BAN VE Dir AN LUAT
PHAM VI AP DUNG QUY DjNH NHA NUOlC THU HOI DAT Sir DUNG DE PHAT TRIEN KINH TE - XA HOi
Vi LOI ICH aUOC GIA, CONG CONG
Tran V a n g P h u * Tran Thiiy Q u 6 c Thai**
* Giang vien. Khoa Luat - TrUdng Dai hoc Can Thd
** Giang vien, Khoa Luat - TrUctng Pai hoc Can Tha
Thong tin b&i viit:
Tir lihoa: thu hoi dat, phat trien kinh te - xa hoi, chu dau tu, nhan chuyen nhirgng Lich su bdi viet:
Nhanbai : 04/07/2018 Bientap • 15/08/2019 Duyetbai ; 22/08/2019
Article Infomation:
Keywords: land acquisition, socio- economic development, investors, transfer of land use right.
Article History.
Received Edited Approved
0 4 J u L 2 0 I 9 15 Aug. 2019 22 Aug. 2019
T o m tat:
Dieu 62 Luat Dat dai nam 2013 quy dinh cu the cac tmong hop ccr quan CO tham quyen duac phep thu hoi dat vi muc dich phat tnen kinh te - xa hgi, Tuy nhien, de dam bao su phat trien ben vimg, hai hoa giira miic tieu phat trien kinh te voi an sinh xa hgi, bao v6 moi truong va dSc biet la hai hoa lgi ich giua Nha nuac, nguai dan va nha dau tu, can xac dinh ro ranh giai cac du an phat trien kinh te, thu hut dau tu trong truang hgp nao Nha nuoc se thu hoi, trong truong hgp nao chu dau tu phai thoa thuan d l nhan chuySn nhugng, thue lai dat hoac nhan gop von bang quyen sir dung dlt (SDD) vol nguoi dang SDD.
Abstract
Article 62 ofthe Law on Land of 2013 provides explicitly the provisions for cases where the competent authorities are allowed to acquise land for socio-economic developments. However, in order to ensure the sustainable and harmonized developments among the goals of economic development, social security, environmental protection and especially the benefits of the govemment, the land holders and the investors, it is required to clearly define the boundaries of the projects for economic developments. For investment attraction, it is needed to define which projects the govemment is to acquise the land from the holders and which project the investors must negotiate with the land holders for land transfers, land rending or capital contribution to the project by the land use right.
1. Dat van de
Digu 62 Luat Dit dai nam 2013 quy djnh cu thg cac trudng hgp ca quan cd tham quydn dugc phep thu hdi dat vi muc dich phdt triin kinh ti - xd hdi. Dieu luat nay
QO I NGHIEN CIIU . /m^ I LAP P H A P ^ So 16(392) T8/2019
dugc ky vong se han chg tinh trang khdng ro rang trong each xac djnh truang hgp nao SDD vi muc dich phat trign kinh th - xa hdi thi Nha nudc thu hdi va trudng hgp nao chu diu tu phai tu thda thuan dg nhan chuydn
BAN V E D U A N L U A T
nhugng, thue quydn SDD hoac nhan gdp vdn bang quydn SDD tir ngudi dang SDD.
Tuy nhien, Luat hien hanh lai chua xac dinh ro npi ham ctia nhigu thuat ngii de xac dinh pham vi ap dung ca che chuygn dich dat dai bat budc, cOng nhu dien tich va muc vdn dau tu tir bao nhieu Nha nudc se thirc hien vide thu hdi dat, trudfng hgp nao ap dung c a chg chuygn dich dat dai tu nguyen. Do vay, trong thdi gian qua, de thu hdi dat cho nhirng du an thuan kinh te, mpt sd dia phuang da ap dung quy dinh nay theo hudng kha md dan dgn sir khdng ddng thuan cua ngudi bi thu hdi dat tang cao, lam phat sinh nhieu khigu nai, khieu kien...
