Sino-Singapore Tianjin Eco-City Project - The World Bankdocuments.worldbank.org/curated/en/571151468025449528/pdf/RP907… · Sino-Singapore Tianjin Eco-City Project Financing Organization:

Sino-Singapore Tianjin Eco-City Project

Financing Organization: GEFGrant: P098915

Report on Review of land Acquisition andResettlement

November 2009

Issue 2

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Typewritten Text

RP907 v2

268070 / / / A

P：\Hong Kong\ENL\PROJECTS\268070 Tianjin Eco City\Inception Report\Inception Report doc13 October 2009


Financing Organization: GEF Grant: P098915

Report on Review of Land Acquisition and Resettlement

November 2009

Issue 2


I ssue and revision record

Revision Date Originator Checker Approver Description

1 26 October.2009 Chen Wei Fei Tom Yan Paul Lengthorn Issued following first mission for comment

2 20 November.2009 Chen Wei Fei Tom Yan Paul Lengthorn

Version 2

This document has been prepared for the titled project or named part thereof and should not be relied upon or used for any other project without an independent check being carried out as to its suitability and prior written authority of Mott MacDonald being obtained. Mott MacDonald accepts no responsibility or liability for the consequence of this document being used for a purpose other than the purposes for which it was commissioned. Any person using or relying on the document for such other purpose agrees, and will by such use or reliance be taken to confirm his agreement to indemnify Mott MacDonald for all loss or damage resulting there from. Mott

f

To the extent that this document is based on information supplied by other parties, Mott MacDonald accepts no liability for any loss or damage suffered by the client, whether contractual or tortious, stemming from any conclusions based on data supplied by parties other than Mott MacDonald and used by Mott MacDonald in preparing this document.



C ontent

Chapter Title Page

1. Introduction 1

2. Project Background 2 Project Origin_______________________________________________________________________22.1 2 2.2 Project Objectives ___________________________________________________________________22.3 Project Implementation_______________________________________________________________2

3. Project Impacts 43.1 Land Acquisition and Resettlement ____________________________________________________4

4. Law and Policy Framework 6

5. Compensation Standards for Land Acquisition and Resettlement 75.1 Wuqi Village ________________________________________________________________________75.2 Dongfeng village ___________________________________________________________________105.3 Qingtuozi village ___________________________________________________________________12

6. Information Release and Public Consultation 14

7. Implementation Institutions of Resettlement 15 7.1 Institutions involved in resettlement___________________________________________________157.2 Organizational chart ________________________________________________________________15

8. Implementation Progress of Land Acquisition and Resettlement 16

9. 17 Survey of Resettlement Implementation9.1 Implementation of Survey ___________________________________________________________179.2 Summary and analysis of the results of survey__________________________________________17

10. 22 Conclusion

Appendix A Agreement of Relocation 23

Appendix B Copies of Questionnaires Taken Back 25


1

As requested by the World Bank, Tianjin PMO and Sino-Singapore Tianjin Eco-City Administrative Committee (SSTECAC), the resettlement specialist of Mott MacDonald visited Sino-Singapore Tianjin Eco-City (SSTEC) in October 2009.This visit was in order to investigate and review the implementation of the land acquisition and resettlement involved in the Eco-city project. Mott MacDonald would like to express sincere thanks to Tianjin PMO and SSTECAC for their great assistances to this investigation and review provided during the visit. The preliminary results of the investigation and review comments are detailed in the following sections.

1. Introduction


2. Project Background

2

2.1 Project Origin

Following earlier cooperation between China and Singapore on the Suzhou Industrial Park in China, in November 2007 the two countries signed a Framework Agreement to collaborate on the SSTEC project. The agreement elevated the project to the level of inter-government cooperation. This entailed endorsement from the Premier and Prime Minister of both countries, and has enabled SSTEC to gain momentum from strong political commitment while benefiting from Singapore’s extensive knowledge and experience in areas such as integrated urban planning and water resource management. The master plan for SSTEC was completed and approved in 2008, and the corresponding control plans are being finalized. The development work in the Start Area of the project has begun and is expected to be completed between 2011 and 2013.

