Cang Zijian, President of Beijing Vision Group: "Jinsong Mode" is not static and needs to be iteratively upgraded.
In short, the "Jinsong Model" is an innovative exploration of the cooperation between the government and social forces to promote the transformation of old urban communities in a market-oriented way. The core is to form a system integration of party building, government promotion, public opinion orientation, market operation and long-term governance. "Jinsong Model" is not a static model. It is promoted in the organizational dimension, operational dimension, people-oriented dimension, market dimension and governance dimension, and its connotation and extension are constantly iteratively upgraded. At present, Beijing Vision Group, based on the "Jinsong Project", explores various types of investment balance models in many places to enhance the adaptability and effectiveness of social forces participating in the renovation of old residential areas.
The renovation of old urban communities is a major livelihood project and development project, as well as a major social governance project. In July 2018, Beijing Vision Group signed a strategic cooperation agreement with Jinsong Street to jointly promote the renovation project of the old community in Jinsongbei Community. In the past two years, the transformed Jinsongbei community has been revitalized and even become a online celebrity community where many young people "punch in".
As a pathfinder for the renovation of old residential areas, what experiences can be replicated and popularized in Jinsong renovation project? How to objectively summarize and use the "Jinsong model" to promote the renovation of old residential areas in China? In this regard, china construction news’s research group on the renovation of old residential areas interviewed Cang Zijian, president of Beijing Vision Group.
Deconstruction of Jinsong project
Four Breakthroughs "Jinsong Mode" from 0 to 1
The transformation of old residential areas is a complex systematic project, which is a change from the incremental development of new construction and reconstruction to the stock optimization thinking of resource re-adaptation, corresponding to the transformation of urban renewal and development and construction methods. According to Cang Zijian, in the process of promoting the renovation project of Jinsong old residential area, Beijing Vision Group and Jinsong Street cooperated with each other, focused on giving full play to market advantages, and explored "four breakthroughs", so that the "Jinsong Model" achieved a leap from 0 to 1.
Take the lead in establishing a long-term mechanism for party building to lead the transformation of old communities and a platform for co-governance. The Jinsong reconstruction project was coordinated by district leaders to form a "five-party linkage" working mechanism and platform, and all responsible departments worked closely together to support and build a community "party building community" led by the community party Committee.
Take the lead in introducing social forces to promote the marketization and sustainable development of old residential areas. In addition to Jinsong Street applying for municipal and district financial funds to bear the cost of basic renovation of the community according to procedures, Beijing Vision Group invested its own funds in the renovation of optimization projects, and achieved investment balance by giving the community the right to operate inefficient space, paying for property services and providing community value-added services. Beijing Vision Group has invested about 30 million yuan, and it is expected to recover its investment in about 10 years.
Take the lead in promoting the transformation of old residential areas based on good community governance. Jinsong renovation project not only pays attention to the upgrading of hardware facilities, but also pays attention to the creation of a better living community. The renovation is guided by "six communities": safe community, orderly community, livable community, home community and smart community. In this process, the decision-making mode of community residents has been optimized, and the grassroots social governance mechanism has been continuously improved.
Take the lead in using "double half" and "taste before buying" to improve the professional level of property services in old residential areas. By organizing a month-long publicity, Jinsongbei Community became the first old community in Beijing to introduce professional property service enterprises in the form of "more than half of residents and more than half of construction area", and by the way of "service first, experience later and charge later", residents gradually accepted the concept of paying for property services on the basis of improving their quality of life. Up to now, the collection rate of property service fees has reached 65%.
Jinsong renovation project has achieved good economic and social benefits and has been fully recognized by all parties. It is called "Jinsong model" in which social forces participate in the renovation of old residential areas. The breakthrough of "Jinsong mode" from 0 to 1 has opened a window for the renovation of old residential areas.
Constructing "Jinsong Model"
Realize multi-value dimension system integration
"In short, the’ Jinsong Model’ is an innovative exploration of the cooperation between the government and social forces to promote the transformation of old urban communities in a market-oriented way. The core is to form a system integration of party building guidance, government promotion, public opinion orientation, market operation and long-term governance." In Cang Zijian’s view, the "Jinsong Model" is not a static model. It is promoted in the dimensions of organization, operation, people-oriented, market and governance, and its connotation and extension need to be iteratively upgraded.
In the organizational dimension, the integration and coordination of multi-forces participating in the renovation of old residential areas are realized under the guidance of Party building, and the leading, guiding, guiding, supervising, advocating and leading role of Party building in all stages of renovation is strengthened, which effectively promotes the efficient integration of resources and forces and ensures the clear orientation and correct direction of social forces.
In the operational dimension, it highlights the pivotal role of the street-level government in the grassroots governance system, and relies on the achievements of the grassroots governance mechanism construction in Beijing, such as "whistling in the streets and townships, reporting to the departments", which effectively promotes the resolution of issues involving compartmentalized rights and responsibilities and management boundaries, and reduces the coordination cost of social forces "single" to "multiple" and "private" to "public".
