The research objective of the thesis is to assess the government management for redevelopment of old department buildings. Finding out the barriers in the state management. From these findings, proposing the views and solutions to improve state management with redevelopment of the old department buildings in Hanoi.
MINISTRY OF EDUCATION AND TRAINING MINISTRY OF HOME AFFAIRS NATIONAL ACADEMY OF PUBLIC ADMINISTRATION THIEU THI THU HUONG STATE MANAGEMENT FOR REDEVELOPMENT OF OLD DEPARTMENT BUILDINGS – A CASE STUDY OF HA NOI Specialization: Public management Code : 34 04 03 SUMMARY OF THE DOCTORAL DISSERTATION HA NOI, 2021 The research work was accomplished at National Academy of Public Administration Supervisor : Assoc Prof.Dr Nguyen Thi Phuong Dr Le Thi Bich Thuan Reviewer 1: Reviewer 2: Reviewer 3: The dissertation is defended before the Doctoral Assessment Council at the institutional level Venue: Room for Doctoral Defense , National Academy of Public Administration, 77 Nguyen Chi Thanh, Dong Da District, HaNoi Time : At , date , 2021 The dissertation can be found at : - National Library of Viet Nam - Library of National Academy of Public Administration INTRODUCTION Rationale Urban redevelopment is an inevitable action that takes place in all countries in the world when the core areas of the city are degraded in construction and are no longer repaired or even the maintenance does not guarantee efficiency Old department buildings in urban areas of Vietnam were built in the 1960s - 1970s, 1970s - 1980s and in the early 1990s, often concentrated in big cities like Ha Noi, Ho Chi Minh City, Da Nang, Hai Phong, Vinh, Can Tho, Thanh Hoa, Viet Tri … Hanoi accounts for the largest number of about 1579 old department buildings Designed and built during the Subsidy period, most of the technical standards, spatiality and functions of outdated buildings not meet current housing standards and regulations Besides, the management of government for old department buildings is still loose, leads to the disortion in planning, landscape, architectural forms Therefore, the situation of current degradation of the old department buildings has serious negative impacts on the living standards of the inhabitants as well as the general development of the city The government has put the task of renovating and maintaining the old department buildings as a strategic focus in urban development, however, the results only stay at the redevelopment of a number of single department buildings The management and redevelopment of the old department buildings are very complicated and difficult due to the conflicts of interests between related parties To solve this problem, it is necessary to have accurate and strict management of the government in different stages, from orientation, calling for the participation of businesses, monitoring the implementation, ensuring the right to participate of the citizens Currently, all stages have problems that have not found appropriate solutions Especially in terms of theory, because of the lack of theoretical basis, there is no suitable method and implementation process, so projects are delayed Thus, the topic "State management for redevelopment of old department buildings - The case of Hanoi ” is necessary to systematize the rationale for the public state management for the redevelopment of the old department building into new and safe residential areas with good quality for residents, promote sustainable development as well as the general development of the whole city Objectives and tasks 2.1 Objectives of the study: The research objective of the thesis is to assess the government management for redevelopment of old department buildings Finding out the barriers in the state management From these findings, proposing the views and solutions to improve state management with redevelopment of the old department buildings in Hanoi 2.2 Research tasks: To achieve the above targets, the topic needs to perform the following tasks: Firstly, bringing an overview of related domestic and international research to clarify the "gaps" in the state management for the redevelopment of the old department buildings complex, then identify issues to be solved Secondly, reviewing, synthesizing and analyzing relevant legal documents Third, building a theoretical and practical basis for state management of redevelopment of the old department buildings complexes, which clarifies the concept "Redevelopment of the old department buildings"; determines the role, content as well as factors affecting state management of redevelopment of old department buildings Fourthly, studies the cases to analyze, assess the current state management activities for redevelopment of old department buildings Finally, synthesizing, analyzing results, evaluating and proposing solutions, as well as giving recommendations Subject and scope of the study 3.1 Research subject of the topic The research subject of the thesis is state management activities on the redevelopment of old department buildings in the urban area 3.2 Research scope of the topic -The scope of space: The thesis selected Hanoi city as the area for research -The scope of time: The thesis focuses on assessing state management activities with the redevelopment of old department buildings complexes after 2005, when the Housing Law was enacted and the old department buildings redevelopment activities are officially legalized Research questions and hypotheses 4.1 Research questions How is the goal of sustainable development implemented in management of redevelopment of old department buildings in urban areas of Vietnam? What barriers of the state management for redevelopment of old department buildings? What solutions should be taken to improve state management of redevelopment of the old department buildings? 