2.2 Project Objectives

SSTEC is envisioned as an “economically sustainable, socially harmonious, environmentally friendly and resource-conserving” city which will become a “model eco and low carbon city replicable by other cities in China”. It aims to achieve this vision by taking an integrated approach to planning a new urban area in an environmentally sustainable manner. According to the master plan, SSTEC promotes integrating land use and urban transport and balancing employment and housing supply. SSTEC promotes the “use of clean/renewable energy and reuse/recycle of resources through innovative technologies and environmentally friendly policies and investments across various sectors”, including water, energy, land, and transport, among others. Global climate change and social equity issues are also incorporated into the master plan by explicitly including GHG reduction and affordable housing targets.

2.3 Project Implementation The Chinese local authority responsible for the overall implementation and coordination of the project is the Sino-Singapore Tianjin Eco-City


3

Administrative Committee (SSTECAC). SSTECAC was set up especially for the project and is responsible for all government administrative functions. In addition, SSTEC’s organizational structure reflects its nature as a bilateral project between China and Singapore. In terms of project implementation, the Chinese side takes responsibility for land acquisition and the construction of basic infrastructure, the transportation network, and public buildings. A Joint Venture Company, owned by Chinese and Singaporean counterparts, is responsible for developing parts of residential and commercial real estate, and some infrastructure. SSTEC’s organizational structure is a complex partnership which involves multiple private and public sector participants from the two countries. It is governed by the SSTEC Framework Agreement, the SSTECAC Regulation, and a Commercial Agreement between all major parties concerned.


3. Project Impacts

4

3.1 Land Acquisition and Resettlement

The planned area of the whole SSTEC project will cover 30 km2, of which 16km2 is requisitioned by the government from 3 villages, 2 state-owned enterprises and 1 military enterprise within the project area. The remaining 14 km2 land is water bodies, including two reservoirs. Of all the project land, one third is deserted salt pans, one third is saline-alkaline non-arable land and the rest one third is polluted water bodies. The project site does not occupy any arable land.

Two villages are involved in the land acquisition for the project and the details are as follows:

Details of the land acquired under the project:

District Village State-owned Land (mu)

Collective Land (mu)

Total (mu)

Hangu District

Wuqi Village

2448.9405 1503.9315 3952.872

2557.1265 Dongfeng Village

1176.1215 1381.005

Additionally, a high school, as a pilot green building of the project, will be constructed on the site which is currently the location of the office building of Bayi Salt Manufactory, with 80 employees. The land to be requisitioned for the project is 14,000 mu•, and the Eco-city has provided in other place 4,000 mu of land to Bayi Salt Manufactory for its salt and agricultural production. As for the rest 10,000 mu land, the Eco-city has provided the monetary compensation for the land acquisition as well as for its ground attachments.

_________________________ • a unit of area (= 666．6m2)


5

The house demolition and resettlement of affected persons under the project involves 2157 persons in three villages, they are Dongfeng and Wuqi villages in Hangu district and Qingtuozi village in Tanggu district.

6


4. 4. Law and Policy Framework

The main laws and policies which guide the land acquisition and resettlement of the project include:

«Land Administration Law of the People's Republic of China »;

State Council Order No. 305 «Administration Regulation for Demolition of Urban Houses»;

«Land Administration Regulation of Tianjin Municipality»;

«Comprehensive Land Price Standard for Land Acquisition in Tianjin »;

«Management Method of Charges on Acquisition and Occupation of Woodland in Tianjin»;

Tianjin Municipal Government Order No. 113«Administration Regulation for Demolition of Urban Houses in Tianjin».

Under the leadership of Tianjin Municipal Land Administration Bureau, SSTECAC and Hangu and Tanggu district governments, the land acquisition and resettlement activities were conducted by Yingcheng Township government, SSTEC Investment and Development Company and related village committees in accordance with the laws and regulations mentioned above.


5. Compensation Standards for Land Acquisition and Resettlement

7

In accordance with the regulations within the above law framework, and taking into consideration the local real situation in the areas affected by the project, the Hangu and Tanggu District Governments in Tianjin issued the documents respectively to approve the compensation schemes for land acquisition and resettlement in Wuqi village and Dongfeng village and the compensation scheme for resettlement in Qingtuozi village.

The compensation standards and the social safeguard fees of the affected villagers in Wuqi and Dongfeng villages are described respectively in following sections in detail.