In the people-oriented dimension, we should adhere to the principle that the people have a call and I should respond, so that residents’ wishes can be the greatest orientation, residents’ participation can be the pursuit of value, and residents’ evaluation can be the ultimate standard, which can effectively promote residents to become the most important participants and maximize beneficiaries in the transformation of old residential areas.
In the market dimension, the potential profit points of social forces participating in the renovation of old residential areas are tapped, and the business logic and profit model of the renovation of old residential areas are initially formed, which has effectively explored to reduce the pressure of government financial funds and realize the marketization, scale and financialization of the renovation of old residential areas, and social forces can establish the commercial value orientation of "low profit and sustainable".
In the governance dimension, focusing on community good governance, adhering to the "integration of reform and management", professional property service enterprises settled in and provided services, which added an organic force to improve the community governance system and helped the grass-roots party and government management mode to change from bottom-up and all-in-one to leading and supervision.
"We are soberly aware that the economic and social development in different parts of China is very different, and the factor endowments of old communities are also different. The’ Jinsong Model’ is an effective exploration in a first-tier city like Beijing, which has excellent resource endowments and can achieve self-balance in the community. However, for scattered buildings and courtyards, for old communities with small scale and less internal available resources, and for old streets and alleys, it is necessary to explore according to local conditions. " Cang Zijian believes that the key lies in solving the problem of social capital investment balance.
According to Cang Zijian, in order to continuously enrich the connotation and extension of "Jinsong Model" and make it evolve from version 1.0 to versions 2.0 and 3.0, Beijing Vision Group, based on "Jinsong Project", has also actively promoted the project landing in Shijingshan District, Daxing District, Tongzhou District of Beijing and Jining City of Shandong Province, explored multi-type investment balance models, and enhanced the adaptability and effectiveness of social forces participating in the renovation of old residential areas.
Collaborative promotion of system innovation
Effectively promote the transformation of old communities.
"It is new for social forces to participate in the renovation of old residential areas. It is necessary to enhance the core competence of social forces and urgently need to optimize and reshape the policy system, working mechanism and operational process." Cang Zijian believes that creating a good external environment conducive to the participation and full play of social forces through systematic innovation of policy tools, financial tools and technical tools is an important condition for promoting the transformation of old communities and even urban renewal and urban quality improvement. In this regard, Cang Zijian made six suggestions.
In terms of strengthening organizational guarantee, it is suggested to establish a more authoritative and fluent organizational leadership and overall coordination mechanism, especially to give full play to the core role of the party organization in commanding the overall situation and coordinating all parties, improve the actual combat mechanism and carrier at different levels, promote the overall coordination and resource integration, and solve difficult problems.
In the entry path of enterprises, it is suggested to strengthen the legal protection of social forces. Strictly supervise the whole process, and support social forces to participate in the transformation of old communities as investors, operators or implementers. Cultivate community comprehensive service providers or enterprise consortia with the ability of policy research, planning and packaging, investment promotion, design and transformation, and property service chain. Support the standardization of the cooperation mode of government and social capital in the field of old residential area renovation, and promote the implementation of the integrated bidding practice of "investment+general contracting of projects+operation services".
In strengthening policy breakthroughs, it is suggested to increase the return on investment of social forces. Adhere to the commercial value orientation of "low profit and sustainability" and promote the transformation of social forces from "one-time high profit" to "long-term low profit". Establish a more stable fund balance framework and promote the utilization of multi-property facilities on a unified platform at the district level. For communities that do not have self-balancing conditions, we will study packaging more communities, and seek resources for social capital operation and stable income from a wider range, so as to "make up for the apology with abundance". Study the urban renewal of unitization, take the planning and layout as the guide, take the transformation of old residential areas as the basis, and carry out block renewal in depth through various ways, such as retaining, modifying, demolishing and supplementing, so as to improve urban functions and improve urban quality.
In terms of increasing financial support, it is suggested to innovate and improve the investment and financing mechanism for the renovation of old residential areas. Guide financial institutions to innovate product design, provide long-term and low-interest loan products, and support social capital to obtain loan support by pledging the income right under the renovation project of old residential areas. Increase the special government debt support for the renovation of old residential areas, and include the renovation of old residential areas in the scope of support of urban investment guidance funds. Provide financial discount and tax relief policies, and promote policy guarantee companies to introduce special support policies.
In terms of reasonable adjustment of planning, it is suggested to improve the supporting index system of old residential areas, encourage inefficient use of space to build supporting facilities in residential areas, and simplify the planning and construction procedures. New construction, renovation and expansion of supporting facilities, in accordance with the relevant policies for the construction of simple and low-risk projects for examination and approval procedures and property rights.
In deepening property management, it is suggested to implement "integrated professional property services" in old multi-property communities. Clearly implement the responsibility of property units to participate in the renovation of old residential areas, and establish policy channels such as unified withdrawal of property service enterprises entrusted by all property units, voluntary centralized participation in residential property management committees, and selection of property service enterprises by industry committees. It is suggested that the government should give necessary support to property service enterprises by means of awards instead of subsidies and purchasing services.