2. Triromg htfp Nha nird^c thu hdi dat vi muc dich phat trien kinh te - xa hoi vi loi I'ch quoc gia, cong cdng
Theo quy dinh cua Digu 62 Luat Dat dai nam 2013, Nha nudc se thu hdi dat de phuc vu cac du an sau vi muc dich phat trign kinh te - xa hdi, vi lgi ich qudc gia, cdng cdng:
Mot la, de thirc hien cdc du dn quan trong qudc gia do Qudc hgi quyit dinh chu truemg ddu tu md phdi thu hdi ddt
Theo quy djnh tai Dieu 30 Luat Dau tu nam 2014, nhiing du an sau thudc tham quyen quygt dinh chu truang dau tu ciia Qudc hdi:
(i) Du an anh hudng 16TI den mdi trudng hoac tiem an kha nang anh hudng nghiem trpng den mdi trudng, bao gdm:
a) Nha may dien bat nhan;
b) Chuydn muc dich SDD vudn quoc gia, khu bao tdn thien nhien, khu bao ve canh quan, khu rimg nghien cuu, thuc nghiem
khoa hpc tu 50 hec ta trd len; rung phdng hd dau nguon tu 50 hec ta trd len; rung phdng hd chan gid, chan cat bay, chan sdng, lan bien, bao ve mdi truemg tir 500 hec ta trd len; rung san xuat tir 1.000 hec ta trd len;
(ii) SDD cd yeu cau chuyen muc dich SDD trong lua nudc tu hai vu trd Idn vdi quy md tir 500 hec ta trd len;
(iii) Di dan tai dinh cu tu 20.000 nguai trd Ign a mien mii, tu 50.000 ngudi trd len d cac vung khac;
(iv) Du an cd ygu cau phai ap dung ca chg, chinh sach dac biet can dugc Qudc hdi quyet dinh.
Hai la, de thuc hiin cdc du dn do Thu tudng Chinh phii chdp thudn, quyet dinh ddu tu mdphdi thu hdi ddt, bao gdm:
i) Du an xay dung khu cdng nghiep', khu che xuat^, khu cdng nghe cao, khu kinh tg^; khu dd thi mdi, du an dau tu bang ngudn von hd trg phat trien chinh thuc (ODA);
ii) Du an xay dung tru sd ca quan nha nudc, td chuc chinh tri, td chiic chinh tri - xa hpi d trung uang; tru sd cua td chuc nudc ngoai cd chuc nang ngoai giao; cdng trinh di tich lich su - van hda, danh lam thang canh dugc xdp hang, cdng vien, quang trudng, tugng dai, bia tudng niem, cdng trinh su ngbiep cdng cap qudc gia;
iii) Du an xay dung ket cau ha tang ky thuat cap qudc gia gdm giao thdng, thuy lgi, cap nudc, thoat nuac, dien luc, thdng tin lien lac; he thdng dan, chua xang dau, khi dot;
kho du trii qudc gia; cdng trinh thu gom, xu ly chat thai;
Khu cong nghiep la khu v\fc co ranh gioi dia ly xac dinh, chuyen san xuat hang cong nghiep va thuc hien dich vu cho san xuat cong nghidp (khoan 11 Dieu 3 Luat Dau tu nam 2014)
Khu che xuat la khu cong nghiep chuyen san xuit hang xuat khSu, thuc hien dich vv cho san xuat hang xuat khau va hoat dgng xuat khau (khoan 10 Dieu 3 Luat Dau tu nam 2014).
