De khai thac hieu qua nguon li/c dat dai
CEO. D^NG DCfC T H A N H (jy vien BCH Phong Thtfdng m^i Cong nghiep Viet Nam
Tiif khi dtiffc ban hanh ngky 12/3/2003 ddn nay, Nghi quydt Trung rfoTng 7 (Kh6a DC) v l tid^p ti^c 66i md^i chinh sdch, phdp ludt v i dd't dai trong thcTi ky d£y manh c6ng nghidp h6a, hi$n dai hoa dSTt nifd^c da c6 nhffng tac d$ng rSft tich c^fc. Tuy nhi§n, thi^c ti^n hoTn 10 n3m Nghi quydt di vao cuOc s6'ng cung cho thSy, cdng tdc quan 1;^ vd sii* dMng dd't dai vSn con rd't nhilu bd't edp. D$c bi^t, tinh trang lang phi dd't dai da trd thdnh vd'n dl nhifc nhdi d bin Idhap
cdc d{a phifotng. A
Lang phi dat dai da t r d thanh can b^nh Idnh ni§n
!,i Sau 10 nfim thrfc hidn Nghj quyd't TiuQg Udng 7 (khod IX), dfic bidt, vdi srf ra ddi cua Lufit Ddt dai nam 2003, Viet Nam da thu drfpc nhieu kdt qud tich crfc, gdp phin khai thfic vfi phdt huy hidu qua tfii nguyen da't dai, phuc vu srf nghidp fiaymanhedng nghidp hoa, hidn dai hoa
^tnudc.
Tuy nhidn, ben eanh nhffng mfit dat drfpc, chinh sfich quan If vfi sff dyng ddt dai hidn nay dang bdc 10 nhffng bS't cap. Ngudn tdi nguydn ddt dai cua ddl nrfdc chrfa thffc srf dffpc huy ddng hidu qua nhdt dd trd thdnh ddng Iffc cho phdt ttidn kinh td - xa hdi.
Dfic bidt, cfin benh lang phf dd't dai dang ttd thdnh kinh nidn. Nhieu drf dn phdt triln cfic khu dff dn mdi dffpc md ra d hau hdi cac dia phrfdng ttong ca nffde, nhffng ty Id ldp diy Ihap, hidu qud sff dung lang phi. Tinh trang dat dffpc Nhd nffdc giao, cho thud dd thffc hien dff fin dau tff, nhiftig chfim sff
Dat Irong; itoi nil troc van i;6ii chifa d i ^ v i o kbai thac pho
Iren c3 nifiJi;
Economy andj'orecast Review
89
MGHIEN CCfG - TRAO D 6 |
dung, hofic khdng dffa vdo sff dyng, vSn edn d i l n ra khd ph^ bicn.
Rieng trong ITnh vrfc ndng- Ifim-ihu^'sdn, hi§u qud ,sff dung dat edn iha'p, Theo ket qud nghidn cffu cua ViC'ii Chfnh sdch vd Chidn Irfpc plidt triln ndng nghidp.
ndng thdn (IPSARD), tdc dO Ifing hO sd.sffdung dit Ilia gi.ini Iff 2.]5Vc gi:ii doan 1990-2000 xudng cdn -0.03%
giai doan 2000-2009. Do dd, ij/ 1$ ddng gdp cho tfing ttffdng ciia h0 sdsff dyng ddl giam tff 40,4% giai doan 1990-2000 xudng cdn -1,5% giai dogn 2000-2009.
Ngdnh Idm nghi$p vdi di^n tfch Idn, chidm gin 14 tridu ha, nhrfng cd ddng gdp rdi nhd eho GDP (tfnh gifi trj kinh td ddn thuIn ehi khodng 1%; ndu Ifnhcfi gid ttj kinh id vfi gifi trj mdi trrfdng thl khodng 3-4%). Theo tinh tofin cua nhdm nghidn cffu IPSARD, dya trdn djnh mffc gid cua cac dia phrfdng nfim 2010, tdng sdddt mfi cfic nflng- Ifim ttrfdng qudc doanh dang nim gjffcd gifi trj It nhS'l khodng 47 ly USD, nhimg drfpc sff dyng rdt kdm hi$u qud, Idm Ifing phf tdi nguydn ciia ddt nrfdc.
