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m'o.TO »4i hoc hush rfi Qriic dAk t-P DOAN TRUNG HIEU OAlHQCKTyt tt thOng tinthj PHONG LUAN AN»TU L!* * TANG ClTffNG QUAN LY NHA NUtfC VE CHUYEN DOI MUC DICH SUf DUNG DAT DAI THANH PHO NINH DINH, TINH NINH DINH ■ ■ Chuyen nganh: KINH TE CHINH TRI LUAN VAN THAC SY KINH TE • • Ngudi hitting dan khoa hoc: TS BUI VAN HUNG Ha Xoi - 2011 LOI CAM DOAN Toi xin cam doan rang so lieu va ket qua nghien cuu luan van la trung thuc va chua he duoc su dung de bao ve mot hoc vi nao Toi cung xin cam doan rang moi su giup cho viec thuc hien luan van da duoc cam on va cac thong tin trich dan luan van da duoc chi ro nguon goc Tac gia luan van Doan Trung Hieu MUC LUC • • LOI CAM DOAN DANH MUC BANG BIEU TOM TAT LUAN VAN MO DAU ChuoTig 1: CO SO LY LUAN VA THUC TIEN QUAN LY NHA NUOC DOI VOI CHUYEN DOI MUC DICH SU* DUNG DAT DAI TAI VIET NAM 1.1 THUC CHAT VA SU* CAN THIET PHAI CHUYEN DOI MUC DICH SU DUNG DAT DAI TAI VIET NAM 1.1.1 Thuc chat cua chuyen doi muc dich su dung dat dai 1.1.2 Sir can thiet phai chuyen doi muc dich sir dung dat dieu kien Viet Nam 1.2 NOI DUNG, NHAN TO ANH HUONG VA YEU CAU CUA QUAN LY NHA NIOC DOI V6l CHUYEN DOI MUC DICH SU DUNG DAT DAI 11 1.2.1 Noi dung quan ly Nha nude doi vdi chuyen doi muc dich sir dung dat dai .11 1.2.2 Nhan to anh hudng den quan ly nha nude doi vdi chuyen doi muc dich sur dung dat dai 18 1.2.3 Yeu cau cua quan ly nha nude doi vdi chuyen doi muc dich su dung dat dai 1.3 19 KINH NGHIEM CUA MOT SO NUOC TREN THE GlOl VE CHUYEN DOI MUC DICH SU DUNG DAT DAI .21 1.3.1 Kinh nghiem cua Trung Quoc 21 1.3.2 Kinh nghiem cua Singapore: 27 1.3.3 Bai hoc kinh nghiem ve quan ly chuyen doi muc dich su dung dat dai 30 Chirong 2: THUC TRANG QUAN LY NHA NUOC DOI VO1 VIEC CHUYEN DOI MUC DICH SU* DUNG DAT O THANH PHO NINH BINH 32 2.1 KHAI QU AT DIEU KIEN TU NHIEN, KINH TE - XA HOI O THANH PHO NINH BINH 32 2.1.1 Dieu kien tu nhien 32 2.1.2 Dieu kien kinh te - xa hoi 33 2.2 THI C TRANG QUAN LY NHA NIOC DOI VCH VIEC CHUYEN DOI MUC DICH SU DUNG DAT DAI O THANH PHO NINH BINH TRONG THOI GIAN QUA 39 2.2.1 Thue trang dat dai d Thanh Ninh Binh .39 2.2.2 Nhung ket qua dat dune chuyen doi muc dich su dung dat 41 2.2.3 Nhung han che, yeu kem 53 2.2.4 Nguyen nhan cua cac han che va yeu kem 56 Chiroug 3: PHUONG HUONG, GIAI PHAP TANG CUONG QUAN LY NHA NUOC DOI VOI CHUYEN DOI MUC DICH SU' DUNG DAT TRONG TH CH GIAN TCH O THANH PHO NINH BINH 63 3.1 PHUONG HUONG TANG CUONG QUAN LY NHA NIOC DOI VQl CHUYEN DOI MUC DICH SUDUNG DAT 63 3.1.1 Phuong hudng, muc tieu phat trien kinh te - xa hoi 63 3.1.2 Cac quan diem khai thac va dinh huong su dung dat dai han 66 3.1.3 Tong hop va du bao nhu cau su dung dat 70 3.1.4 Cac nguyen tac dam bao thuc hien tot viec chuyen doi muc dich su dung dat 79 3.1.5 Huong doi mdi quan ly nham nang cao hieu luc, hieu qua quan ly Nha nude doi vdi chuyen doi muc dich su dung dat dai 81 3.2 CAC GIAI PHAP TANG CUONG QUAN LY NHA NIOC DOI VCH CHUYEN DOI MUC DICH SU DUNG DAT 84 3.2.1 Tang cudng quan ly nha nude bang phap luat va phat huy dan chu quan ly dat dai 84 3.2.2 Nang cao chat luong qui hoach, ke hoach ve su dung dat dai 86 3.2.3 Hoan thien chinh sach chuyen doi muc dich su dung ve dat dai 89 3.2.4 Phat hien va xu ly nghiem minh nhung sai pham luat phap co lien quan den chuyen doi muc dich su dung dat dai 93 3.2.5 Nang cao nang luc va hieu luc to chuc bo may quan ly chuyen doi muc dich su dung dat dai 95 KET LUAN .98 TAI LIEU THAM KHAO 100 PHU LUC 103 DANH MUC BANG BIEU Bang 2.1 Gia tri san xuat Ninh Binh qua cac nam 2005-2010 33 Bang 2.2 Co cau kinh te Ninh Binh qua cac nam tu 2005-2010 34 Bang 2.3 Dan so Ninh Binh giai doan 2004-2010 .37 Bang 2.4 Dien tich cac loai dat 40 Bang 2.5 Ket qua thu hoi dat, giao dat, cho thue dat cua Ninh Binh 47 Bang 3.1 Phan ky cac chi tieu su dung dat den nam 2020 cua Ninh Binh - tinh Ninh Binh 72 Bang 3.2 Dien tich dat chuyen muc dich su dung den nam 2020 cua Ninh Binh - tinh Ninh Binh 73 Bang 3.3 Dien tich dat phai thu hoi den nam 2020 cua Ninh Binh - tinh Ninh Binh 74 Bang 3.4 Dien tich dat chua su dung dua vao su dung cho cac muc dich den nam 2020 cua Ninh Binh - tinh Ninh Binh 75 Bang 3.5 Dien tich, co cau dat nong nghiep den nam 2020 76 Bang 3.6 So sanh dien tich va co cau nhom dat phi nong nghiep tfr nam 2007 den nam 2020 78 Bang 3.7 Dien tich va co cau dat chua su dung den nam 2020 79 JJ - Il -• 'mu'OJSG DAI HOC KUSH Tfe' qioc dAk «7> lP3 DOAN TRUNG HIEU TANG CU&NG QUAN LY NHA NUtfC VE CHUYEN DOI MUC DICH SUT DUNG DAT DAI THANH PHO NINH DINH, TINH NINH DINH Chuyen ngdnh- KINH TE CHINH TRI TOM TAT LUAN