Khu kinh d la khu vuc c6 ranh gioi dia ly xac dinh, gom nhieu khu chiic nSng, duoc thanh lap de thuc hien cac muc tieu thu hiit dau tu, phattriSn kinh t l - x a hoi va bao v? quoc phong, an ninh (khoan 12 Dieu 3 Luat Dau tu nam 2014), _ — , NGHIEN Ciru I o n So 16(392)T8/2019 ^ ^ L A P P H A ,
BAN V E D U A N L U A T
Ba Id, de thuc hien cdc du dn do Hdi ddng nhdn ddn (HDND) cdp tinh chdp thudn md phdi thu hdi ddt bao gdm:
i) Du an xay dung tru sd ca quan nba nudc, to chiic chinh trj, td chiic chinh tri - xa hdi; cdng trinh di tich Hch su - van hda, danh lam thang canh dugc xep hang, cdng vien, quang trudng, tugng dai, bia tucmg niem, cong trinh su nghiep cdng cap dia phuang;
ii) Du an xay dung kdt cau ha tang ky thuat cua dia phuong gom giao thdng, thxiy lgi, cap nudc, thoat nudc, dien luc, thdng tin lien lac, chieu sang dd thi; cdng trinh thu gom, xir ly chat thai;
iii) Du an xay dung cdng trinh phuc vu sinh boat chung cua cdng ddng dan cu;
du an tai dinh cu, nha d cho smh vien, nha d xa hdi, nha d cdng vu; xay dung cdng trinh ciia ca sd tdn giao; khu van hda, the thao, vui choi giai tri phuc vu cong cdng; chg; nghia trang, nghTa dia, nha tang le, nha hda tang;
iv) Du an xay dung khu dd thi mdi, khu dan cu ndng thdn mdi; chinh trang do thi, khu dan cu ndng thdn; cum cdng nghiep;
khu san xuat, chg bign ndng san, lam san, thuy san, hai san tap trung; du an phat trien rimg phdng hd, rung dac dung;
Theo quy dinh tai khoan 9 Dieu 2 Nghi djnh sd 11/2013/ND-CP ngay 14/01/2013 ciia Chinh phii ve quan ly dau tu phat trien dd thi quy dinh Du dn ddu tu xdy dung khu do thi bao gdm cdc loai sau ddy:
a) Du an dau tu xay dung khu dd thj mdi la du an dau tu xay dung mdi mdt khu dd thi tren khu dkt dugc chuygn ddi tir cac loai dSt khac thanh dat xay dung dd thi;
b) Du an tai thigt khu dd tbi la du an xay dung mdi cac cong trinh kien triic va ha tSng ky thuat trgn ngn cac cdng trinh hien trang da dupc pha dd theo quy hoach dd thi
da dugc c i p ed thkm quydn phe duyet;
c) Du an cai tao chinh trang khu dd thi la du an cai tao, nang cdp mat ngoai hoac ket cdu cac cdng trinh trong khu vuc dd thi hien hiru nhung khdng lam thay doi qua 10% cac chi tieu SDD ciia khu vuc;
d) Du an bao tdn, ton tao khu dd thi la cac du an nham bao tdn tdn tao cac gia tri van hda, lich su, kien tnic cua cac cdng trinh, canh quan trong khu vuc di san van hda ciia dd thi;
d) Du an dau tu xay dung khu do thi hon hgp la cac du an dau tu xay dung khu do thi trong dd cd thg bao gdm cac cdng trinh xay dung mai, cdng trinh cai tao chinh trang, tai thiet va bao tdn, tdn tao.
v) Du an khai thac khoang san dupc CO quan cd tham quyen cap phep, trir trudng hgp khai thac khoang san lam vat lieu xay dung thdng thucmg, than biin, khoang san tai cac khu vuc cd khoang san phan tan, nhd le va khai thac tan thu khoang san.