Blnh qudn t j 10 doanh Ihu/vdn Id 0,61; Ipi nhudn/vdn Ifi 0,07, so vdi doanh nghi$p trf nhdn boat dpng trong cCing ITnh vyc Id 1,5 vfi 0,14. Tuy nhidn, ddy chl Id cdc sd lieu theo bfio cdo, cdn thyc Id' di^n tich do cfic ndng - Ifim trrfdng qude doanh qudn I^ cd thl thap hPn riU nhilu. Trong qufi trinh sip xdp. ddi mdi. da sd ndng - lam trrfdng qudc doanh chi rfi sofit ddt dai theo sd lieu ttdn sd sfich, rat ft ddn vj thrfc hi$n do dgc, d m mdc thye dia. Bfio cdo cua Ban Ch! dao Doi mdi vfi Phfil ttien doanh nghiep, mdt didn tfch Idn dd't dai drfpc tfnh vdo sd sfich cffa nong - lam trrfdng thye te chtfa thu hoi drfdc tff nhffng ddi Iffpng, mfi ndng - lam tnfdng da giao da't, drfdi blnh thffc cho thud, cho mrfpn, lidn doanh lidn kdt.
Dat ttong, ddi niii trpc vin cdn chtfa dtfa vdo khai thfic phd bidn tgi cdc vdng ttdn cd ntfdc. Theo sdli$u cua Vipn Quy hogch rffng. ddn nfim 2005, nrfdc la v i n cdn gin 6,5 ttiOu ha dfi'l ttdng. ddi ndi ttpe, t§p trung chu ydu d hai khu vrfc Id Dong Bic (1,3 tri^u ha) vfi Tay B i c (1.7 ttidu lia). ttong khi trff Irfpng rfftig tai khu vyc ndy thdp. Ddy khdng nhffng Id Ifing phi v l dat dai. mfi cdn gay mdi quan ngai cho hidm hpa v l mdi trrfdng.
Cdn bfio cdo mdi dfiy ciia BO Tdi chfnh cho thdy.
tinh ttang Ifing phi trong sff dyng ddt cdng cflng dang rdt bdo dOng. Ddn nay, cfic cd quan nhd nrfdc cd di^n tfch try sd Idm vi$c khodng 1,5 tj m^ gid trj ttfdng dffdng khodng 594.000 ty ding vd hdn 100.000 m^ nhd, gifi tri khodng 1381^ ddng. Tuy nhidn, vin cdn tinh ttang ddt dai, tru sd Idm vide ciia efic cd quan hfinh ehinh, ddn vi sy n ^ O p bi sff dung lang phi, sai myc dfch, thdm chi bd ttdng... Didn hinh ciia vi#c sff dyng nhfi, ddt lang phi Id khdi cdc ddn vi sy nghidp cdng. Do khdng phdi ndp tidn sff dung ddt, nhilu ddn vi ed tinh trgng thidu ttfich nhidm ttong viOc qudn IJ quy ddt drfpc giao vfi sff dung
dat rdt lang phi. ' Bdn canh dd, tinh ttang ddt bi ldn chidm, chidm
dung, cho thud sai quy dinh khfi phd bidn. Hien nay, quj ddt sff dung vfio muc dich cdng cOng, nhrf; giao
90
thdng. burf chfnh viin thdng, vfin hda, gido due dfio tao. y td, thd due thd thao, cd sd nghidn cffu khoa hpc. djch vu xfi hOi Ifi khodng 1.207 ha. nhffhg chrfa dffpc khai thdc, sff dung mOt cfich hi$u qui;.^
Theo GS, TSKH. Dfing Hiing V6,?i|c dd't bj sff dyng Ifing phi, khdng h i ^ qud do thud sff dy ng ddt dang d mffc qufi t ^ (0.03%). Trong khi d cfie nffdc, t h u d l j ddng sdn phdi tdi thidu tff 1% ttd Idn vd hp dffng tiln thud thu drfpc nfiy d l xdy dffng ha ting, Ifim dich vu cdngcOng.;^
Qua khdo sfit ciia BO Tfii chinh, clu phi tiln thud ddt hfing nfim ttong tdng chiphf sdn xudt, kinh doanh cua doanh nj^$p hi^n nay chl chidm khodng 5%. Do 66, tinh ttgng "giff ddl" 6 cdc tdng cdng ty, tap dodn kinh td nhd nrfdc, cung nhrfd cdc khu cdng nghidp, khu ehd xudt, khu kinh td khfi pho bidn. Ddy ciing Ifi mpt trong nhffng nguydn nhfin gay lang phf ddt dai hi^n nay.
