then the basement? That the construction of the basement at a detriment. People who buy less. I know this would have a say Fenqing will fire to me, say 10, some 20 million to buy a palm-size parking spaces, developers are also at a wastage? The fact is, stop a car, do not only absence 10 square meters of space. However, you should go in this car, you also need 30 square meters into the alley. So by experience the value of parking spaces required for each share of the area, basically 35-45 square meters. Planning departments are so grasp. This car is you can not take off and land vertically. This is the objective law.
lesson, this namely probably my experience in some cities, parking tin still make money, such as Guangzhou, Shenzhen and Shanghai, some of the prime real estate, said to be proficient to buy 40 million parking spaces in an. But this does not average that general rule. Hehe. Architectural Design of the trial finished, and then purify the chart company almost the construction plans, construction projects can apply for a arranging allow. This process is no technical content. Not worth apt mention. I alluded to before.
But this construction project planning permit, in the fashionable I understand not drilling details, do not know what this law manner, what the secret out.
6, fire and air defense special review
these two things out die. So I direct the retinue two conclusions: no fire and the air defense community design Standards. No residential fire and air defense equipment is qualified. I have such a direct point: the fire was reported built, is complicated to say, is the most difficult of all professional newspaper under construction, but if the simple can be very simple. As reported that construction of civil air defense, 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 centers. Review of the fire, in many cases are very crap, very bureaucratic. In addition, our developers and, indeed, is not crazy, to meet the Fire Code, then the investment is too high. In addition, we buyers have no such awareness. Because many of the requirements of the fire is on the clash of use, such as elevators and stairwells were set up between a fire gate, and that the owners and out, this is a very inconvenient. Basically, the fire design is absolutely impossible to do enough assignment in strict accordance with specifications. In this respect, it is scale up stringent review. In general, the developers are entrusted to the fire building construction undertaking agent reported. Why? Because these companies and fire departments long-term deal with the complex relationship between the fire department has a long history, often by them to come ahead 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 devoted hoist, 17 floors above the set scissors staircase, which is already the iron law of arbitrary norms. I personally have not seen developers to these imperative norms around too, even if they will get around to great rewards, such as the cutback of a staircase, that is how good thing, ah, but basically no one dared do. At least I did not dare. In my future profession, I can not.
air defense projects, like the nerve is someone with Chinese characteristics. I do not know what Suansha. I really will not have a raid to reside in the basement of high buildings, 911 of the vehicle in front of that architecture is to see. True to the bombing of a mansion, reside out of the basement is absolutely buried alive. Of course this is only my personal impression, and we do not idea.
civil ventilation barricade sector administration departments, not the naval establishment. For wind barricade intentions can also engage in that chapter of the basement parking spaces, merely this part is to be zoned out, not ownership certificates issued. This part of the right to use parking spaces only. The use of civilian ventilation defense parking spaces on the right, and immediately the controversy is very excellent. All voices in society, primarily since that property decree to watch through the nerves are. I tell you what always the air defense purposes, property rights are the state. Countries in order to encourage people to agree in civilian air defense projects to permit you to temporarily use the. But the property rights, in anyone case, what can not belong to always landlords.
air defense purposes as part of the parking is only a temporary nature, can not sell, so developers will definitely be seeking ways to depress air defense area. In addition, the air defense equipment that is very crazy things, such as air defense that the security door, it Suansha do not know, that thing into the basement to really, really is out of the bunker. Do not know what to prevent.
7, stamina review, construction drawing review
receiving construction project planning license,
Lacoste Finham SPM Trainers, construction drawing design company based on the re-refined, complete construction drawing, utilities and so on all construction drawings and structural measurements of construction plans, etc., to complete energy-saving design, make a energy calculations, you can begin the two review
energy review, which in my private experience, is how the trial will do things. China is now more emphasis on sustainable development, the situation of building energy efficiency put build up tall. Put it this way: What is 360-degree skylights, all open-style balcony, encircled courtyard without these things, certainly not in energy efficiency compliance. Do these things, the summer air conditioning was opened to the mad out. But people like this new thing. Well, where North-South feud is clear: the North in general are more energy saving standards on review, the people in the concept is also more able to adopt this, because the North has a heating problem, energy-saving criteria of the house can not, in the winter, but it should be in vain flowers out of heating costs. But the southerners are more of this kind of thing does not wait, see, I like this one, naught of your affair ah.