Nhu vay, theo quy dinh hien nay, viec thu hdi dat vi muc dich phat tridn kinh tg - xa hdi dugc chia thanh ba cip quygt dinh la Qudc hdi, Thu tuang chinh phii va HDND ckp tinh. Viec chuyen tit thuat ngii "thu hdi d§t vi muc dich phat tridn kinh ti" sang thuat ngu "thu hoi dat vi muc dich phat tridn kinh ti - xa hoi" mang y nghia chinh tri to Ion, nd the hien dugc chii truong phat tridn cita Dang va Nha nudc ta la cac du an mac dii cd yeu to kinh te, tire la phai dam bao nha dku tu CO lgi, nham thu hiit dSu tu, phat trign kinh te dat nudc, nhung nhung du an dd phai gfin lien va mang den nhQ-ng gia tri cho xa hdi n6i_ chung, ddng gdp cho Ipi ich chung cua qudc gia, cdng cdng, chir khdng dan t h u k chi phuc vu lgi ich ctia nha dku tu*. Vdi su
GS.TS NGUY. BUI Xuan Phong, Loi ich kinh tS xa hoi cua du an dau lu, http;//quantri.vn/dict/details/9250-.loMc
. . . . . . ^ . . . _ ^ _ . ^ ^ , i , ^ n | 0
kinh-le-xa-hoi-cua-du-an-dau-tu, truy cap ngay 22/6/2018.
ntk I NGHIEN cini , Am | | ^ p p H A P _ y S6 16(392) T8/2019
BAN VEDITANLUAT
thay ddi tu duy, dinh huong nhu vay se giiip can bang lgi ich giGa Nha nudc, nha dau tu va ngudi dan, khong dat nang muc tieu tang trudng kinb tg ma quen di tang truang xa hpi, phiic lgi xa hdi, dam bao phat trien kinh te phai phuc vu dugc Igi ich chung cho toan xa hdi.
Ben canh dd, viec thay ddi thuat ngir, npi ham nay cdn giiip Viet Nam dap ung dugc day dii cac tieu chi de dugc cdng nhan la nudc co nen kinh te thi truong day dii theo quy dinh ciia Hoa Ky va Lien minh chau Au^ viec cong nhan nay cd y nghTa rat Idn khi Viet Nam ddi mat vdi cac vu kien chdng ban pha gia hay cac rao can thuong mai phi thue quan khac.
Mac du vay, de dam bao su phat trien ben vung, hai boa giira muc tieu phat trien kinh tg vdi an smh xa hdi, bao ve mdi trudng va dac biet la hai hda lgi ich giQ-a Nha nudc, ngudi dan va nha dau tu, viec lam quan trpng la nen cd su xac dinh rd ranh gidi cac dy an phat trign kinh te, thu hiit dau tu trong trudng hgp nao Nha nudc se thu hdi, trong trudng hgp nao chu dau tu phai thda thuan dg nhan chuyen nhugng, thue lai dat hoac nhan gdp vdn bang quyen SDD vdi ngudi dang SDD.
3. Tru-oTig hop chii diiu tu* phai ty thoa thu|n nhan chuyen nhugng, thue quyen su- dung d3t hoac nhan gdp vdn bang quyen su* dung dat
Theo quy dinh ciia Dieu 73 Luat Dat dai nam 2013 va van ban hudng dan thi hanh, chu dku tu se phai thuc hien thda thuan nhan chuydn nhugng, thue hoac nhan gdp vdn bang quyen SDD tir ngudi dang sir dung trong cac truong hgp sau day:
Thir nhdt, phu hgp vai ke hogch SDD hdng ndm cua cdp huyen da dugc phi duyit vd cdng bd^. Thdng qua quy hoach SDD va ke hoach SDD, Nba nuac thirc hien quyen dinh doat ddi vdi dat dai. Vi vay, vai trd ciia quy hoach, ke hoach SDD cang cd y nghTa to Idn trong viec dieu phdi quan he cung, cau dat dai trong digu kien ngn kinh te thi trudng va hpi nhap kinh te thg gidi hien nay, nham sir dung hieu qua, hpp ly va tigt kiem ngudn tai nguyen quy gia cho phat tridn dat nudc.
