土地资源紧缺给城市的发展带来极大的挑战。为增加土地供应、盘活低效用地，包括深圳在内的诸多城市纷纷探索存量土地的二次开发路径。其中，土地整备利益统筹模式成为重要抓手之一。厘清补偿机制、留用地容积率核算等问题，对促进土地整备工作的公平合理有重要的意义。本文以土地二次开发过程中的土地整备利益统筹为研究对象，结合深圳市A项目，对土地整备利益统筹运行模式及存在的问题进行分析，归纳总结了留用地面积测算比例、容积率核算方法、利益补偿测算标准和留用地管理措施等，从推进土地整备工作和谐发展方面提出了应用建议。本文主要结论如下：（1）土地整备利益统筹是为拓展城市发展空间、落实公共配套设施供给、解决土地历史遗留问题，综合利用土地、资金、规划等工具，实现城市存量土地成片整合利用的过程。建立高层级统筹的组织架构和健全高效的多部门联动机制是土地整备利益统筹项目顺利推进的保障。（2）在土地整备利益统筹过程中，按比例核算留用地面积、按片区规划核算留用地容积率、按权益人损失情况核算补偿资金的“土地+规划+资金”的模式是有效平衡各方利益的基础。（3）留用地面积需按项目合法用地面积大小、现状容积率进行分档计算。留用地容积率则需依据政府制定的片区基准容积率乘以相关修正系数计算得出。在资金补偿方面，权益人损失需综合考量第三方评估结果、政府定价文件和规定费率。留用地的规划指标审批、出让手续等，需由规划和自然资源管理部门等联合办理。（4）在案例A项目中，留用地面积为140,103平方米；留用地平均容积率为6.33；留用地规划建筑面积为887,524平方米；核算给村集体的土地补偿金额为1,986,972,667元。该方案满足了各方需求。基于上述研究结论，本文建议：（1）为顺利推进土地整备利益统筹工作，在设区市中，重点区域或重大项目应由市级牵头，成立由各职能部门组成的工作组。（2）有关留用地，应适当调整基准用地规模，避免碎片化开发；结合地块现状用途，合理确定容积率修正系数，避免相邻地块容积率差异过大的现象。（3）在资金方面，应前瞻性地通盘考虑具体土地整备利益统筹项目与城市更新的关系，制定相对统一的权益补偿标准。（4）后续如遇类似A项目的包含复杂拆迁工作的土地整备项目，应提前计算补偿标准、制定土地拆迁补偿方案并充分论证。
The shortage of land resources brings great challenges to the development of cities. In order to increase land supply and revitalize low-utility land, many cities, including Shenzhen, have explored the secondary development path of existing land. Among them, the mode of benefits coordination in land consolidation and reserve has become one of the important tools. It is of great significance to clarify the compensation mechanism, the calculation of plot ratio of reserved land and other issues to promote the fairness and rationality of benefits coordination in land consolidation and reserve. This thesis takes the land consolidation and reserve benefits coordination in the process of secondary land development as the research object, analyzes the operation mode and existing problems in combination with project A in Shenzhen, summarizes the proportion of reserved land area measurement, the calculation method of plot ratio, benefits compensation measurement standard and reserved land management measures, and propose application suggestions to promote the harmonious development of land consolidation and reserve. The main conclusions of this thesis are as follows: (1) Benefits coordination in land consolidation and reserve is a process of integrating and utilizing urban stock of land in a piecemeal manner by making comprehensive use of land, capital and planning tools in order to expand urban development space, implement the supply of public supporting facilities and solve historical land legacy problems. The establishment of a high-level coordination organizational structure and a sound and efficient multi-departmental linkage mechanism is the guarantee for the smooth promotion of land consolidation and reserve projects.(2) In the process of land consolidation and reserve, the mode of "land + planning + funds" is the basis for effectively balancing the interests of all parties, which accounts for the area of retained land according to the proportion, the plot ratio of retained land according to the district planning, and the compensation funds according to the losses of the owners. (3) The area of retained land is subject to a graded calculation based on the current floor area ratio. The volume ratio of the retained land is calculated based on the base volume ratio of the area set by the government multiplied by each relevant correction factor. In terms of financial compensation, the loss of equity holders shall take into account the results of third-party assessment, government pricing documents and prescribed rates. The approval of planning indexes and transfer procedures of the reserved land are to be handled jointly by the planning and natural resources management departments, etc. (4) In Case A, the retained land area is 140103 square meters; the average plot ratio of retained land is 6.33; the planned building area of the retained land is 887524 square meters; the amount of land compensation to the village collective is 1,986,972,667 yuan. The scheme meets the needs of all parties.Based on the above research findings, this thesis suggests that: (1) In order to smoothly promote the land consolidation and reserve, among the district cities, the key areas or major projects should be led by the municipal level, and a working group composed of various functional departments should be established. (2) As for the retained land, the scale of the benchmark land shall be appropriately adjusted to avoid fragmented development; In combination with the current use of the plot, the plot ratio and its correction coefficient shall be reasonably calculated to avoid the phenomenon that the plot ratio of adjacent plots is too different. (3) In terms of funds, the relationship between specific land consolidation and reserve projects and urban renewal should be comprehensively considered in a forward-looking manner, and a relatively uniform compensation standards for equity should be formulated. (4) In case of subsequent land consolidation and reserve projects involving complex demolition work similar to project A, the compensation standard shall be calculated or the land demolition and relocation compensation scheme shall be set in advance and fully justified.