Bfio cfio tdng kdt thi hfinh Lugt Dal dai 2003 cung cho thdy nhffng ban ehe.
dfic bipt Ifi nhffng vdn d l ve tdi chinh dit dai. gid ddt. Cu thd Id. khung gifi cfic loai ddt drfdc quy djnh theo ba vffng (dong bdng. tning du vfi miln ndi) cd bidn dO qud rOng vd ehgm dtfdc dilu chinh. Vi vgy. khi sff dung khung gifi Idm cfin cff cho cfic dia phrfdng ban hfinh bang gid ddt hdng nfim cua dia phtfdng chrfia sfit gifi thi trtfdng; cd srf chdnh l^ch gid dat cua iffng loai ddt giffa cfic vffng. giffa cdc dia phrfdng trong vOng. Gid dit trong bang gifi ddt do iiy ban nhdn das edp tinh ban hfinh vin thdp hdn nhilu so vdi gifi chuydn nhtfdng thrfc id trdn du tttfdng ttong dilu ki^n birffi thtfdng, cd dia phrfdng chl bdng khodng 30-60% so vdi gid thi tttfdng. Trong khi dd, vide xfic dinh gifi ddt cu t h l sdt vdi gifi chuyin nhrfpng thyc id trdn thi tttfdng de tinh thu tiln sff dyng ddt, tiin thud dat, tinh bdi thrfdng khi Nhd ntfVSe thu hdi dat thffc hi^n cdn hgn chd.
Do cd quy dinh ban hdnh vfi cong bd bdng gifi ddt vfio ngfiy 1/1 hdng nfim mfi gid ddt vfi mffe gifi nfim sau thrfdng cao hdn nfim trrfdc, ndn ngrfdi ed ddt bi Au hdi cd tdm 1^ ehd ddi thdi dilm cong bd bdng gifi mdi, ndn da gay khd khfin trong vi^c bdi thrfdng, giii phdng mgt bdng. Cdn cd sy chdnh l§ch ldn v l gid ddt tgi cfic khu vrfe gifip ranh giiTa cdc dia phtfdng, trong khi cdc quy djnh cda phdp lugt v l ddt dai hi^n hdnh lai daft ' gidi quydt drfdc tinh trang nfiy.
(> Ditlbfili.wnj;
t l Phung Thu'i.ing - Pliilc Tho - H i Npi
Tinh trang lang phf iren cho thdy, d^'f dai chitadi^c qudn ly vd sddungnhuld ngudn vin, tdi sdn cd khd ndng sinh lifi m$t cdch hifu qud trong phdt trien nen Hnh^qudcgia.
| r Nguyen nhan chinh:
I Quy hoach kem!
Mdt ttong nhffng nguyen nhan chinh din ddn tinh trang lang phi dd't, dtfdc cac chuyen gia chi ra Id do chat Irfpng quy hoach sff dung ddt con kdm. Dien hinh la kem trong dtf bdo nhu clu quy dd't phdt triln cdc ngdnh. cdc Hnh vrfc, cdc dy an du tj. Vide khai thdc sff dyng dat d nhieu ' lg edn chrffi drfdc tinh todn khoa I sfit vdi chidn Irfdc phdt trien
^ xa hpi vfi nhu eau cua thj trrfdng Shg sdn. Vfi, dilu ndy da din ddn flnh firang vffa thidu, vffa thffa quy dat vd bu6c phdi lidn tuc dieu chinh quy hogch.