Theo quy dinh tai khoan 1 Dieu 16 Nghj dinh sd 43/2014/ND-CP cua Chinh phii ban banh ngay 15/5/2014 quy dinh chi tidt thi hanh mdt sd digu cua Luat Dat dai, digu kien tien quygt dau tien de chii dau tu cd the tien hanh thda thuan vcri nguoi SDD la khu vuc du an dinh dau tu, thda thuan phai phii hgp vdi ke hoach SDD hang nam ciia cap huyen da dugc phe duyet va cdng bd. Day la dieu kien quygt dinh dku tien bdi le, quy hoach SDD chinh la quy dinh kliung hudng dan each sir dung, dieu phdi dat dai sao cho phii hgp va mang lai lgi ich kinh th, cung nhu quoc phong, an ninh, trat tu xa hdi cao nhat. Do dd, ndu mudn dupc ap dung CO che tu thda thuan vcri ngueri SDD thi trudc hgt du an dau tu ciia chii dau tu phai phii hgp vdi quy hoach, ke hoach SDD, cu thg d day la kd hoach SDD hang nam cua cap huyen noi chii tu cd ke hoach dau tu' kinh doanh.
Tuy nhign, ngu nhu khu vuc dy kien dau tu cd pham vi nam tren dia ban tir hai don vi cap huyen trd len, va mdi huyen cd ke hoach SDD khac nhau, thi trong trudng hgp nay, chu dku tu cd thg ap dung co chg tu thda thuan vcri ngueri SDD theo quy djnh tai Dieu 73 Luat Dit dai nam 2013 va Dieu 16 Nghi dinh so
Criteria of market economy, http;//www. chin a org.cn/english/2003chinamarket/79507,htm, truy cap ngay 19/02/2018.
Xem them Khoan 18 DiSu 1677 Lu&t v^ Thue hai quan cua Hoa Ky (19U. S C -- 1677(18)).
Khoan 1 DiSu 16 Nghi dmh s6 43/2014/ND-CP ngay 15/5/2014 cua Chinh phii quy dinh chi ti6t thi hanh mot so dilu ciia Lu^t Dat dai.
, NGHIEN CUU I O l So 16(392)T8/2019 ^ U I P P H J ' - '
BAN VE D U A N LUAT
43/2014/ND-CP hay khdng? Chiing tdi cho rang, do phap luat gidd ban pham vi ap dung co che tu nguygn thda thuan chuyen dich dit dai, do dd, khi roi vao trudng hgp gia djnh trgn, chu dau tu chi cd thg ap dung co che chuygn dich dat dai tu nguyen d dia phuang nao ma dy an dau tu phii hop vcri ke hoach SDD cua cap huyen, con phan cdn lai thudc dia phuang khac ma khdng phii hpp kg hoach SDD cua cap cd tham quygn thi khd cd thg thuc hien, hoac don gian ban, chii dau tu cd the chpn dia diem dau tu khac hoac xin Nha nudc giao dit hoac cho thue dat.
Thir hai. trin dia bdn khdng cdn quy ddt dd dugc gidi phdng mat bdng de su dung vdo muc dich sdn xudt, kinh doanh phit hgp.
Ddi vdi dieu kien nay, mac dii du an diu tu phu hgp vdi ke hoach SDD eua cap huyen, nhung ngu trgn dia ban cdn quy dat da dupc giai phdng mat bang dg sii dung vao muc dich san xuat, kinh doanh phii hgp (quy dat do Td chuc phat trign quy dat dau tu, khai thac) thi chii dau tu se thue hoac dau gia quyen SDD ddi vdi quy dat tren ma khdng thg ty thda thuan vdi ngudi SDD. Quy dinb nay nham uu tien sii dung tdi da dien tich dat da dugc giai phdng mat bang, tranh tinh trang da cd san quy dat ma chu dau tu lai di thoa thuan voi ngudi dan d dia diem khac dan dgn viec khdng sii dung dupc hgt dien tich dat, gay lang phi tai nguygn dat.
