odi M6I QUAN LY
QUAN DIEM Mdl fiOl Vdl TAI THIET CHUNG Cl/CU
TS. PHAM SY LIEM POT Tong hpi Xay ddng Viet Nam
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hfnh sdch tai thiit chung cu cu hidn hdnh trdn thuc t l ^ tdp trung vdo vigc tdi thiit chung cutren nin nha cu, qua d l cao vai trd cua nhd d i u tu tu nhdn, thiiu coi trgng dung mdc vai tid ciia cgng dfing chung cU, cgn vai trd cua chfnh quyln do thj Igi chua that ro rdng. Chinh sach hien hdnh chua thuc su qudn tridt phuong chdm noi tilng "dan bilt, ddn ban, dan Idm, dan kilm tra"cua Odng vd Nhd nudc ta. Vi nhiJng le dd, cdn phai tim ra phugng thdc doi mdi de vugt qua eae thdch thdc ddng trudc viec thuc thi chiJ tmong tdi thilt chung cu cu. Chung tfii cho ring mfit phuong thiJc nhu vay c i n dudc trien khai theo phudng chdm mdi Id: ^
•Vdng ding chung cw Idm chu, chfnh quyin dd tM tao dieu ki0n v^ gl^p tfd, doanh nghiep Ijit dgng sin tham gia".
Cdng dfing chung cu phdi Idm did vi hg Id chu sd hdu tai sdn, do dd cd quyen vd eo trdeh nhidm dfii vfii tdi san ciJa minh, va vi
muc dfch chu ylu ciJa tai thidt Id nhdm ndng cao chit lugng CUQC sdng ciia chfnh hg. Dugc tu quylt djnh cfing viec tdi thilt chung cu phii hgp vdi nguyen vgng md khfing phai chi phf ton kem, dd chinh Id Igi ich cua cfing ddng chung cU.
Chinh quyln dfi thj Id bdn khdi xudng du an tai thilt, chi dgo va hudng ddn, gidp dd cgng ddng Idm chu du an, va tgo diiu kign thugn Igi eho doanh nghidp bit dfing sdn tham gia dl/ an. Chung eu khac vdi cac loai nha d khdc d chfi cd nhilu chu sd huu Chung, hg cin dugc giup dd t l chuc Igi thi miM thuc thi dugc quyln sd hdu Chung trong viec tdi thilt, va cdn dugc tao dilu kign thugn Igi v l quy hoach do thj, dit dai, ha ting va tdi chinh thi du an tai thilt mdi kha thi. Mat l^ac, khu chung cu sau khi dugc tai thiit thdnh khong gian dfi thj sing tdt se giup ndng cao ve dep kiin true va cdnh quan dfi thj, gdp phin vao su phfin vinh ciia do tfij thfing qua viec chuyen doi mfit khu dfi thi cd chdc nang d la chfnh thanh khu dfi thj da chdc nang sir dung dit hfin hgp (mixed land-use) theo tuduy ciia do thj hgc hidn nay Dd chfnh Id Igi feh ciia do thj.
Doanh nghidp bit dgng sdn tu nguydn tham gia kinh doanh mgt sd phin ciia du dn theo d l xuit ciia cfing dfing ddn cU. Viee kinh doanh ciia hg hoan todn theo cd c h i thj trudng vd Igi nhuan la Igi ich ciia hg.
Xay dirng khung the chl dira tren mo hinh Hdp tac xa nhd d
Xay dung the c h l Id khau d i u tien cdn tiln hdnh de t l chdc thuc hidn chu trUdng tai thilt ehung cu.The chl phai xac djnh vai trd ddi tac cua cdc ben tham gia la Nha nudc, cfing ddng Chung cu va nhd ddu tu, vd nhit Id xae djnh ai la chu the chfnh. T h i c h l hidn hdnh giao vai tro ehu t h i chfnh cho nha dau tu vd cung cho phdp clign phUdng thOfc Nha nudc Idm chii ddu tif. Chung tfii d l xuit ap dung mfi hinh Hgp tdc xa nhd d trong tdi thilt chung cucu, vd de mfii bdn ddi tdc ndi trdn thuc hien dung vai trd ciJa minh thi phai xdy dung khung the c h l nhu sau:
1)Cfing dfing chung cu dugc t l chiifc lai thdnh "Hgp tac xa nha cf.