VAN THAC SY • Ha Sol - 2011 • TOM TAT LUAN VAN Cong cuoc xay dung va phat trien dat nude nhung nam qua va dac biet la giai doan hien nay, nude ta dang day manh toan dien cong cuoc doi mdi, tao nen tang de den nam 2020 nude ta co ban trd nude cong nghiep hien dai Qua trinh cong nghiep hoa-hien dai hoa d nude ta, co cau cac nganh san xuat, dich vu thay doi rat cor ban, hinh nhieu khu cong nghiep, khu thi, trung tarn thuong mai cac vung nguyen lieu cho cong nghiep Trude ddi hoi cua qua trinh cong nghiep hoa-hien dai hoa, thi hoa, viec thu hoi dat dai va chuyen ddi muc dich su dung dat la tat yeu d nude ta Thuc te thdi gian qua, viec chuyen ddi muc dich su dung dat dai dien nhanh chong va cd quy mo cang ldn Tuy nhien nhieu du an toe thu hoi dat dien cham chap Viec thu hoi, den bu, dam bao chat luong tai dinh cu cua nha dan bi thu hoi dat nhieu van de sinh, anh hudng tdi an sinh xa hoi Viec quan ly, su dung cd hieu qua, tiet kiem dat dai sau chuyen doi muc dich su dung cd nhung han che Dang va nha nude ta da ban hanh nhieu chinh sach ve quan ly dat dai, thu hoi, den bu, giai phong mat bang nhung nhin chung cac chinh sach chua duoc day du, dong bo va nhieu bat cap Vi vay tac gia chon "Tang cuang quan ly nha nucrc ve chuyen ddi muc dich su dung dat dai a Ninh Binh ” lam de tai cho luan van Muc dich nghien cuu cua luan van nham: Gop phan lam rd cor sd ly luan ve quan ly nha nude viec chuyen doi muc dich su dung dat dai; Danh gia nhung ket qua dat duoc, chi nhung uu diem, han che va nguyen nhan cua nhung han che; De xuat phuong hudng, cac giai phap tang cudng nang luc quan ly Nha nude ve chuyen ddi muc dich su dung dat dai giup cong tac quan ly nha nude ve dat dai d dia phuong dat hieu qua cao hon Trong chu’ongl, luan van giai quyet ba van de sau: Thu nhat, Luan van da trinh bay thuc chat va su can thiet phai chuyen ddi muc dich su dung dat tai Viet Nam 11 Thue chat cua chuyen doi muc dich su dung dat Chuyen doi muc dich su dung dat la qua trinh tu viec Nha nude quyet dinh hanh chinh de thu lai quyen su dung dat hoac thu lai dat da giao, den viec giao lai dat cho cac chu du an de su dung cho cac muc dich mdi va giai quyet cd hieu qua cac van de phat sinh qua trinh do, bang cac hinh thuc, phuong phap thich hop nham muc tieu thuc hien tot quy hoach, ke hoach phat trien kinh te - xa hoi, on dinh va nang cao doi song nhan dan, bao dam cong bang va an toan xa hoi Su can thiet phai thu hoi va chuyen doi muc dich su dung dat phuc vu su nghiep cong nghiep hoa, thi hoa d Viet Nam hien Ci nude ta, theo Hien phap nam 1980 dat dai thuoc quyen sd huu toan dan Viec thu hoi va chuyen doi muc dich su dung dat dai cd nhung If khach quan chung xuat phat tu: co cau nhu cau dat dai thay doi, yeu cau phai su dung dat cd hieu qua hon, su doi mdi phan cong lao dong xa hoi va toe do thi hoa nhanh qua trinh cong nghiep hoa Dat dai la yeu to nen tang, can thiet cho nhieu loai nhu cau, d timg thdi ky nhu cau su dung dat cd co cau khac Trong dieu kien dat dai cd han, co cau nhu cau dat dai thay doi, muon thoa man cac nhu cau mdi thi viec thu hoi va chuyen doi muc dich su dung dat dai la tat yeu Su can thiet phai tang cudng quan ly Nha nude doi vdi chuyen doi muc dich su dung dat Thuc hien quyen sd huu toan dan ve dat dai ma Nha nude la chu dai dien; Do yeu cau cua su nghiep cong nghiep hoa, hien dai hoa dat nude; Do yeu cau xay dung va phat trien nen kinh te thi trudng dinh hudng xa hoi chu nghia va hoi nhap kinh te quoc te; Do yeu cau thuc hien cd hieu qua, chong lang phi that thoat dat dai Thu hai, noi dung, nhan to anh hudng va yeu cau cua quan ly nha nude doi vdi chuyen doi muc dich su dung dat dai nhung noi dung chinh sau: Phan loai dat va tham quyen cua co quan Nha nude cho phep chuyen doi muc dich su dung ve dat dai; Lap quy hoach va ke hoach su dung dat dai; Ban hanh va Ill dung dat dai; Quan ly hanh chinh Nha nude ve dat dai Nhan to anh hudng den bo may nha nude ddi vdi muc dich chuyen ddi muc dich sic dung dat dai He thong phap luat ve dat dai; To chuc bo may quan ly nha nude va nang luc bo may quan ly nha nude ve dat dai; Viec giai quyet hai hoa quan he loi ich cua ngudi dan cd dat bi chuyen doi muc dich su dung va lqi ich cua nha dau tu; Nhung yeu cau cua quan ly nha nude doi vdi chuyen doi muc dich su dung dat dai; Dam bao nhu cau ve dat dai phuc vu chuyen dich co cau kinh te, day manh cong nghiep hoa-hien dai hoa-do thi hoa, xay dung co sd tang phat trien cac cong trinh cong cong; Dam bao su dung dung muc dich, tiet kiem, cd hieu qua, chong lang phi dat dai; Dam bao on dinh ddi song, lao dong, viec lam cua ngudi dan cd