Here
could not help but think of the dwelling area of 90 sq m accounted for 70% of the 9070 policy said a few words. Ministry of Construction officials in policy development, will feature with a strong northwardly. Northerners consider the request after heating in winter is indeed not used to living large. More than 6 meters in the living chamber bay, certainly not in the heating on a standard. At the same time, without considering the toilets in the light and air requirements, 90 square meters of dwelling space can indeed design a very good three-bedroom units. This is from the north of the same usage and climate: air drying, and the lavatory less frequently used, most people are not accustomed to a bath every day. (I note this is not a geographical ######ism ah I, I, entirely the sake of discussion.) But in the south, just making such a lavatory window, 90 square meters to design a three bedroom, it is almost impossible to achieve. This little drawing in the chart click on the know. The location of the house facing out to just a handful of noodles, a total number of rooms, toilets do not know where the place. I am involved in several projects that year, in order to meet the requirements of the 9070 can do under the 3 bedroom units, the designer does not know how many tons of vomit the blood. The company is now forced to not do everything on the market, the introduction of a large number of forced only two bedroom flats. Of course, the two-bedroom units also can live, but can not raise children, raising babies, this one is finished, add babies grandparents parents call, and even turned the place at all. Reality is so marble dew. Objective law is.
Now some companies to circumvent the 9070, would favor some cheats, such as the design of 2 houses, then all over it together to sell. In some harmful medium publicity caliber, this reach is shrieked wrong developers to do entities opposition their rectitude. I was mute.
Well, to say the energy review, one said that he went to say so much, I'm sorry I'm sorry. Now that review of construction plans. Review of construction plans are 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 also must review the results. However, based on our review of technology is very backward, uh, how should I say, even the design, construction techniques are very backward, so this review is a matter of attitude, the trial did not do anything. Here I have witnessed about a thing. Year of a three-tier cities in the PRD, in front of a villa project to build a outlook fortress. The spire it, fashioned like a spindle, two thin intermediate rough. Construction Bureau of the inspection crew to lead people to check on the construction site, work on the skeleton of this tower, this tower to collapse suddenly, the all inspection team all dead off. This is a huge ah, the Government has therefore formed a extensive investigation, to investigate the cause of the occurrence. The first is starting from the design retard. The results of a search, the design maintains no design problems. Then put the drawings sent to re-do the review, a search, then review the staff said, no, the drawings in answer. On both sides to a falling out. Finally, either sides could not convince each other. The drawings breaches of peremptory norms say it, it is not violated. But that does not violate peremptory norms to safe qualified? I see who do not dare to say the words. Finally, the construction unit can only pull out a few nice sentence some money trouble. Hopson is now a real estate in Guangzhou in front of such a tree, the tower also intends to do is when the fights bitterly review. Last but not forgotten, because it did not know, secure to anyway in the end I do not know.
construction plan review fees is very expensive, so the mall has been nominal, the de facto monopoly. In increase to the construction drawing review, review fees, expert little red envelope that is not dripping, quack, quack.
8, Yuni emission permits, noise permits, construction permits continuous night
Yuni and clamor, the two things that talk specifically to get here, because these two things are most agitating. I kas long asin many cities, almost no control how these two things: Yuni and ruckus. But now, more and more cities, began to strengthen the management of these two things.
Yuni emissions now almost become
major expressway management sector, including roads, transport, police, the main road out making money. Yuni transport construction vehicles, only in a specified time, the provisions of the roads. However, in many cases, do not be so standardized. Works to finish the work, especially when it is day and night may have dump ah,
Womens Lacoste Trainers New, no way, can only bring an end to ... all deities.
Yuni during transport,
Lacoste Shua Lace Trainers, it is accessible contaminated surface. I have seen a car in Guangzhou, Panyu, from the Milky Way to scatter all the way, the results fined more than 50,000, contractors work hard to do no use, it is estimated that the transport sector were well done, buffet the head of the pistol. Noise emission permits, is only in the specified time, with the standard, fewer noise, the way construction. This is the tube with the environmental protection department. Now many cities have banned the use of beat heap. That thing people can not stand up and fight, and I memorize when I just entered this industry, I depend on, standing in the site where, after listening to the day hammering the next day, the ears are murmuring, almost silly not to pummel the. Pile with the pummel, of course, it is certainly the most economical. As long as nothing, absolutely developers stack with a hammer. I personally in any case, assist to strengthen management in this regard. In addition, the continuous construction of those at night, but also to be regulated. Now in some cities, the continuous construction of the management of the night to control very well, such as Guangzhou and Shenzhen. That is the true tube well. No matter how the relationship is immune to find grant was down. If you had the temerity not submitted for approval to start the night? It blames him for more money, and want to aid the Government's penury officials. But most of the city, alas, that is the point where almost no management.
I, as coming out from the advanced cities, represents, to some second and third tier cities go, people query stupid EPA, perennial construction noise emissions and how to do procedures at night ah? Results severely ridiculed by others many times. Quack, I trust there will be seen here after my period, painful laugh at me, and smug said: There is this file? I do not have, ah, ah I have here is very simple, what what, just above some smug faces, the same.
Turn 】 【 reported namely construction of real es
Linear Mode