Quylt djnh tdi ttiidt chung cU phai dugc It nhdt 2/3 thanh vidn HTX dfing
I NGUdi XAY DUNG s 6 T H A N G 11 & 12 - 2015 I
QUAN eiEMMOl DOI vdl TAI THlh.„
y. HTX Id chii du an ddu tu tai thilt chung cu. Cac HTX nha d trong mgt khu chung cu duoc tap hdp trong "Lien xa nha d khu chung af, cac du an t l i thilt Chung cu Id thanh phin cua Du an tong the tdi thilt toan khu theo quy hogch duoc duyet, do Lien xa nha d khu chung cu Idm chii diu tu chung va vd true tilp quan ly phdn tai thiit khfing gian ngoai chung cu',
HTX nha d Id dang t l chdc hidu qua nhit dfii vdi tai thiit chung cu vi Id:
+ Phat huy dUdc quyin lam chii tap tlie ciia cfing dfing chung cu. Nguygn vgng vd yeu clu ciia timg thanh vien HTX dugc cdng dfing xem xet vd dilu hda mgt cdch dan chu va cong bdng vi Igi leh Chung;
+ Du an tdi thilt do HTX idm chii khdng phai la dudn kinh doanh, khfing kilm ldi nhuan, khong phdi ndp cdc loai thul, dugc chfnh quyin trd gidp, do do ft t i n kem hdn so vdi dU an do nhd ddu tu Idm chu.
2) UBND Thdnh phfi ldp ra "Ban Chi dao tdi thilt chung cU" gdm dgi dign cac Sd, ban, ngdnh huu quan, dai didn Mat trdn vd cdc dodn t h i qudn ehung, do Phd Chii tich UBND Thanh phfi lam tnidng ban, cd nhidm vu giup UBND phd duydt quy hogeh va chuong trinh tdi thilt khu chung cU, phe chuin Dilu 1$ HTX nhd d, giai quylt cac d l xuit eua Lien xd nha d khu chung eu. Ban Chi dgo cd
"Van phong tU vin tai thilt" la cd quan giup viec vdi trdch nhidm di sdt hudng din cdc thu tuc thdnh tdp vd quy tac hoat dfing eiJa HTX vd Lien xa nha d.
Ban Chi dgo giup cac HTX va Lidn xa vay vfin tfn dgng td Quy Diu tu phdt triln hay Quy Phdt trien nhd d cua thdnh phfi, hogc cae ngufin vfin phdt triln qufic t i de thuc hidn du dn.
3) Van ph6n_g tu vin tdi thilt hudng d i n HTX ly quyln cho td van quEm ly du dn chuyen nghiep giup dilu hdnh du an, t l chdc diu thiu tuyen chgn tu vdn khdo sat thilt k i va nhd thiu xay dung, vd qudn ly qua trinh thi/c hien du an d i n luc hodn thdnh.
Djnh hu'dng quy hoach tai thiet khu chung cir cu
Quy hogch tdi thilt la nhdn t l hdng ddu quyit dinh su thanh cfing cua du dn tdi thilt khu chung ai • cii".
Hien nhien quy hogch tai thiit khong t h i tdi l^p mo hinh tieu khu nha d (microrayon) ddn chuc nang, ddn didu vd khdp kfn tnidc ddy, md phdi hudng tcii tao lap khu dfi thj sing t i t vdi cd clu chu dfio Id dudng phfi va hd thing giao thfing md kit nfii vdi cac dudng phfi hidn co. Mgt do xdy dung dugc nang cao theo iuan dilm tang trudng thong minh vd hinh thai thdnh phfi ndn, di mdt mat cd t h i tdi dinh ci;
dan vdi didn tfch sdn ft nhit la 12mVngudi nhim dam bao tieu chuan ve sinh, mat khdc cd thdm didn tfch dua vdo kinh doanh nhdm biJ dip chi phf tai thilt (se d i cgp Igi trong phin sau). Bi cd diJ khfing gian xanh cfing cdng, cd t h i khai thdc thdm khong gian nglm dudi cong vien va lam vudn tren mdl.
v l mat phdp ly, nhdng dilu ndy da dugc Nghi quylt s l 34/2007/NQ-CP cho phep.
Vide chuyen doi quy hogeh tieu khu nhd d sang mo hinh khu do thj da chdc nang dem iai nhidu lpi feh cho do thj, mgt mat giup dfi thj cd them nhiiu dudng phd hidn dai vd phdn vinh, mat khdc m&
mang them he thfing giao thong do thj giup gilm bdt t i c nghen.