dat bi chuyen doi muc dich su dung dat tu dam bao on dinh xa hoi; Quan ly nha nude ddi vdi chuyen doi muc dich su dung dat dai phai dam bao hieu qua toan dien ca ve kinh te, xa hoi va moi trudng Thu ba, Kinh nghiem cua mot sd nude tren The gidi ve chuyen ddi muc dich su dung dat Kinh nghiem cua Trung Quoc Muc tieu chuyen doi muc dich su dung dat phai bao ve lqi ich cua nong tri viec lam sap xep dieu chinh dat va tu lua chon nghe nghiep Nha nude se dao tao viec lam, thdi gian chua cd viec lam dua ho vao bao hiem muc thap cua dan thi Ddi vdi nhung ho nong dan cd nguyen vong tiep tuc lam nghe nong, neu ho nong dan mua duqc dat thdi gian quy dinh thi thong qua ngan hang se lay tien boi thudng dat chi tra cho ngudi chuyen nhuqng Neu khong the mua duoc dat thi buoc phai theo phuong thuc "ddi dat lay bao hiem" Nha nude tang cudng quan ly giam sat cua chinh quyen ve phuong thuc sap xep bo tri nong dan mat dat chuyen doi muc dich su dung dat nong nghiep doi vdi, khong de vi mat dat ma ndng dan ngheo trd lai Ve van de xay dung va trien khai quy hoach Cac budc xay dung, trien khai quy hoach khong co su khac biet nhieu giua Trung Quoc vdi Viet Nam Tuy nhien, so vdi Viet Nam, Trung Quoc da trien khai cac budc xay dung va thuc hien quy hoach d mot trinh cao hon, the hien d cac mat cu the sau: - Viec trien khai xay dung va thuc hien quy hoach d Trung Quoc duoc tien hanh mot each nghiem ngat hon: lay y kien rong rai cua cac chuyen gia hang dau linh vuc quy hoach va tiep thu duoc nhung y kien de nang cao chat luong quy hoach; qua trinh trien khai co su giam sat chat che cua co quan quan ly quy hoach tung khau xay dung va thuc hien quy hoach; he thong thong tin quy hoach duoc cap nhat day du, cac budc xay dung, trien khai deu duoc ghi lai bang he thong phan mem tu dong hoa dam bao han che tieu cue - Cac cap quan ly Nha nude nhan thuc va y thuc cao ve vai trd va tarn quan cua quy hoach va chap hanh quy hoach - Dao tao duoc mot doi ngu can bo quy hoach co trinh va trach nhiem cao de thuc hien cong tac quan ly Nha nude ve quy hoach - Xay dung mot quy trinh dieu chinh Quy hoach rat chat che, de han che viec dieu chinh quy hoach, chi dieu chinh quy hoach thuc su can thiet - Che tai xu phat vi pham quy hoach nghiem minh Kinh nghiem cua Singapore Trai qua mot chang during phat trien hon 50 nam, Singapore da trri mot nhung quoc gia phat trien nang dong nhat chau A va the gidi Nhung budc tien ky dieu la ket qua cua tarn nhin chien luqc dung dan, nhung chinh sach phu hop quy hoach, su dung dat dai, xay dung va phat trien thi cua “dao quoc Su tu” Cong tac quy hoach dat dai duoc Nha nude dac biet coi va uu tien hang dau Cong tac quy hoach dat dai khong chi dap ung nhu cau phat trien kinh te - xa hoi ban dau ma bao dam phat trien ben vung tuong lai 91 dinh cu thuc hien giai phong mat bang chuyen muc dich su dung dat vao su dung cho quoc phdng an ninh, muc dich quoc gia, muc dich cdng cong, san xuat kinh doanh, muc dich kinh te khac Co the su dung bien phap de “ha nhiet” cdng tac boi thudng giai phdng mat bang la: r a r a a - Thanh phd chu dong thuc hien thu hoi dat boi thudng giai phdng mat bang, tai dinh cu tir cd quy hoach xay dung ma chua cd du an xay dung gia tri boi thudng sat vdi muc dich sir dung dat trade xay dung cdng trinh Dieu ly giai d trang thai binh thudng, chua xuat hien nha dau tu, chua cd bien dong (trong dieu kien binh thudng) boi thudng dan de chap nhan, nhien kho khan d nguon von va thdi gian thu hut dau tu, cd the gay lang phi dat thdi gian chd dpi ) - Thu hoi dat rong hon phan dat xay dung cdng trinh mot tong the cdng trinh gan vdi khu dan cu phu can de dam bao cdng bang giua ngudi bi thu hoi dat, tren thuc te nguon von nen xay dung mot true dudng (xay true dudng thi gia dat mat dudng mdi se nang cao) vay phai thu hoi rong hon, de cuoi cung ngudi bi thu hoi van nam d vi tri binh thudng Phan thu rong cdng cong, Nha nudc quan de phat trien nha, hoac muc dich khac, dieu se thuan lqi hon lam cdng tac giai phdng mat bang dong thdi phd tiep tuc tang cudng cung cd kien toan trung tam phat trien quy dat phd, don vi se tiep nhan quan ly, su dung quy dat cd hieu qua den ban giao cho cac nha dau tu, doanh nghiep * Ve giai quyet lao dong viec lam: Xay dung nghi quyet chuyen de va ke hoach day nghe, giai quyet viec lam cho lao dong tren dia ban Thanh phd, phan dau giai doan 2011-2015 ho tro giai quyet viec lam cho 4.500 lao dong; sd lao dong duqc dao tao tai trung tam day nghe Thanh phd la 1300 lao dong - Day manh cdng tac thong tin, tuyen truyen ve chu truong dudng loi cua Dang, chinh sach phap luat cua nha nudc ve day