4.2 Research hypotheses - The redevelopment of old department buildings is being carried out by individuals, the systematic and sustainable development goals are not ensured - The existing limitations of the state management of old department buildings redevelopment are the system of legal documents and policy mechanisms has not yet attracted investors join; unit specialized in management and redevelopment of the old department buildings has not founded; Regulations the old department buildings redevelopment is not sufficient in term of quantity and quality; Conflict of interest between the investors and the communities have not been properly unified If these limitations are well adjusted, the redevelopment of the old department buildings will be speeded up and work effectively - If state management of old department buildings is perfected from planning, reconciliation the conflicts between parties to reach the consensus of cooperation, balancing benefits, the redevelopment process will achieve the specified goal Research method Document research; Sociological investigation method; Expert method; Interview method; Collecting and processing survey data Contribution of the topic Theoretical contribution: The thesis has built up a theoretical basis for management of the old department buildings redevelopment: Clarifying about old department buildings redevelopment; Creating redevelopment criteria towards sustainable development; Clearly defining the state management status for the redevelopment of old department buildings; Identifying factors affecting state management over redevelopment of old department buildings The thesis has clearly stated the current situation of state management and proposed solutions to improve this situation for redevelopment of old department buildings in urban areas Practical contribution: The results of the thesis will be the foundation for managers in making policy, building plans and enhancing state management for the redevelopment of old department buildings towards sustainable development direction The structure of the thesis Excluding the introduction and conclusion and list of references, appendices, dissertations, the thesis includes chapters: Chapter 1: Literature review Chapter 2: Scientific basis of state management for old department buildings redevelopment Chapter 3: Current situation of state management for old department buildings redevelopment - The case of Hanoi Chapter 4: Viewpoints and solutions on state management for redevelopment of old department buildings in urban areas CHAPTER 1: LITERATURE REVIEW 1.1 Domestic and foreign research related to the topic The thesis review divided into two groups include group of works on urban redevelopment and old department buildings redevelopment in urban areas and group of works on state management for urban redevelopment and old department buildings redevelopment in urban areas 1.2 Thesis objectives: On the basis of the "gaps" of previous studies, the thesis will continue to study the following issues: Clarifying the concept of old department buildings redevelopment for a wide approach; Establishing the sustainable development goals in old department buildings redevelopment; Building the theoretical and practical basis for state management activities for redevelopment of old department buildings; Analyzing the difficulties and problems in the state management process for the redevelopment; Suggesting state management solutions for the renovation of old department buildings CHAPTER SCIENTIFIC BASIS OF STATE MANAGEMENT ON REDEVELOPMENT OF OLD DEPARTMENT BUILDINGS 2.1 Old department buildings and redevelopment of old department buildings 2.1.1 Old department buildings A department building means a house with two or more floors with aisle, staircase and public infrastructure for households and individuals The owner has the right to use land, home ownership and joint ownership of department buildings A department complex is an area with 02 blocks or more departments on a planned plot Old department buildings are the buildings that have either of the following or both: + Lifetime: Designed and built in urban areas for a long time, the buildings have expired according to the national construction standards (with the lifetime standard of the buildings in grade is 50 years) + Value: The department building is no longer guaranteed for useful value in: architectural design, structure, technical standards, other infrastructure and space * Old department buildings classification - Old department buildings of more than 20ha: They were designed and planned based on the housing unit model - Old department buildings of less than 20ha: They are individual buildings that are grouped as a complex * Characteristics of old department buildings in urban areas in Vietnam Socio-economic features: Department buildings were built during war and economy subsidies Locational features: Most of the old department buildings are located in the center, in the old districts of the city, it was a strictly restricted area Planning and architectural features: Basically, the old department buildings can be divided into 02 groups: one is the big department complexes, built on a large, structured land plot based on the model of "Housing Unit", also known as the model "Sub-housing estate"; the other is smaller department complexes comprising only a few units The ownership characteristics: State ownership and ownership of organizations (agencies, factories ) After 1991, most apartments are changed to private ownership