Article 1 These Measures are formulated in accordance with laws, regulations, and relevant policy requirements, and in light of the actual conditions of our city, to advance the development of the Yushang Economic and Technological Development Zone to high standards, from a high starting point, and with high quality; to further enhance urban functionality and quality; to improve the efficiency of industrial land allocation; and to promote the development of new industries, new business models, and the new economy.
Article 2 The term “land for new industries” as used in these Measures refers to a composite land use model centered on functional requirements for buildings. It primarily includes industrial premises such as those for manufacturing, technology incubation, creative research and development, and industrial design, as well as supporting service facilities; that is, a single parcel of land designated for two or more categories of land use.
Article 3 The management of new industrial land shall adhere to the following principles:
(1) Adhere to scientific and reasonable planning. In conjunction with the dominant industries of the industrial park, reasonably arrange the layout, scale, and phasing of new industrial land use, clarify the dominant functions of the land, and formulate planning indicators in a scientific and reasonable manner.
(2) Strictly manage in accordance with the plan. Land supply, architectural design, and subsequent management shall be carried out strictly in accordance with the plan; the use or disguised use of new industrial land for residential or commercial development is strictly prohibited.
(3) Prioritize the improvement of supporting facilities. In accordance with the principles of serving production and centralized allocation, and based on the types of new industrial land and compatibility ratios, improve supporting facilities such as commercial and business facilities, municipal infrastructure, and public services.
(4) Continuously enhance urban quality. Combining local characteristics with the features of new industries, strengthen guidance on urban design elements such as building form, height, and color; highlight the architectural characteristics of new industries; and shape the urban landscape.
Article 4 Formulate Plans Scientifically and Reasonably. Based on the national land and spatial planning, clarify the principles for the layout of new industrial land. Adhere to strict control of total volume, revitalization of existing stock, optimal utilization of new additions, and improvement of quality to enhance the capacity to ensure the supply of industrial land resources. Combine unit and block levels to propose requirements for total volume control, functional guidance, and compatibility ratios, and establish planning formulation, management, and implementation mechanisms suitable for urban new industrial land.
Article 5 Intensive and Efficient Use of Space. Clarify requirements regarding the scope and intensity of new industrial land development, coordinate the use of above-ground and underground space, and implement multi-level development. Encourage functional integration and spatial stratification under the premise of mutually beneficial functional uses and compatible environmental requirements. Promote the separate establishment of above-ground and underground construction land use rights within the same spatial area to form a composite, multi-level, and efficient land allocation model characterized by diverse functions, intensive and compact layout, organic connectivity, and clear property rights.
Article 6 Designation of New Industrial Land Use. During the processes of planning formulation, issuance of planning conditions, land transfer, planning permits for construction land, planning permits for construction projects, and real estate registration, the land use shall be designated as “Industrial Land (New Industrial Land).” “New Industrial Land” shall be incorporated into the relevant chapters of the *Shangqiu City Planning Technical Management Regulations*, and the land use symbol shall be “M0.”
Article 7 Control Indicators for New Industrial Land.The floor area ratio (FAR) for new industrial land shall be greater than 1.5 and less than 2.5; the building coverage ratio shall be greater than 40% and less than 60%; and the green space ratio shall be greater than 10% and less than 20%. Parking spaces for new industrial land shall be provided in accordance with the “Urban Parking Planning Specifications” (GB/T 51149—2016). Other supporting facilities shall comply with relevant national laws, regulations, specifications, and standards, with specific details to be specified in the control detailed plans and planning conditions.
Article 8 Compatible and Mixed-Use Land Designation. New industrial land is designated as industrial land compatible with commercial use, with factory buildings and R&D facilities as the primary uses. The area of industrial land shall not be less than 70%,the gross floor area of industrial facilities shall account for no less than 80% of the total gross floor area, and the commercial floor area shall not exceed 20% of the total above-ground floor area. Among these, retail and catering facilities shall, in principle, not exceed 10% of the total above-ground floor area, and serviced apartments shall, in principle, not exceed 10% of the total above-ground floor area; furthermore, unit-style designs are not recommended.
Article 9 Layered allocation of spatial usufruct rights. Fully considering the requirements for the horizontal layout and vertical stratification of industrial land, separate land use rights for above-ground and underground construction areas shall be established. Upon land allocation, provisions regarding land use rights, easements, co-ownership, and adjacent spatial relationships shall be incorporated into the paid-use contract.Where easements are established in accordance with the law, they shall be explicitly stated in the planning conditions and land supply announcement after obtaining the written consent of the relevant rights holders. After the paid-use contract is concluded, the servient and dominant estates shall sign an easement contract; the term of the easement shall not exceed the remaining term of the land use rights of both the servient and dominant estates;The easement shall be established upon the effectiveness of the easement contract, and both the servient and dominant estates may apply for easement registration in accordance with the law.