nghe, giai quyet viec lam cho ngudi lao dong - Phat huy tinh chu dong lanh dao, chi dao cua cap uy, viec to chuc thuc hien cua chinh quyen co sd, su phoi hop chat che giua cac to chuc chinh tri, to chuc xa hoi, to chuc xa hoi nghe nghiep va doanh nghiep giai quyet viec lam De 92 xuat noi dung cam ket su dung lao dong tai dia phuong doi vdi cac doanh nghiep su dung dat thu hdi - Xay dung co che, chinh sach, bo tri nguon kinh phi tu ngan sach Thanh de ho tro day nghe, giai quyet viec lam cho ngudi lao dong bi thu hdi dat ndng nghiep, ho trp cac de an phat trien kinh te, giai quyet viec lam tren dia ban ca xa phudng - Thuc hien tot cdng tac khao sat, du bao, xac dinh nhu cau lao dong, viec lam d tung phudng, xa theo tung nghanh nghe, tung linh vuc lam co sd xay dung ke hoach day nghe cho phu hop, day nghe gan vdi giai quyet viec lam tap trung day A r A nghe va phat trien viec lam ddi vdi cac nghanh nghe cd thu nhap cao, on dinh, phat trien cac nghanh nghe truyen thong phu hop vdi dinh hudng phat trien kinh te xa hoi cua Thanh - Quan tam den chinh sach ho tro, dao tao nghe va hudng nghiep cho ngudi lao dong ndng nghiep het ruong canh tac: khuyen khich dao tao nghe, han che viec ho tro bang tien, kien quyet thuc hien quy dinh giao dat dich vu cho ho gia dinh, ca nhan cd dat ndng nghiep bi thu hdi nham tung budc chuyen dich co cau lao dong ndng nghiep, ndng thon, dam bao hai hoa loi ich nha nudc - dia phuong va ngudi su dung dat Dong thdi phat huy tinh sang tao cua ngudi dan viec tu giai quyet viec lam, chuyen dich co cau nganh nghe Khuyen khich cac doanh nghiep san xuat kinh doanh duoc giao dat thuc hien du an uu tien tuyen dung lao dong dia phuong vao lam viec Ddi vdi cac ho bi thu hdi 30% den 50% dat ndng nghiep tuyen dung 01 lao dong, tren 50% dien tich tuyen dung 02 lao dong, trudng hop khong du dieu kien tuyen dung thi ho tro true tiep bang tien theo muc dao tao nghe dat trinh bien thp bac A r * Ve cdng tac tdi dinh cu: phai lap quy nha, quy dat tai dinh cu dam bao du nhu cau giai phdng mat bang, dong bo ve co sd tang ky thuat va xa hoi, dam bao tieu chuan cua khu thi mdi, cd nha chung cu cao va thap tang, chuan bi mat bang co sd san xuat, kinh doanh dich vu tao viec lam cho ngudi cd dat bi thu hdi tai cac cum, khu cdng nghiep tren dia ban theo nguyen tac: khu tai dinh cu chu yeu la tai dinh cu bang dat, khuyen khich cac ho dan nhan tien ho tro tai dinh cu vdi muc ho tro hop ly Tuy tung dieu kien de chu dong tu tai dinh cu, giam ap 93 luc tai dinh cu, co the md rong hudng mdi giup cho viec thuc hien du an tai dinh cu nhanh la keu goi cac chu dau tu co tiem luc kinh te, tai chinh nhan lam chu dau tu cac du an tai dinh cu va duoc hoan tra ngudi dau tu bang tien su dung dat cua cac ho vao du an - Tai dinh cu (tu khau quy hoach den dau tu xay dung ket cau tang khu tai dinh cu) can duoc chuan bi day du, rd rang, cong khai trudc hoac cung phe duyet phuong an boi thudng giai phong mat bang de to chuc thuc hien thu hdi dat, giai phong mat bang khong bi trd ngai Tai dinh cu phai di trudc mot budc, cham dut tinh trang di dan chua cd tai dinh cu Dac diem “noi d tai dinh cu phai bang hoac tot hon noi d cu” can dupe the che hudng dan dong bo, tien cho cac co sd lam can cu thuc hien cd du an trien khai va phuong an bd tri tai dinh cu phai dupe cong bd cong khai cho nhan dan biet trudc du an bat dau dong thdi trung cau, lang nghe y kien cua nhan dan Cung nhu quy dinh rd hon ve cac tieu chuan co sd tang cua khu tai dinh cu theo tung vung - Sau tai dinh cu can tiep tuc hd tro, kiem tra, giam sat, su ly cac van de phat sinh ddi vdi ngudi dan nhat la nhung van de ve dam bao an sinh, xa hoi 3.2.4 Phat hien va xu ly nghiem minh nhirng sai pham luat phap co lien A X X A quan den chuyen ddi muc dich sir dung dat dai - Tlur nhat: Thuc hien nghiem, triet de cac quy dinh ve thu hdi dat ddi vdi moi trudng hop su dung dat khong dung muc dich, khong cd hieu qua, khong theo dung du an chuyen doi muc dich su dung cd tinh vi pham nhu: huy hoai dat, lan chiem dat, khong thuc hien nghia vu tai chinh ddi vdi nha nudc, chuyen nhupng trai phep Dam bao cho ky cuong luat phap dupe cong bang va quan ly chat che quy dat sau chuyen ddi Phat hien cac vi pham ve dat dai sau chuyen doi muc dich su dung dat, ngoai cong luan, moi ngudi dan, luc luong ndng cot, chu cong, thudng xuyen la tra 94 r r r \ r dat dai, neu tra lam tot khdng nhung gop phan dam bao quy hoach, ke hoach str dung dat co hieu qua dung muc dich nhung dong thdi ngan chan va giai quyet tot duoc khieu nai, to cao va cac tranh chap ve dat dai vi vay phai kien toan, tang cudng hieu