Residential characteristic: The residents currently living in the old department buildings vary in age and occupation, but the common thing is the medium and low income Managerial characteristic: The State assign department buildings to local management agencies 2.1.2 Redevelopment of the old department buildings Urban redevelopment is not only about the destruction of old structures that can be no longer restored the value and about the construction of new buildings but also the total improvement in urban functions, regulating economic and social interests between stakeholders, between reconstructing areas and the whole area to improve the quality of life for residents Redevelopment of old department buildings is a process of demolition of department buildings that can no longer be restored value, overall improvement and changing the function of departments, regulating benefits between stakeholders, between the redeveloped department buildings and the whole area to create an environment that provides high quality of life 2.1.3 Redevelopment of the old department buildings towards sustainable development Sustainable development is "equal and balanced development, which means to develop forever, it needs to balance the interests of groups of people in the same generation, and implement on all three important aspects that are interdependent with each other: economy, society and environment” Applying sustainable development in urban redevelopment: Urban redevelopment is not only a process of restoring physical values, but also a process of comprehensively improving the reconstructed area on 03 aspects of economic - social - environmental features Developing criteria for redevelopment of the old department building complexes towards sustainable development for urban areas in Vietnam In Vietnam, there are no criteria for sustainable development assessment for urban redevelopment projects On the basis of other international research with a similar view of the redevelopment of the old department buildings towards Lesley Hemphill's sustainable development goals, the author selected, inherited and applied based on the current conditions and designed the set of criteria of sustainable development assessment for urban redevelopment projects Table 2.1 Develop a set of evaluation criteria for the redevelopment of the old department buildings towards sustainable development No Criteria Detail Economy Making the most of the value of - Integration of using goals (land for the arearedevelopment for residents,commercing, entertainment) economic efficiency - Increasing in using value of the house Meeting the economic needs of -Adjusting house prices within the residents affordability of the citizen the Reaching the required profits -Ensuring a reasonable profit for the investors for investors and a low payback period - There are other services to generate revenue to pay for the cost Society Ensuring the redevelopment quality after -The quality of the structure adapted to the current standards Ensuring implementation - Time of implementation progress progress with the approved plan Adequate and sustainable - There aren’t any overloaded roads and the technical infrastructure road systems connect each other - Ensuring that clean water is always supplied - Ensuring public lighting Utilities and social benefits in - The ability to access culture, education, the areas health, commerce, entertainment services of residents Maintaining relationships in - Close relationships in the neighborhood the residential areas Improving regional security - The security situation in the department complex is better after renovation 10 Preserving the distinctive value -Preserving natural of the areas construction 11 Promoting the participation - Collecting comments of the citizens on the and cooperation project of the community 12 The transparency process of -The information about the investor, plans, old department buildings compensation … must be public and redevelopment guarantee transparency 13 The satisfaction of the citizens landscape, historical Fewer conflicts of interests Environment 14 Improving environmental - Disposing of waste does not pollute the conditions in residential areas environment 15 Design of plan, architecture - Designing and building green construction towards modern and green direction 16 Using energy efficiently and -Ensure a reasonable profit for the investors effectively and low payback period - There are other services to generate revenue to pay for the cost Source: Previous research by this author, 2019 2.2 Theory of state management for department building redevelopment 2.2.1 State management concept for old department buildings redevelopment The concept of state management for the redevelopment of old department buildings is defined as follows: “State management for the redevelopment of old department buildings is the use of the authorities’ officers and tools to perform redevelopment operations management tasks in order to create a new department building with better quality, partly contributing to the development of a civilized, modern and sustainable city” The subjects of state management of old department buildings are old department buildings and legal agencies in the executive system at the central and local level, including the Government and specialized supported agencies; People's Committees at all levels and agencies under the People's Committee The objective of state management for the redevelopment is the old department buildings and other organizations and individuals involved in activities related to the redevelopment of old department buildings The goal of state management for the