Tuy nhign, ngu tren dia ban van cdn quy dat (theo quy hoach) nhung chua dugc giai phdng mat bang (tiic la Td chuc phat trien quy dat chua dau tu, khai thac quy dat dd) thi chii dau tu cd the tu thda thuan vdi ngudi dan dugc hay khdng? Thiet nghi, trong tinh hudng nay chii dau tu van cd the ap dung CO che thda thuan vdi ngudi dang
SDD bdi hai ly do: (i) phii hgp vdi quy dinh dia phuang hdt quy dit da dupc giai phong mat bang phii hgp vdi muc dich d i u tu san xuit, kinh doanh; (ii) khi ap dung ca chd nay se giup giam ganh nang cho dia phuang khi thuc hien viec tbu hoi dit, bdi thudng, hd trp, tai dinh cu, ban che dupc vin dg khieu nai, khigu kien Hgn quan ddn qua trinb Nha nudc thu hdi dat va giai phdng mat bSng.
Thir ba, dieu kien khdc^
i) Trong trudmg hgp chu dau tu thuc hign phuong thirc nhan chuygn nhugng quygn SDD ma phai chuyen muc dich SDD thi chi dugc thuc hien sau khi Uy ban nhan dan (UBND) cap cd tham quyen cd van ban cho phep chuyen muc dich SDD, cho phep dieu chinh tbdi ban SDD cho phu hgp vdi viec SDD dg san xuat, kinh doanh.
ii) Ddi vdi truemg hgp dien tich dit thuc hien du an san xuat, kinh doanh co phin dien tich dat ma ngudi dang SDD khdng c6 quygn chuyen nhupng, cho thue, gop vdn bing quydn SDD theo quy dinh ciia phap luat ve dit dai tbi chu d i u tu dugc phep thda thuan mua tai san gan lien vdi dit cua ngudi dang SDD, Nha nudc thyc hien thu hdi dit, chuydn muc dich SDD va eho chii d i u tu thug dat dg thyc hien dy an. Ngi dung hgp ddng mua ban tai san gin lidn vdi dit phai the h i e n r o ngudi ban tai san ty nguyen tra lai dat de Nha nudc thu hdi dit va cho ngudi mua tai san thue dat.
(iii) Trudng bgp dien tich dit thuc hien dy an san xuat, kinh doanh cd phin dien ticb dat thudc quy dit ndng nghiep su dung vao muc dieh cong ich hoac cd phin dien tich dat ma ngudi dang SDD khdng cd quyen chuygn nhugng, cho thug, gdp vdn bang quydn SDD theo quy dinb cua phap
Khoan 3,4 Bieu i 6 Nghi dinh s5 43/2014/ND-CP ngay 15/5/2014 ciia Chinh phu quy djnh chi tiet thi hanh mot s6 digu cua Luat Dat dai
Q A I NGHIEN Cini , I L A P P H A P - V SO 16(392) T8/2019
BAN VE DLT A N LUAT
lugt vd dat dai va khong cd tai san gan lien vdi dit thi UBND cip cd thim quyen quyet dinh thu hdi dit va cho chii diu tu thue dat de thyc hien du an doi vdi dien tich dat do^.
(iv) Tnidng hgp dat thyc hien dy an san xuat, kinh doanh co phan dien tich do Nha nudc giao dat de quan ly quy dinh tai Digu 8 cua Luat Dit dai nam 2013 thi UBND cap cd tham quygn quyet dinh tbu hoi dat va cho chu diu tu thue dat dg thyc hien dy an^.
(v) Trudng hgp SDD de thyc hien dy an dau tu thdng qua hinh thuc mua tai san gan lien vdi dat, nhan chuyen nhugng, thue quyen SDD, nban gdp vdn bang quygn SDD ma cd tbdi ban SDD khac nhau thi thai ban SDD dugc xac dinh lai theo tbdi ban ciia dy an dau tu quy dinh tai khoan 3 Dieu 126 cua Luat Dat dai nam 2013; trudmg hgp khdng thudc dien thuc hien thu tuc dau tu theo quy dinh ciia phap luat ve dau tu thi thdi ban SDD do UBND cap cd tham quygn giao dat, cho thue dit quydt dinh nhung khdng dugc vugt qua 50 nam. Trudng hop nhan chuydn nhugng quygn SDD ddi vai loai dat dugc sii dung 6n dinh lau dai thi thdi han SDD dugc xac dinh lai la dn dinh lau dai'".