luc cua tra dat dai cac cap Trong thuc te dat da dupe co quan nha nudc cho phep chuyen muc dich su dung, phan ldn dat nong nghiep sang dat phi nong nghiep de lam cac du an, khu cdng nghiep, cdng nghe va ngudi su dung dat dupe giao dat (cap giay chung nhan quyen su dung dat) hoac thong qua cac hop dong de thuc hien theo cac noi dung du an chuyen ddi muc dich su dung dat, song thuc te cd nhieu du an, chu su dung dat da khdng thuc hien dupe nhu vay cd nhung du an sai pham - Met la su dung dat khdng dung muc dich theo giay phep, giay chung nhan, chung chi qui hoach hoac hop dong thue, thue lam mat bang nha xudng de san xuat kinh doanh thi to chuc xay nha cho thue hoac chuyen nhupng trai phep - Hai la to chuc lan chiem dat, phan dat chuyen muc dich su dung dat dupe giao, cd ranh gidi, moc giai, nhung da tu y lan chiem ngoai chi gidi, vao cac khu vuc dat cua cdng cong hoac chu su dung dat khac hoac thong dong to chuc lan chiem dat cd muc dich dat khac - Ba la chiem dat dupe Nha nudc tam giao hoac cho mupn de thuc hien san xuat kinh doanh, khai thac hieu qua cua dat, hoac dat cdng cong cay xanh, tu y to chuc san lap de xay nha de kinh doanh dich vu chua dupe Nha nudc cho phep, yeu cau tra lai khdng chap hanh - Bon la cham thuc hien boi thudng va cham dua dat vao su dung, cd quyet dinh giao dat, phe duyet phuong an boi thudng nhung chu dau tu khdng to chuc boi thudng, keo dai, hoac nhan dat qua 12 thang khdng to chuc san xuat kinh doanh dua dat vao su dung - Nam la gay can trd viec su dung cua ngudi su dung dat, dem cac vat lieu chat thai len mat bang da dupe chuyen ddi de thuc hien - Sau la khdng thuc hien nghia vu tai chinh ve dat ddi vdi nha nudc theo muc dich su dung dat sau chuyen ddi 95 Tuy nhien, nhieu ly khac nhau, nguoi su dung dat khong nop tien thue dat hoac nop each nhat, nop chong doi tat ca cac viec tren deu lam cho viec chuyen doi muc dich su dung dat giao nguoi su dung dat khong co hieu qua Vi vay, can phai thu hoi dat de quan ly hoac giao cho nguoi su dung dat khac, phai dam bao su dung dat co hieu qua thuc day phat trien kinh te thdi ky cong nghiep hoa, hien dai hoa va dat nudc nguyen nhan co nguyen nhan la khong hoan cdng tac giai phong mat bang vi theo nguyen tac mat bang phai sach, co du an 2/3 dien tich da giai phdng, nhung cdn 1/3 dien tich dan chong doi tiep tuc d sinh hoat nhu vay mat bang chua sach va cd chuyen lang phi dat nghia la mdi hoan budc giai phdng mat bang, to chuc giao dat cho thue dat, dua dat hop phap giao dat hoac thue dat cho ngudi su dung dat vao su dung, thuc te cung khong tranh khdi du an nha dau tu khong cd kha nang tai chinh, rui ro, pha san hoac vi cac loi ich khac lam cham viec su dung dat, lang phi dat khong cd hieu qua Vi vay phai dat cdng tac giai quyet kien nghi, khieu nai nhu mot cdng cu dac biet song hanh cdng tac giai phdng mat bang nham giai quyet kip thdi, triet de cac kien nghi cua ngudi cd dat bi thu hdi, dong thdi thudng xuyen tang cudng cdng tac kiem tra, tra, xu ly cac vi pham ve dat chuyen ddi cua ngudi su dung dat Dong thdi thudng xuyen to chuc viec kiem tra, giam sat viec thuc hien cac chinh sach ddi vdi ndng dan bi thu hdi dat 3.2.5 Nang cao nang luc va hieu lire to chuc bo may quan ly chuyen doi r muc dich sir dung dat dai Day manh cdng tac cai each hanh chinh cdng tac quan ly su dung dat va viec giai quyet don thu kien nghi, khieu nai, to cao linh vuc dat dai To chuc, sap xep, luu tru ho so dat dai mot each khoa hoc, thiet lap ho so dia chinh day du, chinh xac, thudng xuyen chinh ly bien dong Nang cao y thuc trach nhiem, tinh chu dong cua can bo dia chinh xa, phudng Bo phan quan giup viec chuyen ddi muc dich su dung dat cd hai bo phan quan trong, mot la bo phan lam cdng tac boi thudng, ho tro, tai dinh cu giai phdng mat bang, tao mat bang sach giao cho chu su dung dat (trung tam phat trien quy 96 dat thuoc Sa Tai nguyen va Mdi truong, Hoi dong boi thuong giai phong mat bang dupe lap d cac huyen, thi xa, phd); hai la: Co quan dang ky quyen su dung dat hoac uy ban nhan dan cap xa dang ky, xac nhan de cac ho chuyen ddi co cau dien tich chuyen ddi noi bo nganh nong nghiep Trong thuc te, hien vudng mac chu yeu van la viec to chuc boi thuong, hd tro, tai dinh cu giai phdng mat bang vi vay, kien toan to chuc chuc lam cdng tac boi thudng giai phdng mat bang phu hop vdi qui dinh va thuc te d dja phuong la viec lam can duoc quan tam chi dao Cdng tac kiem ke lap phuong an boi thudng, tham dinh, phe duyet, hd tro, tai dinh cu lien quan den cac du an thu hoi dat, chuyen muc dich su dung dat la rat phuc tap, nhay cam lien quan den nhieu nganh va linh vuc