redevelopment is to ensure redevelopment activities on old department buildings are implemented in accordance with orientation, laws, in compliance with plans and achieving set goals; ensuring the quality of the old residence after redevelopment; protecting the legitimate interests of the subjects involved in the redevelopment of old department buildings 2.2.2 Content of state management of department buildings redevelopment (1) Promulgating the legal documents on mechanisms and policies for old department buildings redevelopment management (2) Organizing the state management system and developing the public officials management of the redevelopment of the old department buildings (3) Managing the implementation of redevelopment of the old department building complex: Examining and assessing the quality of the departments; developing and managing the implementation of plans on old department buildings redevelopment; establishing and approving of the redevelopment planning of the common old residential areas; selecting investor to implement the old department buildings redevelopment project; managing the compensation, temporary resettlement and resettlement; managing the conflict of interest between investors and residential community (4) Auditing, examining and handling violations 2.2.3 Factors affecting state management on old department buildings redevelopment - Socio-economic factors - The trend of sustainable urban development in the world - Investor's capabilities and willingness to participate - Collaboration of residential communities - The State Institution - The management capabilities and qualifications of officers and civil servants - Capabilities to attract capital 2.3 World experiences Thesis researched experience in old department buildings redevelopment management of Hong Kong, Korea, Japan, Singapore, China in terms of implement due to the "warping" compared to reality, or not keeping up with the problems that arise in practice, and the lack of regulations and guidelines for solving the problem 3.2.1.2 Legal document system of Hanoi Hanoi formed resolution No 07/2005/NQ-HDND on 5/8/2005 on redevelopment of old department buildings; Decision No 48/2008 / QD-UBND on 28/7/2008 on the regulation of reforming and rebuilding of old department buildings But now Hanoi is a city that is "deadlocked" and be the weakest point in the country in terms of management and renovation of old department buildings because of local characteristics with a large population, high housing demand while limited land quotas, infrastructure and space development The documents of Hanoi have not solved these problems of the specific urban mechanism, but mainly specify the centralized documents 3.2.2 Current status of mechanisms and policies on redevelopment of the old department buildings - Supporting mechanisms and policies for investors: about land, mobilizing investment capital - Mechanisms and policies for residential communities: encourage people to contribute capital; capital support for residents; compensation, resettlement Despite there are many continuous innovations and modifications, in general, the policies and mechanisms have not been applied effectively and are not attractive enough to potential investors 3.2.3 Situation of state management and civil servants system on old department buildings redevelopment management 3.2.3.1 Current situation of the organizing of state management on redevelopment of the old department buildings The state management system for redevelopment of old department buildings is under the state management for housing, with the same staff, including levels: central and local 11 - Evaluation of management system: The current state management for civil redevelopment is not equipped with high specialization, it is only merged with the state management of housing There are no specialized officials to monitor and perform this process Implementing the state management of civil redevelopment primarily occurs at the People's Committee of City which was assisted by the specialized agency called the Department of Construction There is no decentralization of state management to district and ward levels Currently, each government office is in charge of its own area of expertise, so the task process is interrupted Contacting and joining the agencies together is the responsibility of the investors, this practice is discrete and often prolonged, which affects the effectiveness of the projects 3.2.3.2 The current situation of the civil servants In terms of quantity: The present civil servants working in management of public service architecture are the team who are working in the system of housing authorities at the central level to the local level However, the force is not enough In terms of quality: Housing management officials have training qualification which is relevant to the field of management Though, the ability to take on the job is still limited due to the breadth of the field All officials working in the state management for housing a broad scope of work, low level of specialization That is why it is difficult to promote the ability and experience for the staff 12 3.2.4 Current situation of management on organizing and implementing of redevelopment of the old department buildings 3.2.4.1 Organizing of examining and quality verification of the departments The verification and classification of department building quality according to groups A, B, C, D are quite challenging and delayed By December 2019, Hanoi inspected 340 out of 1516 old department buildings The reason for this delay is the complex technical nature required a long time for verification but budget is limited 