Bdn canh dd, do quy hoach ddt chff yeu thidn v l mue tidu qudn IJ hfinh
^ , md chffa tfnh tdi hidu qud kinh tc - xa hdi, moi ttffdng, ndn chrfa phdt huy dffdc tilm nfing ddt dai. Nhilu dia phtfttog chrfa thffc hidn dffng chu tnfdng
•let b^in ddt ndng nghidp. Trong 10 Oam^ua, 270.000 ha ddt Ma ntfdc drfpe chuyen muc dfch khfic, ttong khi didn iph nfiy hodn todn cd thl bd tri ttdn cfic '1^1 dit khfic ttdn cung dia bfin!
g Ngofii ra, tinh ttgng sff dung khdng P u qud ddt xdy dyng khu cdng nghidp,
*u« ionh td, sdn bay, edng nrfde sfiu, sfin golf vfi khu ngM drfdng... cdn phd bidn.
Cu the Ifi: cd 260 khu cdng nghidp vdi 71.000 ha dai, ttong khi ty Id lap day chi dat 46%. Mfic du, chi tidu Qudc hOi cho phdp giao ddt Id 44.000 ha vfio nam 2010, nhrfng ttdn thrfe td, efic dia phrfPng da giao 93.000 ha (vrfpt 211,26%) mat bfing sdn xua't, kinh doanh phi nong nghiep eho cfic doanh nghidp. Dieu nfiy cung xay ra vdi khu kinh id, khu cong nghd eao trdn dia bdn ca nrfdc, din dd'n tinh ttang giff nhieu ddt, nhimg trid'n khai chdm, vi khdng thu hut drfpe dau ttf, khdng tao drfpc ddng lyc phai ttiln.
Hdn nffa, flnh ttgng da't dai bi "xl phin" drfdi hinh thffe efie dff fin drfpe cfie cap ed tham quyln duydt, vdi hang ngfin hdeta ttong tinh ttgng xfiy drfng dd dang, hofic bj bd hoang vl chffa thl triln khai drfpc. Hidn ttang ndy da Idm lang phi, thdt thodt mdt Itfdng ldn khong ke xidt cho ngu6n thu ngdn sfich nhfi nrfdc.
Trong khi do, nhieu nhd diu trf cd nfing lyc tdi chinh, cd trinh dd chuyen nghidp (chuydn ngdnh) cln dd't d l dfing k^, thl lai khflng edn dat dd trien khai drf dn.
Dd ddt dai thtfc s^ trd thanh nguon Itfc quy gia Trong mOt hdi thdo mdi ddy cua Vidn Khoa hpc Xa hOi Viet Nam, cdc chuyen gia da nhd'n mgnh ring, khflng thl coi nguon thu tff ddt Ifi ngudn thu khdng bin vffng cho ngdn sfich nhd nffdc. Bdi, dd chfnh la nguon Irfc qu^ gifi vfi cyc kj' quan trpng de phfit triln dd't nrfdc.
Di ddt dai trd thfinh ngudn Itfc/nguon vdn cho qudc gia cln tiiidt phdi d6i mdi trf duy vl ddt. Cu thi la:
Thd nhdt, phdi ddi mdi vd ndng cao hidu qufi vide sff dung ddt dai. Cln thyc hidn nhffng bidn phdp sau:
- khdng ndn xdt d p ddt cho mpt dff dn ttdn 100 ha (trff trrfdng hpp dac bi$t phdi cd quydt dinh cua Thii trfdng vd Qudc hdi tiidng qua). Bdi, do tiidi kJ khiing hodng kinh td tdi chinh thd gidi va bdt dn kinh td vi md tgi Vi^t Nam kdo dai, khidn nfing Irfc tdi chinh cda nhfi
^my and Forecast Review
91
NQHIEN CCra - TRAO D 6 I
ddu trf rai khd khfin. Ddi vdi ttrfdng hpp quy md Idn, C;NI lidn kcl viing tning quy hoach. Ddc biit, cln xem xdt lai v u c phan cd'p xdt duy^i cho nhffng dy dn diu Irf sff dung Iff 50-100 ha; cln ihidl phdi ldp ttung v l Trung rfdng (khdng phdn quyln eho dja phrfdng) vd giao diu mdi eho lln Kc hogch vd Diu trf qudn !^.