phan ldn cac khieu kien sai pham cdng tac gay O phd Ninh Binh hien lam cdng tac boi thudng giai phdng mat bang la Ban giai phdng mat bang, day la don vi su nghiep co dau va tai khoan rieng true thuoc Uy ban nhan dan Thanh phd Trude day de phuc vu cho cdng tac giai phdng mat bang phd lap bo phan thudng true khoang ngudi giup viec cho Hoi dong boi thudng giai phdng mat bang cua phd, bo phan chu yeu la cac can bo kiem nhiem, co mot phan can bo hop dong tham gia Do vay, bo phan lam cdng tac boi thudng giai phdng mat bang chua thong nhat, co su xao tron dan den chat luong mot sd cdng viec chua tot, khdng on dinh va cap nhat che chinh sach chua thudng xuyen Tang cudng nang cao cdng tac can bo, tuyen dung, bo tri, su dung can bo co trinh chuyen mon phu hop, co pham chat dao due, trach nhiem va tac phong lam viec chuyen nghiep dong thdi xay dung ke hoach dao tao, boi dudng thudng xuyen cho can bo, cac sai pham ve quan ly dat dai phan dong la can bo khdng giu vung dao due, ham loi gay nhu tham nhung, loi dung chuc quyen, vi vay can co bien phap giao due thich hop, cd co che xu ly, ran de nghiem khac viec lam sai lech hd so, che chinh sach - Phai giao due tinh than trach nhiem cao trudc dan, thong cam vdi dan, phai cdng tam, phai cdng khai minh bach (sdm tin hoc hoa cai each hanh chinh) nham giup ngudi dan cd dieu kien giam sat viec thuc thi phap luat, hd tro tich cue viec chong tham nhung, lang phi, tieu cue quan ly dat dai, minh bach hoa viec giao dat cho thue dat cua Nha nudc cung nhu viec tinh toan boi thudng, hd tro tai dinh cu Nha nudc thu hoi dat dong thdi phai thay vudng mac bat cap cua cu che 91 chinh sach cua Luat dat dai, phai kip thai kien nghi de Quoc hoi, Chinh phu, Bo co dieu chinh cho phu hap khong phien cho dan, tao thuan lai dam bao cac lai ich Nha nudc, ngudi dan, ngudi dugc giao dat - Phai nang cao nang luc can bo vdi can bo cap vi md, phai cd nang luc tri tue, de xuat chinh sach phu hop Can bo cap ca sd cd nang luc, ky nang to chuc cong viec va kha nang van dong quan chung, dac biet can bo phai doc, hoc, ren luyen, khac phuc tinh trang can bo dia chinh d dia phuong cung chua nam het dieu luat qui dinh cua Luat va Nghi dinh lien quan den dat dai nen khong biet giai quyet cac trudng hop cu the nhu the nao hoac lam sai Co cau doi ngu can bo dieu chinh bo sung cho hop ly, cd du kha nang dam bao thuc hien cac cong viec noi dung quan ly Nha nudc ve dat dai nhu xay dung, quan ly thi hanh phap luat dat dai, xay dung va quan ly he thong thong tin dat dai rd rang, minh bach va quan ly hd so - Tang cudng hon nua vai tro cua chinh quyen cap phudng, xa viec giai quyet cac tranh chap ve dat dai rat quan muon vay phai dao tao quan ly Nha nudc va chuyen mon nghiep vu cho chu tich Uy ban nhan dan, can bo dia chinh cap xa, tang cudng luc luong can bo tre cd chuyen mon ve co sd, bo may chinh quyen co sd phai cong tam sach cd trach nhiem vdi cong viec, thuc hien tot cong tac dan van quan ly va su dung dat dai 98 KET LUAN Qua trinh cong nghiep hoa, hien dai hoa Ninh Binh, tinh Ninh Binh noi rieng, dat nuoc noi chung nhu cau chuyen doi muc dich sur dung dat cang tang Mot nhung giai phap cua qua trinh phat trien tat yeu phai thuc hien chuyen muc dich sur dung dat, de dua cac vung nong nghiep, nhung vung lua, trudc het la nhung vung lua cho nang xuat thap, thay vao la nhung khu, cum cdng nghiep, nhung nha may, khu thi va dich vu phat trien dap ung yeu cau cua thdi ky hoi nhap kinh te Quoc te Dat dai la hang hoa dac biet, la yeu to dau vao, cdng cu dac biet quan trong qua trinh san xuat, nhung cung het sue nhay cam, phuc tap va tiem an nhung co hoi, dau co tham nhung, dac biet la qua trinh chuyen ddi muc dich su dung dat Vdi muc dich thuc day, kinh te phat trien, cd cdng nghiep dich vu thong qua cac du an, thu hut duoc nhieu nguon von dau tu, nhieu nha dau tu, dap ung cao yeu cau phat trien cua Thanh pho, dat nudc, nham dua quy dat sau chuyen ddi duoc su dung dung muc dich, tiet kiem, hieu qua cao, tren co sd tong hop cac phuong phap nghien cuu, luan van vdi de tai “Tang cu&ng quan ly nha num ve chuyen ddi muc dich sic dung dat dai ff phd Ninh Binh, tinh Ninh Binh" da dat dupe mot sd ket qua nhu sau: - Luan van da he thong hoa dupe nhung van de ly luan co ban va thuc tien qua trinh chuyen ddi muc dich su dung dat dai, khang dinh dat dai la tai nguyen Quoc gia vo cung quy gia, quan trong, nhung cd mdi quan he dat biet doi vdi qua trinh phat trien kinh te - xa hoi, di len cua dat nudc Luan van cung khang dinh dat dai la sd huu toan dan, Nha nudc thong nhat quan ly, Nha nudc cd quyen cua minh va trao quyen su dung