3.2.4.2 Designing plans to rebuild old department building complexes Due to the complexity of the situation, the plan to renovate and renew the old department buildings of Hanoi has not been issued According to Decree 101/2015/ ND-CP, the planning must be based on results of the quality inspection of department buildings and on detailed construction planning for 1/500 old department building complexes In fact, both of these things cannot be completed because of the large number of departments and the limited budget 3.2.4.3 Current status of planning and approval for the redevelopment of old department buildings The planning of redevelopment has been delayed, most of the planning has not been approved (only 1/76 of the planning areas have been approved) Until 2019, Nguyen Cong Tru is the only area in Hanoi that has been approved for detailed planning for the whole area To solve this delay, the State is socializing the work of planning, in 2019, there are 19 investors who have spent their own capital to develop detailed planning for 28 old department buildings in Hanoi city on a scale of 1/500 The biggest obstacle now is that the planning targets proposed by investors are not consistent with the city's planning management regulations To ensure the investment efficiency of the project, investors propose to increase the height of the project and the population size compared to the current state, which will put great pressure on the technical infrastructure system of the area and the city Besides, this proposal will violate the regulations on the management of the architectural planning of high-rise buildings in the historic inner city area People are the property owners then they should, in principle, have the right to participate in project development and contribute their opinions to the planning process However, the survey results show that people are not informed when the planning is in the formulation phase They are only informed for comments and access to planning information when the plan is publicly listed 13 3.2.4.4 Situation of investor selection method There are 02 types of investors surveyed at 04 surveyed old department buildings: The investor is the State, invested directly with the capital from State budget (in Hanoi, the only pilot house is B14 Kim Lien) and the Enterprise is the second type (Hanoi People's Committee chooses investors according to the designated form) The method that selecting from the specified formed in previous projects leads to the lack of residents’ truth in publicity and transparency of the project The people believe that the State offers business opportunities to enterprises, so they disagree on compensation levels with investors Since the Housing Law 2014 and Decree 101 / ND-CP / 2015 have regulations that people can choose the investors through the department building meeting (at least 70% of total number of the department building owners attended) The owners choose and propose enterprises as an investor After having results on the selection, the Department of Construction will assess and the People's Committee of Hanoi will approve the decision However, in fact, no area has successfully implemented this regulation due to overlapping procedures 3.2.4.5 Current status of compensation, temporary settlement and land clearance At 04 surveyed old department buildings, the investor must compensate for nearly 100% of the local resettlement needs of the citizen Compensation level is calculated according to the city regulations including: Sm = Sc x K + Smt In which: Sm - area of new department for people to be resettled; Sc - old department buildings area (no pay) ; Smt - additional purchased area (Payable); K ≥1: Compensation factor (Based on the criteria such as the number of people, location of department building ) In fact, the process of redevelopment has encountered major problems in the compensation agreement between investors and the community Some reasons are as follows: The regulations on compensation factor K are not clear; Lack of regulations on the area increased after compensating that the owners must pay for the investor; Lack of regulations on compensation for special cases such as there are no regulations for the owners of departments on the first floor and areas which have illegal construction and invasion ; Affordability of households; housing funds 14 Shortage of temporary 3.2.4.6 The current situation of managing conflicts of interest between investors and the residential community Urban redevelopment is actually the process of reallocating benefits for social groups If the interests between the two sides are not harmonious, conflicts will arise that hinder the process of old departments redevelopment To be able to regulate the conflict between investors and residential community, the State needs to understand the cause of conflicts The conflict between investors and the community is mainly on two aspects including conflict of economic interests and conflict of social interests Economic interests are considered the top concern of residents as well as investors, the two sides are having conflicts of compensation that cannot yet be unified Residents require high compensation because they calculate that beside the house value, households must be compensated more about the value of their place, changing their living habits, and the earning that they were deprived of when rebuilding old department buildings, family affordability even the expectation in the development of real estate value of the department buildings Meanwhile, the investor thinks that people are asking too much and sometimes unreasonable Besides, the need for social utility services