5.1 Wuqi Village

The land in Wuqi village belongs to area HG – I, and the compensation standard is in compliance with the comprehensive land price in that area with a price of RMB 48,000 Yuan/mu.

The total compensation fees for land acquisition in Wuqi village

Compensation standard

Land acquired (mu)

Total compensation fees (million Yuan)

Compensation fees for land acquisition

Collective land 48,000 Yuan/mu

1503.9315 72.188712

State-owned land 48,000 Yuan/mu

2448.9405 117.549144

Compensation for green crops

10.115210

Compensation for ground

37.162494


8

attachments

Total cost for land acquisition

237.015560

Social safeguard fees of the affected villagers

In accordance with the “Trial Procedures for Safeguarding the Social Security Charge of Farmers Whose Land Has Been Requisitioned in Tianjin”, the affected villagers should be offered the social insurance premium according to their age The detailed regulations are as follows:

Age Regulation requirements

People under the age of 16

Be offered not less than 10,000 Yuan in one time as compensation for land acquisition and resettlement.

Males 16 to 60 years old

Taking 60% of the average monthly salary of employees in the city in previous year as the base of cost of pay, and pay 17% of the base as the monthly pension for a period of 15 years in one time. Females 16

to 55 years old In 2008, RMB 2,225 Yuan, the average monthly salary of

employees in Tianjin, was regarded as the base of cost of pay.

Males older than 60

Females older than 55

RMB 445 Yuan, 20% of 2,225 Yuan, was regarded as the monthly pay standard, and pay the pension cost for a period of 15 years in one time.


9

According to the Hukou data registered in the public security bureau on 3rd April 2008, 1057 people in Wuqi village were identified as the affected persons. Their age structure and the social insurance premium to be offered or paid are summarized in the following table.

Young persons < 16

years old

Males 16 to 60 years old

Females 16 to 55 years

old

Males ≥ 60 years old

Females ≥ 55 years old

Total

Males 114 348 53 515

Females 89 349 104 542

Total 203 697 157 1057

Regulation on cost pay

Not less than RMB 10,000 as compensation for land acquisition and resettlement, offered in one time.

40,851 Yuan/person

2225 x 60% x 17% x 12 x 15 = 40,581 Yuan

80,100 Yuan/person

445 x 12 x 15 = 80,100 Yuan

43.078847 million Yuan

Grand total

2.03 million Yuan



Reallocation of residential apartment


10

Before the house demolition, most of households in Wuqi village had an independent two-floor building with an average floor area of about 170 m2. The relocation scheme of this project is to reallocate to each of them an apartment with the same size of area as registered in their real estate certificates. The average floor area of reallocated apartment is 192 m2, the reallocated new apartments will be within the scope of SSTEC and will be apartments with property rights.

5.2 Dongfeng village

The compensation standard of Dongfeng village for land acquisition and resettlement is similar with that of Wuqi village. The compensation cost for land acquisition is also RMB 48,000 Yuan/mu. In Dongfeng village, the total area of land to be requisitioned or taken back by state amounts to 2557.1265 mu, among which 1381.005 mu are collective land and 1176.1215 mu are state-owned land.

The total compensation fees for land acquisition in Dongfeng village

Compensation standard

Land acquired (mu)

Total compensation fees (million Yuan)

Compensation fees for land acquisition

Collective land 48,000 Yuan/mu 1381.0050 66.288240

State-owned land 48,000 Yuan/mu 1176.1215 56.453832

Compensation for green crops 6.499486

Compensation for ground

19.357096


11

attachments Total cost for land acquisition 148.598654

Social safeguard fees for the affected villagers in Dongfeng village

600 people in Dongfeng village were identified as the affected persons. Their age structure and the social insurance premium to be offered or paid are summarized in the following table.

Young persons < 16 years old

Males 16 to 60 years old Females 16 to 55 years old

Males ≥ 60 years old

Females ≥ 55 years old

Total

Males 56 189 35 280

Females 58 209 53 320

Total 114 398 88 600

Regulation on cost pay

Not less than RMB 10,000 as compensation for land acquisition and resettlement, offered in one time.