cho ngudi su dung dat true tiep thuc hien quyen va nghia vu dupe Luat dat dai quy dinh Qua trinh cdng nghiep hoa, hien dai hoa dat tat yeu phai chuyen ddi muc dich su dung dat va dien tich dat ldn tir ndng nghiep sang dat phi ndng nghiep, mot nhiem vu, noi dung quan cua Nha nudc la phai tang cudng quan ly sau chuyen ddi muc dich su dung dat 99 - Luan van di sau nghien cuu thuc te tai Ninh Binh, qua thuc trang chuyen doi muc dich su dung dat, danh gia, lam ro nhung ket qua dat duoc, nhung ton tai, nguyen nhan, nhung yeu cau dat va xu huong chuyen doi muc dich su dung dat, giua cac loai dat doi voi pho, de qua trinh chuyen muc dich su dung dat dat ket qua tot theo dung quy hoach, ke hoach su dung dat - Luan van da tap trung phan tich nhung nguyen nhan ton tai qua trinh chuyen doi muc dich su dung dat d Ninh Binh, dong thoi tim hieu kinh nghiem quan ly Nha nuoc doi voi chuyen doi muc dich su dung dat dai noi rieng, quan ly Nha nuoc ve dat dai noi chung cua mot sd nuoc Chau A, de xuat mot so giai phap cu the nham tang cuong quan ly Nha nuoc doi voi chuyen doi muc dich su dung dat dai qua trinh cong nghiep hoa, hien dai hoa, gop phan quan ly chat che quy dat sau chuyen doi, dam bao su dung dat tiet kiem va co hieu qua cao, gop phan phat trien kinh te - xa hoi va ca nuoc Mac du da rat co gang, song dieu kien ve thoi gian va trinh han che nen luan van khong tranh khoi nhung thiet sot Kinh mong nhan duoc nhung dong gop quy bau cua thay, co va ban be de luan van duoc hoan thien hon./ 100 TAI LIEU THAM KHAO Bo Tai chinh (2004), Thong tic sd 116/2004//TT - BTC 07/12/2004 cua hudng dan thuc hien Nghi dinh 197/2004/ND - CP, Ha Noi Bo Tai nguyen va Mdi truong (2004), Quyet dinh sd 24/2004/QD-BTNMT 01/11/2004 cua Bo trudng ban hanh quy dinh ve giay chung nhan quyen su dung dat, Ha Noi Chinh Phu (2004),jVg/2/ dinh 182/2004/ND-CP 29/10/2004 cua ve xuphat vipham hanh chinh linh vice dat dai, Ha Noi Chinh phu (2009), Nghi dinh 69/2009/ND-CP 13/08/2009 Quy dinh bo sung ve quy hoach su dung dat, gid dat, thu hoi dat, boi thudng, hd tra va tdi dinh cu, Ha Noi Chinh Phu (2004), Nghi dinh sd 181/2004/ND-CP 29/10/2004 cua ve thi hanh Luat Dat dai, Ha Noi Chinh phu (2004), Nghi dinh so 197/2004/ND-CP cua 03 thang 12 nam a ~ \ a r 2004 ve boi thudng, hd tra va tdi dinh cu Nhd nudc thu hoi dat, Ha Noi Chinh phu (2004), Nghi dinh so 198/2004/ND-CP 03/12/2004 cua ve thu r a tien sic dung dat, Ha Noi Chinh phu (2007), Nghi dinh so 84/2007/ND - CP 25/5/2007 cua quy dinh ? rr ' x r yr bo sung ve viec cap Giay chung nhan quyen sic dung dat, thu hoi dat, thuc hien quyen su dung dat, trinh tu, thu tuc boi thudng, hd tra, tdi dinh cu Nhd yr r r yr nudc thu hoi dat va gidi quyet khieu nai ve dat dai, Ha Noi Nguyen Thi Hoa (2011), Kinh nghiem quan ly dat dai a Singapo, tap chi cong san, (Chuyen de co so so 52), Ha Noi 10 Nguyen Quoc Hung (Nam 2006), Ddi mdi chinh sach ve chuyen ddi muc dich su dung dat dai qua trinh cdng nghiep hod thi hod a Viet Nam, nhd xuat ban chinh tri Quoc gia, Ha Noi 11 Tran Thu Huong (2011), Luat dat dai nam 2003 va nhung van de dat ra, tap chi cong san (Chuyen de cu so so 52), Ha Noi 101 12 Nguyen Tuan Khai (2011), Cong tac quy hoach, quan ly su dung dat dai - nhung r x r \ r van de dat cap bach, tap chi cong san, (Chuyen de co so so 52), Ha Noi 13 Le Thanh Khuyen (2011), Tiep tuc hoan thien cong tac quan ly Nha nudc ve dat dai, tap chi cong san (Chuyen de co so so 52), Ha Noi 14 Quoc hoi (2010), Luat Dat dai, nha xuat ban lao dong xa hoi, Ha Noi 15 Mac-Anghen toan tap tap (1995), Nha xuat ban Chinh tri Quoc giii, Ha Noi 16 Ban Mai (2011), Vipham quan ly dat dai - “muon hinh van trang”, tap chi cong san, (Chuyen de co so so 52), Ha Noi 17 Thu Trang (2011), Nhung bat cap viec su dung va chuyen doi muc dich su dung dat, tap chi cong san, (Chuyen de co so so 52), Ha Noi 18 Dang Phu Thau (2011), Chan chinh tinh trang lang phi dat dai a dong bang song Cuu Long, tap chi cong san, (Chuyen de co so so 52), Ha Noi 19 Nguyen Quang Tuyen, Nguyen Xuan Anh (2004), Tim hieu Luat dat dai, nha xuat ban Cong an nhan dan, Ha Noi 20 Nguyen The Vinh (2011), Tang cudng quan ly Nha nudc ve dat dai a ca sa, tap chi cong san, (Chuyen de co so so 52), Ha Noi 21 Truong Dai hoc Kinh te quoc dan (2001), Giao trinh Dang ky thong ke dat dai, nha xuat ban Chinh tri Quoc gia, Ha Noi 22 Truong Dai hoc Kinh te quoc dan (2001), Giao trinh Kinh te tai nguyen dat, nha xuat ban Chinh tri Quoc gia, Ha Noi 23 Truong Dai hoc Kinh te quoc dan (2001), Giao trinh Nguyen ly thi trudng nha dat, nha xuat ban Chinh tri Quoc gia (nam 2001), Ha Noi 24 Truong