is what people want beside economic benefits but have not been met Investors need to estimate that whether the finances can be balanced or not? The above analysis shows that the cause of the conflict is due to the differences in the way of looking at the problem; the lack of trust between the parties; the lack of legal regulatory laws The State currently has no suitable measures to regulate conflicts between the investors and the residents, so the unresolved conflict has led to many consequences for the old department buildings redevelopment project such as a project that is stuck and behind schedule 3.2.5 Actual situation of inspection, examination and violation handling Inspection on redevelopment of old department buildings includes the following tasks: Inspection of implementation of regulations on planning and architecture; Inspection of the implementation legal provisions on construction investment activities; Inspection of the implementation legal regulations on the management and use of technical infrastructure; Investigating the implementation of legal regulations on the settlement of complaints and accusations, anti-corruption based on the responsibilities 15 The inspection agency on redevelopment of old department buildings includes Inspector of Ministry of Construction and Department of Construction Inspection and examining of old department buildings redevelopment projects - In terms of quantity: A large number of specialized examinations and inspections have been conducted In 2019, 100% of construction areas in the city have been inspected - Quality: The inspection results are not of high quality Investigating activities have not yet conducted a comprehensive inspection of objects and fields, which only focus on some objects such as investors, contractors, construction units The main inspection areas: Law observance in establishment construction planning; Procedure of investment on construction, order of construction; Capabilities of construction, consulting and supervision units and labor safety regulations at the construction site The task of enhancing consequences after sanctioning by the construction inspection agency is still limited Imposing a fine and then allowing it to continue makes residents lose confidence in the investor 3.3 Assessment of state management of old department buildings 3.3.1 Result Firstly, the policies of renovating and renewing the old department buildings have been highly unified with political determination of governments at all levels from central to local Secondly, the system of legal documents that have been issued creating an important legal basis for the redevelopment of old department buildings Thirdly, the City Committee on renovating and rebuilding old department buildings has been established, showing the drastic of the government to resolve the difficulties for reform and redevelop old department buildings Fourthly, the department buildings which are in danger have been reconstructed in time, ensuring the safety for people 3.3.2 Limitations and reasons 3.3.2.1 Limitations Firstly, the number of old department buildings under construction is still fragmented Quality of the old department buildings after redevelopment focus on the own development of the building, not overall in the direction of sustainable development; Secondly, the legal documents on redevelopment of old department buildings are incomplete and have many inappropriate regulations that not fit with reality Thirdly, there are many inadequacies in the mechanism and policies, so it has not attracted businesses and individuals to invest Fourthly, there is no specialized 16 management unit in the redevelopment of the old department buildings and the number of staffs responsible for the management of redevelopment of old department buildings is still thin and they often work part-time; Fifthly, lack of plan and detailed planning on redevelopment of old department buildings; Sixthly, the method of implementing old department buildings redevelopment project is not suitable; Seventhly, the State has not successfully completed their tasks in regulating the conflict between the investor and the community in the redevelopment process of the old department building Finally, the inspection and handling of violations are not strict 3.3.2.2 Cause of the limitations Firstly, the government has not set specific goals for the redevelopment of old department buildings, especially the lack of the goal of reforming the whole area towards sustainable development; Secondly, due to the complexity of the old department buildings redevelopment project as well as the interests of many subjects, there are many new relationships arise in the implementation process but managers have not yet grasped to issue adjusted regulations; Thirdly, the imbalance between the existing urban resources and the need for redevelopment of old department buildings; Fourthly, the capabilities of management cadres and civil servants remains limited which have an impact on the results of management on redevelopment process in many aspects; Fifthly, the State has not mobilized financial resources for redevelopment of old department buildings; Sixthly, the role of investment are being over evaluated; Senventhly, the community has not really been allowed to participate in development and management of their own living area; Finally, it is the openness and transparency of the project 3.5 Conclusion of chapter CHAPTER 4: VIEWPOINTS AND SOLUTIONS TO COMPLETE THE STATE MANAGEMENT FOR OLD DEPARTMENTS REDEVELOPMENT 4.1 Viewpoints for completing the state management for old departments buildings redevelopment Viewpoint 1: Redevelopment