40,851 Yuan/person

2225 x 60% x 17% x 12 x 15 = 40,581 Yuan

80,100 Yuan/person

445 x 12 x 15 = 80,100 Yuan

Grand total

1.14 million Yuan


7.0488 million Yuan



12

Reallocation of residential apartment

The relocation scheme of Dongfeng village is also to reallocate to each affected household an apartment with the same size of area as registered in their real estate certificates. Several types of apartment could be chosen by affected households with the floor area of 55m2, 75m2 and 90m2.If the floor area to be reallocated to a household is not so big as one of three types mentioned above, he may buy an additional 10m2 preferential area with a favorable price of 3800Yuan/m2.For the area exceeding the 10 m2, the current market price for economical and affordable housing will be used.

5.3 Qingtuozi village

The project impacts to Qingtuozi village are limited to house demolition and resettlement, and no land acquisition is involved.

Two compensation schemes for house demolition can be chosen by the affected villagers, one is the monetary compensation and the other is the property apartment compensation. The affected households can choose any one of the above two compensation schemes.

Monetary compensation

The amount of monetary compensation is determined by the market price at evaluation time of the ordinary commodity house in the same area where the house to be demolished is located, and the floor area of the house is the gross area registered in their real estate certificate.

Replacement of house property

The policy for replacement of house property is also “Demolishing one, reallocating an apartment with the same area”. If a household chooses the property house compensation, they could get a property apartment with the corresponding area. The compensation housing is of type of high rise building and its location is better than the houses to be demolished. The compensation floor area would be larger than the demolished one.


13

For example, if a household lived in a single-storey house with an area ranging from 9 m2 to 21 m2 before demolition, they could obtain a one-bedroom apartment with a floor area not less than 50 m2, if a household formerly lived in a one-bedroom apartment with an area ranging from 52 m2 to 64 m2, they can get a one-bedroom apartment with a floor area not less than 80 m2.

If a household chose transitional house rental by themselves, he could be given monthly compensation fees for this transitional house rental. The period for this kind payment will be from the date when the household removed from his original house till getting the new property house. Normally the transition period is two years.

The compensation standards for transitional house rental are as follows:

Type of house to be demolished Compensation standard

One-bedroom house 1200 Yuan/month

Two-bedroom house 1700 Yuan/month

Three-bedroom house 2200 Yuan/month

Four bed-room house 2700 Yuan/month

When the household has signed the removing house agreement, they could get compensation fees for the transitional house rental for six months in one time.

These households can also choose the monetary compensation, that is, they can get the money calculated on the basis of the floor area they could obtain, with a unit price of RMB 6,000 Yuan/m2. If they are removed in the specified period, they can additionally get RMB 15,000 Yuan per household as the reward.


6. Information Release and Public Consultation

14

In accordance with the policies and regulations of the World Bank, Chinese government and Tianjin Municipal Government on the resettlement and taking into consideration the local real situation, the information on resettlement was released step by step and public consultations were conducted gradually in each village, so as to ensure the legal rights and interests of affected persons.

In the initial period of the project, the project information was introduced to the affected persons as well as the policies and regulations relating to the land acquisition, house demolition and resettlement.

Before the actual implementation of the land acquisition, meetings were organized for all the affected persons to listen to their requirements and expectation, demands and suggestions on land acquisition and resettlement. The compensation policies were introduced to the affected persons during the meeting. Resettlement arrangements and procedures to redress grievance was published on the wall.

During the implementation of the project, surveys and interview with affected persons were conducted to investigate situation of payment of compensation funds and restoration of production and livelihood. The survey of samples of the resettlers was organized and conducted. The results of survey were summarized in Section 9.