Dai hoc Kinh te quoc dan (2001), Giao trinh Quan ly Nha nudc ve Dat dai va nha a, nha xuat ban Chinh tri Quoc gia , Ha Noi r r 25 Uy ban nhan dan Ninh Binh (2010), bao cao thuyet minh quy hoach su dung dat giai doan 1993 - 2010, Ninh Binh 26 Uy ban nhan dan tinh Ninh Binh (2010), Quyet dinh so 15/2010/QD-UBND 12/7/2010 ve viec Ban hanh Dan gia nha cua, vat kien truc, cay trong, vat nuoi tren dia ban tinh Ninh Binh, Ninh Binh 102 27 Uy ban nhan dan tinh Ninh Binh (2007), Quyet dinh sd 1948/2007/QD-UBND 28/8/2007 cua ve viec quy dinh dan gid nha cua, vat kien true, cay coi hoa mau tren dia ban tinh Ninh Binh, Ninh Binh 28 Uy ban nhan dan tinh Ninh Binh (2009), Quyet dinh sd 27/2009/QD-UBND 16/10/2009 cua ve viec ban hanh Quy dinh chinh sach boi thudng, ho tra va tdi dinh cu Nha nudc thu hdi dat tren dia ban tinh Ninh Binh, Ninh Binh 29 Uy ban nhan dan tinh Ninh Binh (2008), Quyet dinh sd 366/2008/QD-UBND > a r 22/02/2008 cua ve viec dieu chinh dan gid nha cua, vat kien true va noi that tren dia ban tinh Ninh Binh, Ninh Binh 30 Uy ban nhan dan tinh Ninh Binh (2009), Quyet dinh sd 386/QD-UBND A A rv A 17/4/2009 ve viec dieu chinh dan gid di chuyen md md va muc ho tra di chuyen cho a tren dia ban tinh Ninh Binh, Ninh Binh 31 Uy ban nhan dan tinh Ninh Binh (2009), Quyet dinh sd 691/QD-UBND 07/7/2009 cua ve viec ban hanh quy dinh dan gid, chinh sach boi thudng, ho tra va tdi dinh cu de thuc hien GPMB khu bd Dong song Van, thuoc phudng Nam Binh, phudng Ninh Phong, Ninh Binh, Ninh Binh r r 32 Dang Hung Vo (2011), Ddi mdi each giai quyet khieu kien cua ngudi thuoc \ r Ar dien thu hdi dat, tap chi cong san, (Chuyen de co so so 52), Ha Noi 103 PHU LUC • • •> r Phu lucl: Cac khu - diem cong nghiep cua Ninh Binh (giai doan 2010 - 2020) STT Cong trinh dau tir xay dung Dien tich Dia diem (ha) Cang kho ICD phuong Bich Dao 4,50 Md rong cang Ninh Phuc phuong Bich Dao 0,40 Khu cdng nghiep Phuc Tri phudng Nam Thanh 1,36 Khu tieu thu cong nghiep Nam Thanh phudng Nam Thanh 2,40 Khu tieu thu cong nghiep Vien Nha phudng Ninh Khanh 10,00 Khu cong nghiep An Hoa phudng Ninh Phong 14,10 Cum cong nghiep - cang Cau Yen phudng Ninh Phong 12,76 Khu cong nghiep be tong thep phudng Ninh Phong 5,40 Lang nghe An Lac phudng Ninh Phong 18,83 10 Lang nghe An Hoa phudng Ninh Phong 2,14 11 Lang nghe Due The phudng Ninh Phong 12,10 12 Cum cong nghiep sach Phuc Khanh phudng Ninh Son 49,26 13 phudng Ninh Son 1,55 14 Khu tieu thu cong nghiep Thien Trao '> Khu tieu thu cong nghiep theu ren xa Ninh Tien 13,23 15 Cang kho ICD xaNinh Phuc 75,82 16 Khu cong nghiep Ninh Phuc xa Ninh Phuc 35,19 Cong 272,74 - Nguon: phong Tai nguyen va Mdi trudng phd Ninh Binh 104 Phu luc 2: Cac cu str san xuat kinh doanh cua Ninh Binh (giai doan 2010 - 2020) STT Dien tich Cong trinh dau tir xay dung Dia diem (ha) Nha khach Cong Doan phuong Van Giang 0,14 Sieu thi Thanh Binh phuong Thanh Binh 0,15 Khu du lich sinh thai Non Nudc phuong Thanh Binh 24,89 Tram xang Nam Binh phuong Nam Binh 0,67 Trung tam thuong mai - dich vu phuong Nam Binh 1,39 Cdng ty Cau True phuong Bich Dao 0,60 Sieu thi Phuc Thanh phuong Phuc Thanh 0,05 Cdng ty Cd phan phat hanh Sach phuong Dong Thanh 0,08 Cdng ty xuat nhap khau Dong Thanh phuong Dong Thanh 1,37 10 Md rong doanh nghiep Thong Nhat phuong Dong Thanh 0,20 11 Khu don tiep khach du lich Trang An phuong Tan Thanh 0,57 12 Khu du lich sinh thai Trang An phuong Tan Thanh 37,63 13 Md rong cdng ty TNHH Ninh Khanh phuong Ninh Khanh 0,52 14 Khu khach san, nha hang cao cap phuong Ninh Khanh 17,67 15 Khu thuong mai dich vu phuong Ninh Phong 7,06 16 Khu thuong mai dich vu tong hop phuong Ninh Son 3,18 17 Khu trung tam thuong mai xa Ninh Nhat 5,67 18 Khu du lich sinh thai Trang An xa Ninh Nhat 150,33 19 Khu thuong mai dich vu Nguyen Ngoai xa Ninh Nhat 13,70 Cong 265,87 _ Nguon: phdng Tai nguyen va Mdi truong phd Ninh Binh ' > A A ' 105 Phu luc 3: Cac tuyen duong diem Ninh Binh (giai doan 2010 - 2020) STT Cong trinh dau tu1 xay dyng Dia diem Chieu dai (km) 5,60 Dien tich (ha) 17,32 I Quoc lo Mo rong Quoc lo 10 phudng Bich Dao 0,80 1,60 Mo rong Quoc lo 1A phudng Ninh Khanh 2,45 5,15 Mo rong Quoc lo 1A phudng Ninh Phong 1,50 0,37 Duong cao toc Bac - Nam xa Ninh Phuc 0,85 10,20 II Tinh lo 13,97 35,97 Duong vanh dai II phudng Nam Thanh 1,92 5,88 Duong vanh dai II phudng Tan Thanh 1,2 3,96 Duong vanh dai III phudng Ninh Son 1,0 2,90 Duong tinh 477 xa Ninh Tien 2,95 10,00 Duong vanh dai III xa Ninh Nhat 3,5 9,10 Duong vanh dai II xa Ninh Nhat 3,4 10,01 n -—- Nguon: phdng Tai nguyen va Mdi truang Ninh Binh
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