of old department buildings is socially and politically necessary and urgent; Viewpoint 2: Redevelopment of old department buildings is synchronized with the master plan; Viewpoint 3: Redevelopment of old department buildings according to the socialization method; Viewpoint 4: Ensure a 17 balance of interests among the participants; Viewpoint 5: Redevelopment of old department buildings must ensure sustainable development; Viewpoint 6: Redevelopment of old department buildings is not only the responsibility of the State but also the responsibility of community; Viewpoint 7: Ensure the cooperation of community in the process of old department buildings edevelopment; Viewpoint 8: Ensure publicity and transparency while carrying out the redevelopment of old department buildings 4.1.3 The state management direction for redevelopment of old department buildings According to the perspective of urban development in Vietnam, the national housing development strategy and the general planning of Hanoi, the thesis proposes a number of directions to perfect the state management for redevelopment of Hanoi’s old department buildings: - Continue to improve mechanisms and policies to attract investors to participate in redevelopment of old department buildings; - Specialize the management apparatus for redevelopment of old department buildings; - Comply with principles of comprehensive renovation planning; - Improving quality of redevelopment planning of old department buildings to match with quality of master plan; - Plan for redevelopment of old department buildings on the basis of not affecting population size and infrastructure in the inner city; - Improve people's living conditions; - Mobilize resources for carrying out redevelopment; - Prepare capital for redevelopment of old department buildings; - Enhance people’s awareness and responsibility 4.2 Solutions to complete the state management for old departments redevelopment 4.2.1 Establish a list of criteria for redevelopment of old department buildings to achieve the goal which is sustainable development - Proposed basis: Using the widely recognized definition of sustainable development that is a balanced development between groups: Economy - Society Environment; On the basis of international authors’ perspective about urban sustainable development for redevelopment, on the basis of surveys and evaluations about the implementation of old department redevelopment management, on the basis of experts and managers’ opinions and on the basis of evaluation criterias about residence redevelopment in urban areas towards sustainable development direction of international scholars, the thesis selects and absorbs, inherits and applies in Vietnamese conditions 18 Table 4.1 Proposing a set of criteria to evaluate redevelopment of old department buildings towards sustainable development direction No Criteria group Environment Specific criteria Evaluation criteria Design of plan, architecture towards sustainable development direction Ensuring the detailed planning of old apartments synchronizes with the general planning, subdivision planning of the city (1) Building density (%) (2).Floor Space Ratio (times) (3) Proportion of land which devoted to public spaces compared to the total land (%) Score 40 20 Design of plan, (4) Proportion of buildings architecture towards with energy saving design modern and green (%) direction Environmental conditions in residential areas - Garbage collection (5) Proportion of waste collected and treated (100%) 15 Disposing of waste (6) The rate of treated water does not pollute the drainage (100%) environment - Designing green (7) Proportion of green construction space compared to the whole area (%) Using energy efficiently and effectively (8) Proportion of households using renewable energy (%) Society 5 30 Ensuring the -The quality of the (9) Average apartment area quality after structure adapted the per person (m2 / ng) reconstruction current standards (10) Construction level (type) Ensuring implementation progress with the approved plan (11).Time for implementing the project is in accordance with the approved plan 19 3 Adequate sustainable technical infrastructure and -There aren’t any overloaded roads and the road systems connect each others Clean water Ensure lighting 10 11 12 (12) Proportion of land using for roads (%) (13) Distance from apartment building to public bus station (km) (14) Number of liters of water / person / day according to the standard public (15) Street lighting system adapted the standard Utilities and social - Possibility to access benefits in the areas cultural, educational, medical, commercial, entertainment and entertainment services (16) The distance from residence to public works such as healthcare, education service in accordance with planning standards (km) Maintaining Close neighbor (17) People remain their relationships in the relationships place of residence (number of residential areas years) (18) Relationship of residents (number of meetings residents attended) Improving regional -The security (19) Number of crime cases, security situation in the causing public disorder apartment complex is (number of cases) better after renovation Preserving the distinctive value of the areas (20).Preserving unique landscapes Promoting the participation and cooperation of the community -Collecting comments of citizens on project The transparency process of old apartment reconstruction -The information about the investor, plans, compensation … must be public and guarantee 20 (21).Number of consultation the sessions according to the the prescribed process (22) Number of people who disagree with investors and