Van d l tdi chi'nh tai thiet
Dil ai Idm chii du an d i u tu thi ngufin tdi chfnh chu ylu cho tai thilt khu chung cU cu (ggi tdt Id tdi chinh tdi thilt) cung phdi huy dfing tir dit dai cua chfnh khu chung cu dd, vl vdy khdu then chit ci!ia tai chfnh tdi thiet chfnh Id nang cao dUdc tfii da gid trj cua ddt dai da qua tai thilt. Ddt dai khu chung cu vifa la tdi nguydn cd gid trj sii di^ng d l tdi thilt chung cu, vim Id tdi sdn md gia tri ciia nd phu thudc vao vi trf vd mdt do xay dung cua tdng Id ddt. Di?n tfch sdn cac ting dudi ciia cac tda nha tren Id 6k nay, thdm chf cd khfing gian ngdm, diu thu$n ti?n cho md cira hdng kinh doanh thuong mai va djch vi^, dat vdn phong doanh nghi$p vd cac can hg cao cip, vi vgy cd gia trj rit cao. S l ting nhd dugc nang cao de tang didn tich san din mdc khfing clii du cho tdi djnh cu ma cdn dua vdo kirih doanh di tgo thu nh§p du trang trai chi phi tai thilt todn bd khu chung cir, ke ca hang muc hg ting ben ngodi cdc chung cif.
Niu chite dD thi Thdnh phfi xet tdi trg phdt triln cdng trinh hg ting ky thugt c l p dfi thj di qua khu Chung cu vd ha ting xa hgi theo quy dinh ciia Nghj quyit s l 34/20b7/NQ-CR COng theo Nghi quyit ndy thi du dn tdi thiit dugc miln tidn giao dit, cho thu§
ddt. Nen thu hut t l i da cdc doanh nghidp bit dfing san tham gia ddu tu vdo phdt triln dien tich sdn trong vd ngodi nhd chung cu dugc di/ dn nhugng lai
NGUOll XAY DUNG SO THANG 11 ft 12 - 2015
QUAN eiEM Mdl Ddi vdl TAI THIET..
quyen phdt trien de diing vao mge dich kinh doanh.
N h u vdy, cdng vdi tdi t r g cua chfnh q u y l n , d u d n chi cdn vay tfn dung khdng qua 7 0 % tong mdc ddu t u tai t h i i t todn bg khu chung c u v d thu nhgp tir chuyen nhugng q u y l n phdt t r i l n dii giup HTX hodn trd ng.
Hien nhidn, n l u kheo phan ky phat trien de luan c h u y i n vfin thi tong mdc vay tai t h i l t c d n c d t h i giam xudng n h i l u .
Tdm lai, d l cd dii tdi chinh cho tai t h i l t thi trudc tien quy hogch tai t h i l t phai t ^ o duoc mang dudng phfi dgng fi c d d l tgo dugc n h i l u mat t i l n , tang m$t do xdy dung, tdn dung khfing gian ngdm va khdng gian tren cao. Mgt khdc phdi b i i t qudn 1^ chuong trinh v d d u dn mdt cdch chuydn nghiep, thfing thgo nghidp vu tdi chinh.
C d c h l q u d n ly
Do quy hoach tdi t h i l t se thay doi sfi luong ban ddu nha chung c u , co the ghep vdi ba nhd chung cU thdnh cdc don nguydn ciia mdt chung c u mdi, trong khi HTX lai dugc thanh lgp eiio tdng nhd chung c u cu, vi vgy cdc Ban Chu nhidm HTX nay se tdp hgp lai thdnh Hfii d i n g quan trj d u dn xdy dung tda Chung cir mdi v d c d ra Ban quan ly D u d n . Ban ndy ky hgp ddng uy q u y l n cho T u van quan ly d u dn chuydn nghidp thay minh quan ly viec ldp vd thi/c hien D i / d n .
C o c h l "cdng dfing chung c u Idm c h i i " b i t bugc mgi chu can ho phdi tham gia HTX nhd d , n l u ai khong mufin tham gia thi phai nhugng Igi can hfi cua m i n h cho HTX. Cung n h u vay, q u y l t djnh tdi t h i l t chung e u p h a i duoc ft nhdt 2/3 sfi thdnh vidn HTX dfing y. S f i thdnh vien khfing dfingJ- bugc phdi c h i p thugn nghj q u y l t c i i a sfi dfing, n l u khfing thi cung phdi nhuong lai can hfi ciia minh cho HTX. V(M phuong thdc n h u vay, HTX to chdc hiep thuong d l d i l u hoa Igi feh cua cdc chu c a n hfi, chang hgn ehu can hO dang kinh doanh tgi t i n g 1 , hg ddng ngudi, hg nghdo... Cudi cung n l u khfing dat thoa thugn thi q u y ^ dinh theo da s d 2/3.