Viec SDD vao muc dich san xuat kinh doanh thdng qua binh thiic mua tai san gan lidn vai dit, nhan chuyen nhugng, thug quygn SDD, nhan gdp von bing quyen SDD chi thyc hien ddi vdi cac trudng hgp quy dinh tai Dieu 73 Luat Dat dai nam 2013".
4. Nhvng bat cap trong vi§c x^c dinh can C1J va phiam vi ap dung quy dinh Nha nu'O'c thu hoi dat vi myc dich phat trien kinh te - xa hoi vi Igri ich qu6c gia, cong cong
Ben canh nhimg diem tich cue neu trdn, quy dinh Nha nudc thu hdi dat vi muc dich phat trien kinh tg - xa hdi vi lgi ich qudc gia, cdng cpng cdn bpe Ip mdt so bat cap sau day:
Mdt la, van chua cd van ban hudng dan, giai thich ro thg nao la muc dich cdng cpng hay lgi ich cdng cdng, qudc gia. Vai each xac dinh du an phat tridn kinh te - xa hpi vi muc dich qudc gia, cdng cdng nhu hien nay bang phuong phap liet ke ten du an se giiip ngan chan viec lam dung che dinh nay dg tbu hoi dat cho cac dy an thuan kinh te, chi phuc vu cho muc tieu lgi nhuan ciia nha dau tu. Tuy nhign, phuang phap nay cd the dan dgn mdt sd bat cap sau: (i) do quy dinh theo each liet ke tgn dy an, ngn se thieu sy linh dpng va vi vay, co quan cd tham quyen cd the roi vao trudng lop khd xir ly khi can tbu hdi dat vi muc dich qudc gia, cdng cdng nbung thdi diem ban hanh van ban ehua dy lieu dugc hgt cac tinh hudng phat sinh tren thyc te'^; (ii) trong quy dinh hien banh co mdt sd thuat ngir nhu "chinh trang do thi, khu dan cu ndng thon", "viing phy can" ...
chua dugc dinh nghTa, giai thich ro rang nen cd thg din ddn sy khd khan trong each hieu va ap dung hoac tao ke hd de van dung mdt each tiiy tien.
8 Khoan 5 Dieu 16 Nghi dinh s6 43/2014/ND-CP (khoan nay dugc b6 sung bdi khoan 15 Dieu 3 Nghi dinh so 01/2017/
N0-CP ngay 06/01/2017 ciia Chinh phii sua d6i, hd sung mot s6 Nghj dmh quy djnh chi tiet thi hanh Luat Dat dai.
9 Khoan 6 DiSu 16 Nghi djnh s6 43/2014/ND-CP (khoan nay duoc b6 sung boi khoan 15 Dieu 3 Nghi dinh so 01/2017/
ND-CP).
10 Khoan7Dieu 16 Nghi dinh s6 43/2014/ND-CP (khoan nay duoc b5 sung boi khoan 15 Dieu 3 Nghi dmh so 01/2017/
ND-CP).
li Khoan 8 Dilu 16 Nghi dmh s6 43/2014/ND-CP (khoan nay dupc bo sung boi khoan 15 D i k 3 Nghi djnh so 01/2017/
ND-CP)
12 Jonathan Mills Lindsay, PPP Insights: Compulsory Acquisition of Land and Compensation in Infrastructure Projects, https://ppp.worldbank.org/public-private-partnership/library/ppp-insights-compulsory-acquisition-land-and-compen- sation-infrastructure-projects-0, truy cap ngay 04/6/2018.