- Can phdi quy djnh "phi" dfii cpc (kJ quy) trong viC-c thye hicn dp dn. Muc dfch dd ehffng minh nfing Iffc tdi chfnh cda ddn vj d^u trf; hgn chd cdc nhd diu trf L-d hpi. ddng Ihdi quy djnh rd ttfich nhi^m ciia nhd diu trf. Khodn phf ndy sd khong hodn lai khi nhfi diu trf vi phgm nhffng cam kdt trong vice tridn khai dy dn.
- Xem xdt dl xudt ludt "thud" sff dyng ddl theo hrfdng hfing nfim thu Ihud ttdn diOn lieh dat .sff dyng.
Bi^n phdp ndy sc tfing ngudn thu cho ngdn .sfich ddng thdi ban chd drfpc ngn diu cd, "xf phin" dit.
- Quy dinh chfit chd vi§c xem xdt nfing Irfc tdi chfnh ciiu nhfi diu trf. ddng thdi quy djnh kiem tra tidn dO trien khai thrfc hi^n.
- Chfnh phii vd Ngdn hfing Nhd nrfdc cln djnh hrfdng cho h^ thflng ngfin hfing thrfdng mgi Vi^t Nam cho vay diu trf drf dn theo hrfdng ehi tap trung vdn eho nhffng ddn vi ehuydn ngfinh (khflng cho vay cdc ddn vi diu trf ngodi ngdnh chinh), ddn vi chuydn nghidp- Dong thdi can cho vay diu Irf dfft dilm tffng dy dn cdng trinh, trdnh ddn trdi.
- Can thay ddi trf duy "vay de dau trf Ifi vay Ifinh manh", chu trpng khuydn khich cdc ddn vj sff dung ngudn vd'n ty cd (vdn huy dpng co phan, vdn hdp tfic, vdn phdt hfinh trfii phid'u doanh nghidp...), thay vl sff dung da phan vdn ngan hfing. Bdi, dieu ndy rat nii ro.
- Nhd nffdc thrfdng xuydn td chffc dfi'u thiu cflng khai minh bgch dau trf tffng drf dn (kl cd eho doanh nghipp ttong vd ngodi nrfde tham gia).
Thdhai. cdn sda ddi Nghj dinh 69/2009/NB~CP, ngfiy 13/8/2009, quy dinh b6 sung vl quy hogch sff dyng dfi'l, gid dat. tiiu hdi dat, boi tiirfdng, hfi ttp vd tdi dinh erf.
Trong dd, vrfdng mfic cln sffa d^i lidn quan dd'n vdn d l tinh quyln sff dyng dat theo "gid tiii trrfdng". Do nhffng vrfdng mIc nfiy mfi hfing ngfin hd sd nOp thud bi dch tic. Ddy cung Id mOt nguydn nhdn quan ttpng khidn till ttrfdng bd't ddng sfin thdm phin khd khfin.
Thd ba. Nhfi nffdc cln coi thu cfic logi thud tff dat Id ngudn tiiu tiiffdng xuydn, quan ttpng. Dfie bi^t, Nhd nffdc cln quy dinh tiifinh ludt khodn tiiu thud "vdn" Ifi tdi sdn ddi vdi cfic ddn vi siJ" dung vdn (Ifi tdi sdn) nhfi ntfdc hfing nfim phdi ddng v l cho ngdn sfich qudc gia, ttdn cd quan tham djnh gid nhfi nrfdc quy tdi sdn theo gid thi trrfdng tgi khu vtfc.