Article 10 Term of Use for New Industrial Land. The term of grant for each designated use within new industrial land shall not exceed the respective statutory maximum term of grant; the maximum registration term for the industrial portion is 50 years, and the maximum registration term for the commercial portion is 40 years.Flexible-term concessions are encouraged, with the flexible term generally not exceeding 20 years. For “lease-first, grant-later” arrangements, the lease term generally shall not exceed 5 years, and the sum of the concession term and the lease term shall not exceed 20 years; for combined lease-and-concession arrangements, the lease term for the leased portion shall align with the concession term for the granted portion, generally not exceeding 20 years; for long-term lease arrangements, the lease term shall not exceed 20 years.For major national, provincial, or municipal industrial projects, strategic emerging industry projects, and similar initiatives, the flexible concession term may be reasonably extended upon approval by the Management Committee of the Yushang Economic and Technological Development Zone.
Article 11 Guidance on the Implementation of Architectural Designs. For newly supplied industrial land and projects involving the transformation of existing industrial and warehouse land into new industrial land, land shall be granted with an architectural design plan attached.The grantor of the new industrial land shall commission the preparation of a project architectural design plan in accordance with planning requirements such as the control detailed plan and urban design. Once the plan is reviewed and approved by the Management Committee of the Yushang Economic and Technological Development Zone, the results shall be finalized and serve as the basis for subsequent approvals such as construction engineering planning permits, construction permits, and planning verification. It shall be incorporated into the relevant content of the project implementation plan’s performance supervision and attached as an appendix to the land use right grant contract or the grant contract (supplementary terms).
Article 12 Transfer Price for New Industrial Land. Improve the industrial land pricing system and update mechanism centered on benchmark land prices and standard land prices.The starting price for the grant of new industrial land shall be assessed separately based on the primary land use and compatible uses, and the land price shall be determined after comprehensive adjustment; where a flexible-term grant is adopted, the grant price shall be adjusted by term based on the maximum term corresponding to the benchmark land price; where a “lease-to-own” supply model is adopted, the rent for the initial lease and the land price for the subsequent conversion from lease to grant shall be determined following market appraisal.
Article 13 Support Policies for New Industrial Land. The starting price for the grant of new industrial land shall be assessed separately based on the primary land use and compatible uses, and the land price shall be determined after comprehensive adjustment.The price shall be comprehensively calculated using a correction coefficient based on the project’s self-held property ratio, with a correction coefficient of 1 for a 20% self-held ratio; for every additional 10% of the self-held ratio, the correction coefficient shall decrease by 0.04. Provided that the price is not lower than the benchmark land price, the transfer price for land compatible with other uses shall be determined after deliberation and decision by the Management Committee of the Yushang Economic and Technological Development Zone, using 70% of the assessed value of the corresponding use as a reference.
Article 14 Scope of Existing Industrial Land Redevelopment.Low-efficiency land of three types—industrial transformation, extensive land use, and suspended construction or production—shall be comprehensively included in the scope of existing industrial land renovation. In conjunction with the development needs of new industries and business models, support shall be provided for the reasonable conversion of different industrial types to promote the mixed-use renovation of existing industrial land. Existing industrial land may be upgraded and transformed into new industrial land after being comprehensively identified by the Management Committee of the Yushang Economic and Technological Development Zone based on territorial spatial planning, industrial policies, and enterprise production and operation conditions.
Article 15 Quality Improvement and Efficiency Enhancement of Existing Industrial Land.Through mixed-use and multi-level development, comprehensive development of contiguous areas, and renewal and upgrading development models, traditional industries shall be transformed into new industries and business models supported by the state; adjacent plots of underutilized land shall be revitalized through consolidation and revitalization by means such as restructuring or acquisition by the original land use right holders, redevelopment entities, government land reserve agencies, or investment platforms; and enterprises in the "construction and production suspension" category shall be gradually transformed and upgraded through government guidance and market-driven approaches to achieve the goal of "phasing out secondary industries and optimizing secondary industries."
Article 16 Market Circulation of New Industrial Premises.When new industrial land enters the secondary market through transfer, mortgage, or other means, its market value shall be comprehensively assessed based on the proportion of different land uses. The minimum transfer unit for factory buildings or R&D facilities shall not be less than 300 square meters, and registration must be completed prior to transaction and transfer. Commercial and service-oriented apartments may be transferred by building, floor, or unit. The Yushang Economic and Technological Development Zone Management Committee shall have the right of first refusal to repurchase transferred properties, and the nature and use of the buildings shall not be altered.
Article 17 Strengthening Supervision of New Industrial Land. The Management Committee of the Yushang Economic and Technological Development Zone shall enter into project supervision agreements with land-using entities, clearly defining supervisory requirements regarding land use, building nature, industrial type, investment intensity, and output efficiency. The agreements shall specify key milestones during the construction and operation phases, as well as corresponding measures for handling breaches of contract. Enterprises shall be subject to performance evaluations to ensure they complete construction, commence operations, and achieve operational efficiency as agreed. Projects shall be subject to dynamic, full-process management throughout the land use term.
Article 18 These Measures shall take effect from the date of issuance. During implementation, they may be revised as appropriate based on operational needs.