NGHIfeN Cini ' ' • ' • S6 16(392)78/2019 V_ LAP PHAI, •
BAN VEDITANLUAT
Hai la, chua xac dinh ro quy md du an (ve dien tich va vdn dau tu) nao thi chii dau tu phai thuc hien thda thuan SDD, dy an gi Nha nudc thu hoi. Luat Dau tu nam 2014 va Luat Dau tu cdng nam 2014 da cd quy dinh ve nhirng du an thudc tham quyen chap thuan dau tu cua Qudc hdi va Thii tudng Chinh phii, nhung d cap tinh chua cd quy dinh cu the. Tir dd, neu nhiing dy an cd quy md tuong ddi nhd, nhung lai dugc xac dinh la vi "qudc gia, cdng cpng" va ca quan nba nudc cd tham quyen dimg ra thu hdi theo quy dinh ciia Dieu 62 Luat Dat dai nam 2013, se din den sy khdng ddng thuan cao tir ngudi bi thu hdi dat.
Ba Id, chua xac djnh ro ranh giai giiia trudng hgp Nha nudc thu hdi dat dg tao quy dat sach de dau gia quygn SDD phuc vu san xuat, kinh doanh, thuang mai, dich vy vdi trudmg hgp nha dau tu phai ty thda thuan nhan chuyen nhugng quyen SDD de sir dung vao muc dich san xuat, kinh doanh.
Ngoai ra, quy djnh hien hanh chua xac djnh ro ranh gidi giu'a keu gpi xa hdi hda thirc hien mdt sd du an ciia Nha nudc vdi viec thu hdi dit dg chii diu tu lam dy an. Mac du hien nay co chd chuyen djch dat dai tu nguyen da dugc digu chinh bdi Dieu 73 Luat Dat dai nam 2013 va Didu 16 Nghi djnh sd 43/2014/
ND-CP (dugc bd sung bdi khoan 15 Dieu 2 Nghi dinh sd 01/2017/ND-CP). Tuy nhign, nhirng quy dinh tren cdn mang tinh chung chung va thigu co sd phap ly hudng dan viec phan dinh ro rang truemg hgp chu dau tu SDD phai thyc hien theo co che thda thuan vdi ngudi dang SDD hoac thudc truemg hgp
Nha nuoc thu hdi. Them vao dd, chua co sy ro rang vg didu kien ap dyng co chg dau tu khai thac quy dit ciia Td chirc phat trien quy dat va digu kien ve kbdng con quy dat tai dja phucmg de chu diu tu ap dung co chd thda thuan chuyen nhupng, thug lai hoac nhan gdp vdn bang quyen SDD.
5. Mot s6 ki^n nghi
Thu nhdt, can ban hanh quy dinh xac djnh ro nhiing van de, Hnh vuc nao la lgi ich qudc gia, cdng cpng d Viet Nam va cac td chuc, ca nhan phai tdn trpng, uu tien nhimg van de, trudng hgp dd'^
Thu hai, can ban hanh van ban giai thich ve cac thuat ngii chua rd nghia, ndi ham tai Dieu 62 Luat Dat dai nam 2013 dg thdng nhat each hieu va ap dung giua cac dia phuang trdn ca nudc.
Thir ba, can ban hanh co che hudng dan ro trudng hpp nao ngudi bi thu hoi dat CO thg ty minh hoac hgp tac vdi nha dau tu thuc hien du an theo diing ke hoach SDD ciia CO quan nha nudc co tham quygn ma khdng bi thu hdi dat.
Thir tu, xac dinb ro du an thudc khoan 3 Dieu 62 Luat Dat dai nam 2013 cd quy md dien tich va miic vdn diu tu nhu tbd nao thi thudc thupc tham quygn chip thuan thu hdi dat ciia HDND cap tinh va trudng hgp nao nha dau tu phai ap dung co chg chuydn dich dat dai ty nguyen theo Dieu 73 Luat Dit dai nam 2013. Dong thdi, xac dinh ro ranh gidi ap dung CO che chuyen dich dat dai bit budc vdi CO che chuyen dich dat dai ty nguyen, trong truemg hgp dy an phii hgp vdi quy hoach, kg hoach SDD •
13 Chris Wheeler, The public interest we know it's important, but do we know what \t means, http://www5.austlii.edu.au/
au/joumals/AIAdminLawF/2006/2,pdf truy cap ngay 04/6/2018.