15


7. Implementation Institutions of Resettlement

7.1 Institutions involved in resettlement

In this project the institutions responsible for land acquisition, house demolition and resettlement include:

Tianjin Land Resource and Housing Bureau Binhai Branch;

Hangu District Government and Land Bureau;

Tanggu District Government and Land Bureau;

SSTEC Administrative Committee;

SSTEC Investment and Development Company (SSTECIDC)

Yingcheng Township Government;

Beitang Street Committee;

Tangggu Urban House Demolition Company;

Administrative Committees of Wuqi Village, Dongfeng Village and Qingtuozi Village

7.2 Organizational chart

SSTECAC Tianjin Land Bureau

Binhai Branch

Hangu District Government

Tanggu District Government

Yingcheng Township Government

Tanggu Urban House Demolition Company

Wuqi Village Dongfeng Village

Qingtuozi Village

Tanggu Land

Bureau

Hangu Land

Bureau

SSTECIDC


8. Implementation Progress of Land Acquisition and Resettlement

16

The land acquisition, house demolition and resettlement of SSTEC project started in the first half of 2008 and was basically completed by end of that year, lasting about half year. Since the beginning of SSTEC project, SSTECAC, SSTEC Construction Bureau, the land department of SSTECIDC, the land bureaus of Binhai New Area, Tanggu District and Hangu District held weekly routine meetings to review the progress of land acquisition and resettlement and solve any problems occurred during implementation. By the end of 2008, the land acquisition under SSTEC project was completed, and Tianjin Land Resource and Housing Bureau issued a number of documents in batches to approve the land acquisition by the project.

The resettlement of villagers affected by the project was also completed. The affected villagers have already signed the resettlement agreements and the compensation funds for resettlement have been given to these villagers. The local governments organized a number of free re-employment trainings for the affected villagers. The training courses are mainly for technical jobs such as taxi driver, welder, agricultural machine driving, cook, etc. The employment guidance was provided and the job information was connected with the local district labor bureau. Now the re-employment ratio of the affected villagers is high than 80%.

The land acquisition scheme for Bayi Salt Manufactory, a military enterprise, was approved by the General Logistics Department of People’s Liberation Army in May 2008 and the agreement of land acquisition was signed as well. As the office building of Bayi Salt Manufactory is not located in the Start Area of the project and will not affect the construction of SSTEC in near future, so this office building will not be demolished recently. The new office building is being constructed at new place. It is expected that construction of the new office building will be completed in 2010 and by then the Bayi Salt manufactory will move to there.


9. Survey of Resettlement Implementation

17

9.1 Implementation of Survey

According to the common understanding with the World Bank, in October 2009 SSTEC project team organized a survey of a large number of samples of affected villagers. The survey was conducted through interviewing the households affected by the project. Up to the end of October 2009, 163 effective questionnaires were taken back, among which 99 questionnaires from households of original Wuqi village, 48 from Dongfeng village and 16 from Qingtuozi village representing 41 villagers.

9.2 Summary and analysis of the results of survey

After statistical processing, the housing floor area of each household before and after resettlement, the average compensation funds per person, time to publish the notice of land acquisition and compensation standards are summarized in the following table:

Affected village

Average household housing area before resettlement (m2)

Average household housing area after resettlement (m2)

Average compensation funds per person (10000 Yuan)

Time of land acquisition notice

Time of compensation standards

Wuqi village

170 192 31.6 2008.4 2008.9

Dongfeng village

88.58 122.31 2008.4 2008.8 32.88

Based on the questionnaires taken back from Wuqi village, of the 99 households being interviewed, 58 households signed the resettlement agreement before end of September 2008 and obtained the compensation funds in cash on the same day of agreement signing or within one week after signing agreement, 34 households signed the agreement before end of October 2008 and 7 households signed the


18

agreement before end of November 2008 and obtained the compensation funds in cash then.

Based on the 48 questionnaires taken back from Dongfeng village, all the affected households signed the resettlement agreement and got the compensation funds in cash on the same day of agreement signing.

The land requisitioned by the project in Dongfeng village covers an area of 2557.1265 mu, equivalent to about 4.26 mu per person. The total compensation fees for land acquisition (including compensation fees for land, crops, ground attachments and social insurance premium paid for the resettlers) amounts to RMB 173.04 million Yuan, with an average compensation fees of 0.2884 million Yuan/person. Additionally, each affected person can obtain 30,000 Yuan of the special poverty compensation and 3,000 Yuan of the reemployment training fee. Each household can get 24,000 Yuan of transitional house rental (RMB 1,000 Yuan/month for 24 months), 2,000 Yuan of house moving subsidy. If they moved their houses within the specified period, they can get another 3,000 Yuan/household as reward. So in this way, the average compensation fees to each affected person in Dongfeng village amounts to 0.3288 million Yuan.