Nghidn cffu ban hfinh tfnh tiiud luy tidn (hinh diffc thud tfii sdn) hdng nfim, ddi vdi ngrfdi, td chffc giff sd Irfpng nhd ddt nhilu (dipn tich tff 1000 m^ ttd ldn, nhd tff cfin tiiff 3 ttd Idn phdi chiu tiiud tfii sdn hdng nfim.
Day Id mOt ttong nhffng bi#n phdp tfing nguin tiiu tH nhd, ddt, ding ttidi chinh Id bidn phdp hiJu hiOu chdng dau ed ttong Hnh vrfc ndy.
92
c l n ban hdnh quy dinh thu "10 phf cd sd hg ting", phi nfiy chi nhffng ngrfdi diu trf kinh doanh drf fin bdt dOng sfin mdi phdi nOp. Bdi, Nhd nrfdc phdi tdn rdt nhilu edng sffc, kinh phi eho diu trf clu dffdng, cd sd hg ting (trung tdm tiiffdng mai, sdn bay qudc td, bOnh viOn, tiifdng hpc.) - Id nhffng cdng trinh gifip diy gifi bdi dOng sdn tgi khu vrfc dd Idn cao. Do vdy, cln cd quy djnh tiiu "10 phf cd sd ha ting" (Idy lai mdt phin nhd dja td chdnh lOch) ddi vdi drf dn diu trf kinh doanh bit dOng sdn drfpc tiiy htfdng tff diu hf ha ting nfiy.
Thd tu. ddi ddt idy ca sd hg tdng: Thdi gian qua, nhilu dja phtfdng vdi sy cho phdp cffa cde edp cd thlm quyln da diing quy ddl d l ddi idy cdc cdng trinh cd sd hg ting (clu, drfdng, khu dfl tiij...). Diln hinh Id TP. Hd Chi Minh da giao cho cdng ty lidn doanh Phii My Hrfng (ddn vj hen doanh vdi Ddi Loan) bd vdn diu ttf xdy drfng 117 km- drfdng Nguyen Vfin Linh ndi liln Bic Nhd Bd - Nam Blnh Chdnh.
Ddi lai, Thdnh phd giao eho edng ty 6(X}
ha "ddl sgch" xfiy drfng thfinh khu dd thj Phu My Hung. Sau hdn 18 nfim, nhfi diu ttf da hodn tiifinh drfpc 2/3 khu do thj kidu mlu Phfi My Htftag, vd con dtfdng Nguyen Vfin Linh. thi da dtfdc drfa vfio sff dung nhilu nfim nay. Nhrf vfiy, ngan sdch Thfinh phd vffa dd drfpe khodn vdn diu trf Idn d l xay drfng drfdng; ding thdi, van Ihu v l ngan sfich nhilu ty ddng tiir vi^c tiiu thud trrfdc ba, thud chuyen quyln sff dung ddt, thud' Idi tffc doanh nghidp cdng ly Udn doanh Phu My Htfhg... Tuy nhidn, phrfitfiig Ihffe ndy edn rat mdi md, ndn phdi dtfdc nghidn cffu hofin thidn, trdnh nhffng tidu ctfc phfit sinh.
Thd ndm, ddi ddt Hy dich vit cdng:
Cu thd, Nhd nrfdc td ehffc cho edc ddn vj trong nrfdc vfi qudc td bd vdn ra thi cdng cfic cdng trinh ed sd ha ting (clu, dtfdng...), ddi lai nhd dau trf dtfdc quyln thu phf qua lgi c l u drfdng bao nhidu nfim. Cu till Id tnfdng hdp eda Cong ty cd phin C l u Phfi My dfi bd vdn ra diu ttf cdng trinh eau Phfi My vfi dffdc td chffc thu phi clu drfdng qua cfic nfim.
Thd sdu, d i y manh cdi cfich tiiii tyc hdnh chfnh, gidm thu tyc cd'p phdp diu tif xdy dyng. thdi gian hodn tiifinh edp p l ^ xdy dyng cho mdt dy fin khdng dtf^c <^
9 tiling (cfic ntfde clii 6 tiifing).B
Kinht^vaouMo