Hien nhidn, vdn khfing t h i hodn todn trdnh khfii tranh c h i p Igi ich vd cdc b i t d i n g khdc, nhung dii sao c d c h l ndi trdri cung cho phdp giam thieu cdc tranh c h i p vd b i t dfing nay, qua do giup tang cudng
"vdn x d hfii" r i t dugc coi trgng trong phdt trien. HTX cung Id t l chdc sdn x u i t kinh doanh r i t phii hop vdi n i n kinh t l thj tardng C^nh hudng XHCN ciia nudc ta. N I U cac tranh chdp c u l i cung v d n khfing t h i xir
ly dudc q u a thuong lugng thi dua ra tda an.
Khi hodn thdnh tdi t h i l t vd tdi djnh c u , cae HTX trong ciing mgt chung c u mdi se sat nhgp lai lam mdt de to chdc qudn ly ehung c u t h e o quy c h l hidn hdnh.
Tuy vgy, quy c h i qudn ly van hdnh sir dung chung c u sau tai t h i l t cung can dugc d l i mdi. D d Id vl Quy c h l quan ly s d dung nhd ehung c u ban hdnh theo Q u y i t djnh sfi 08/2008/QD-BXD, sira d l i theo Thfing t u sfi 05/2014/TT-BXD, chi mdi quy dinh viec qudn ly van hdnh tdng chung c u ridng le md chua d l cdp d i n vdn d l rdt quan trgng la to chdc quan ly toan bfi khu chung eu. Chfnh do t h i l u t l chdc quan ly n h u vdy m d khfing gian gida cac chung c u cu da bj xudng cdp vd i l n c h i l m .
T ^ c h i l e t h i d i e m t a i t h i l t k h u c h u n g c i r Chii tnJdng hien hdrih v l tdi t h i i t khu chung c u eu chua coi trgng vdn dd t l chdc thuc hien thf diem.
VI tfnh c h i t mdi md vd phde tap eiia vdn d l , dd c d xem xet ehu ddo mgi mat d i n dau di nCfa thi ehfnh sdch cung cdn dugc thiJC t l kiem nghidm, qua do m d siJa doi, b l sung cho sdt thuc t i l n mfii noi, mfii luc. Vdi cdc d i xudt doi mdi chfnh sdch tdi t h i l t chung c u c u trinh bdy trong bdi nay, chdng tfii cung mong dugc dua ra k i l m nghiem tgi mfit khu chung c u n h u Gidng Vd*, v d n l u dugc c h i p nhdn thi Tong hgi Xay di/ng Viet Nam va cac thanh vien cua minh sdn sang tham gia vai trd t u vdn tai t h i l t gidp viec eho Ban C h i dgo cua Thanh phfi Ha Ngi, vd hgp tdc vdi cac Sd, Ban, Ngdnh eua Thdnh phfi xdy dung Kd hoach hdnh dgng thi/c hien chu truong nay.Q
' Ofl Viit Chi6n. TTiut: trang va giii phip tii tiiiit cic khu chung of cu tai cic dd thi ldn Vidt Nam. Ky y^u Hoi thao 'Tdi thigt cdc khu Chung cir cOMHd Noi,1 Q/2014
' Ddo Ngoc Nghiem. Cii tao dc khu chung al:Diulimd hinh quy hoach hdp ly? T/c Ki^n tnJc \fi?t Nam. 12/2009. Pham Hiing CtiOng. Cai tao chung of cu: GSn vdi tii ciu tmc d6 thi. Difin ildn doanh nghiep.
' Oinh Oang Hdi. Quy hoach lai cic Idiu chung ctf cud Hi N6t:
Didu gi cd thd lim chat Iddng cudc sdng tdt han? Vu Hiep. Tidp cin cdi tao cic khu chung cd cu d Hi Ndi theo hddng quy hoach chien iMc K9 yiu HOi thao 'Tdi thiit cdc khu chung cii cu'. Hd Noi, 10/2014
' Nguyen Chiin Thing. Thdc trang vi gidi phip quy hoach Idiu Chung af Giang Vo. Ky yiu H$i thao 'Tdi thiet cdc khu chung ciT cu'.
Hd Noi, 10/2014
N G U d i X A Y D U N G SO T H A N G 1 1 & 12 • 2 0 1 5