The compensation to the affected villagers in Qingtuozi village is basically similar to the situation mentioned above. There were 251 households affected by the project and should be removed, with an house demolishing area of 14,300 m2.Before house demolition, the average housing floor area is 56.97 m2/household and this figure rises to 65.55 m2/household after resettlement.

The statistical processing, summarizing and analyzing were conducted for the survey results from 163 taken-back questionnaires. The preliminary results regarding satisfaction with and recognition of fairness of resettlement and satisfaction with reemployment situation are summarized as follows:


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Regarding satisfaction with resettlement, 141 questionnaires chose “satisfied”, accounting for 86.5%, 22 questionnaires chose “basically satisfied”, accounting for 13.5%.

Regarding satisfaction with employment situation, 17 questionnaires chose “satisfied”, accounting for 10.4%, 146 questionnaires chose “basically satisfied”, accounting for 89.6%.

Regarding the long-term livelihood restoration, living conditions, living convenience degree, new neighborhood relationship, convenience for children to enter the nearby school, etc, 160 questionnaires chose “satisfied”, accounting for 98%.

Satisfaction summary

Total Satisfied Basically satisfied Satisfied Basically

satisfied

Resettlement 163 141 22 86.50% 13.50%

Employment 163 17 146 10.43% 89.57%

Livelihood restoration, etc.

163 160 3 98.16% 1.84%

Satisfaction Summary

86.50%

10.43%

98.16%

13.50%

89.57%

1.84%

0.00%

20.00%

40.00%

60.00%

80.00%

100.00%

120.00%

Resettlement Employment Livelihood restoration

Basically Satisfied（%）

Satisfied（%）


20

Regarding the recognition of fairness of resettlement, 145 questionnaires chose “fairness”, accounting for 89.0%, and 18 questionnaires chose “basically fairness”, accounting for 11.0%.

Fairness summary

Total Fair Basically fair Fair Basically

fair Fairness of resettlement 163 145 18 88.96% 11.04%

Regarding “knowing SSTEC”, 30.67% of people chose “know well”, 68.71% people chose “know a little” and only one person chose “Don’t know”.

Summary of Knowing SSTEC

Total Know well

Know a little

Know well

Know a little

Know SSTEC 163 50 112 30.67% 68.71%

All the people to be interviewed considered that the SSTEC project will benefit the whole Tianjin or the area where the project is located.

154 questionnaires thought the project will bring better life to them and raise their living standard, accounting for 94.5% of the total questionnaires taken back.


21

It can be observed from the analysis results mentioned above that the

persons affected by the project are satisfied with the resettlement and compensation arrangements and implementation of resettlement activities. Compared with the living situation before house demolition, the housing floor area of almost every relocated household is increased. The compensation funds were provided to each household before end of 2008. Great majority of people think the SSTEC project will bring benefits to whole Tianjin, the project area and the project affected persons. The broad masses are actively supporting the construction of SSTEC project.

Fairness of Resetlement

89%

11%Fair（%）

BasicallyFair（%）

Know Eco-City

30.67%

68.71%

Know w ell（%）

Know a little（%）


10. Conclusion

22

The Sino-Singapore Tianjin Eco-City project is a bilateral project between China and Singapore governments and is greatly supported by both sides. The project brings the environment improvement to the surrounding areas.

The land acquisition, housing demolition and resettlement under SSTEC project was implemented in accordance with the related Chinese laws and regulations actively and cautiously. The land acquisition of the project was completed and the Tianjin Municipal Land Resource and Housing Bureau issued documents in batches in 2008 to approve the land needed by the project. The people affected by the project have been appropriately resettled and the compensation funds for land acquisition, housing demolition and resettlement have been provided to all the affected persons. The dwelling conditions after resettlement of almost all the project affected persons are better than before, and their living standards are also improved. The project affected persons are satisfied with the resettlement and compensation arrangements and support the construction of the SSTEC project.


Appendix A Agreement of Relocation

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Appendix B Copies of Questionnaires Taken Back

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26


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Documents

Sino-Singapore Tianjin Eco-City Project - The World Bankdocuments.worldbank.org/curated/en/571151468025449528/pdf/RP907… · Sino-Singapore Tianjin Eco-City Project Financing Organization: