论城市更新中老旧小区拆建启动程序的实践困境与立法完善  

Practical Dilemma and Legal Amendment of Startup Procedure in Demolition and Reconstruction of Old Residential District Renewal

作　　者：王者也 Wang Zheye

机构地区：[1]华东政法大学法律学院

出　　处：《中国不动产法研究》2024年第2期1-17,309,共18页Research on Real Estate Law of China

基　　金：“华东政法大学博士生海外访学项目资助研究成果”。

摘　　要：为保障公众参与,地方立法为城市更新中老旧小区拆建的启动程序设置了两个同意比例:一是申报同意比例,即要求经专有部分面积占比95%以上且总人数占比95%以上的物业权利人同意,才能申报城市更新单元计划;二是实施同意比例,即要求有95%以上的物业权利人签约,经调解不成时,政府才可对未签约部分房屋实施征收。但从实践来看,申报同意比例设置过高,难以激发申报热情,而实施同意比例僵化,难以应对不同情况。实践困境的背后需要理论的重构。一是申报同意比例的设置不属于“负担行政”,应在“授益行政”和“担保行政”的指引下降低申报同意比例,以形成相互竞争的城市更新单元计划供政府实质审查。二是实施同意比例的设置不能僵化地体现“量广说”,应正确理解“量广质高说”,根据不同的住宅情况,设置不同的实施同意比例。此外,政府应提前介入调解,促进两个同意比例的达成。In order to ensure public participation,local legislation has set two consent rates for the demolition and reconstruction of old Residential District Renewal:the first one is the consent rate of planning,which means It is required that with the consent of the property right owner with an exclusive part area of more than 95% and 95% of the total number of people can only apply for the planningofurban renewal unit.The second one is the consent rate of taking,which means it is required 95% of the property owners to sign the contract,after mediation fails,the government can start the collection of those who do not agree.But in practice,the consent rate of planning is highly set,so it is difficult to stimulate the enthusiasm of the declaration.Theconsent rateof taking is rigidly set,so it is difficult to deal with different situations.The practice dilemma requires the reconstruction of the theory.Firstly,the consent ratio of planning does not belong to"invade administration",so under the guidance of"grant administration"and"guarantee administration",the consent ratio of planning should be reduced to form a competing urban renewal unit plan for substantive review by the government.Secondly,the consent ratio oftaking cannot rigidly reflect the"quantity",but should correctly balance"quantity and quality".For different residential conditions,the corresponding consent ratio of taking should be matched.In addition,the government should intervene in mediation to promote the achievement of the two consent rates.

关 键 词：征收 城市更新 公共利益 申报同意比例 实施同意比例 

分 类 号：D927[政治法律—法学] D922.297[经济管理—国民经济] F299.23