authorities (%) (23) Number of households being consulted about the planning of public infrastructure reconstruction (%) 3 3 3 transparency 13 Satisfaction of the Less conflicts citizens interests (24).Number of households participating in selecting investors of (25) Number of complaints and denunciations (number of cases) (26) Proportion of people supporting reconstruction (%) Economy 14 15 Making the most of the value of the area reconstruction for economic efficiency 30 - Integration of using goals (land for residents, commercing, entertainment) (27) Proportion of land distribution based on function of use (%) (28) Population size of the area (number of residents) Meeting the - Adjusting house economic needs of prices within the residents affordability of the citizen (29) Reasonable of compensation (compensation coefficient k) (30) Monthly payment of people for services in the area (million VND / m2) - Increasing in using (31) Housing value of the house apartments VND/m2) 16 Reaching the -Ensure a reasonable required profits for profit for the investors investors and low payback period 10 10 prices of (million (32) Proportion of commercial and service works compared to the whole area (%) 10 - There are other (33) The occupancy rate of services to generate utility services in the area(%) revenue to pay for the cost Source: Author's research, 2019 4.2.2 Solutions to perfect laws and policies 4.2.2.1 Perfecting the system of legal documents for redevelopment of old department buildings - Adding new contents to legal documents at the central level - Adding new contents to legal documents at the urban level 4.2.2.2 Perfecting policies of the old departments buildings redevelopment - Policies support investors: Completing the land policy; supporting land clearance; mobilizing capital; planning 21 - Policies support residential communities: Completing the policy of mobilizing capital from residents, the policy of borrowing capital from residents and the policy of compensation and supporting resettlement 4.2.3 Solutions to perfect the organization of the state apparatus and civil servants 4.2.3.1 Perfecting the state management apparatus In cities governed by the central government, It is necessary to establish an administrative unit to perform the task of state management, helps investors to organize the implementation from planning, applying for approval to carrying out the project Specifically, at the Department of Construction, an Urban Reconstruction Management Department - a unit which advises and assists the Steering Committee about urban management construction and housing improvement - plays an important role in managing urban renewal as well as old department buildings redevelopment and helps investors to settle administrative formalities with management agencies 4.2.3.2 Improving the quality of civil servants In order to own highly qualified civil servants who can apply job requirements, the administrative units should frequently evaluate both the current quantity and quality of their civil servants, then, plan a suitable human resources training strategy such as fostering expertise, updating legal documents, strengthening the expansion of exchange and sharing of international experiences 4.2.4 Solutions for state management of implementation 4.2.4.1 Developing a master plan for redevelopment of old department buildings The State has to build a full range of current status of existing old departments in order to create the basis for planning the redevelopment of the whole area 4.2.4.2 Ensuring the quantity and quality of old department redevelopment planning project - Accelerating the planning progress in the form of socialization - Improving quality of old department buildings redevelopment planning projects based on sustainable development standards - Ensuring the participation of the community in the planning process - Regulating the planning to ensure the balance of interests among investors 4.2.4.3 Completing the method of investor selection The People's Committee of cities need to establish a Steering Committee which is in charge of managing old department buildings redevelopment in each area The Steering Committee will coordinate with the residents to select investors The selection is competitive The Steering Committee and experts will consider and evaluate potential investors who are qualified to rebuild the entire old department buildings according to 22 the approved plan During the selection process, the investor will be assured about the participation of residents 4.2.4.4 Renewing the method of cooperation between participants in the process of carrying out old department buildings redevelopment a, Community is project owner The advantage is that residents are owners so that they will be willing to contribute resources and commit to the implementation process However, the disadvantage is that it is difficult to convince them to agree According to the thesis's viewpoint and the current conditions in Vietnam, this method cannot be widely applied It can only apply with old department buildings that have a small population density but they have high consensus because these areas are potential for real estate development b, Cooperation between investors and community - strictly regulated and supervised by the State In the method proposed by the thesis, the community is not only a participant but also a partner who has equal rights with investors throughout the process of reconstruction includes planning, compensating, negotiating about resettlement and supervising construction quality 4.2.4.5 Solution to regulate conflicts between investors and residential communities The research's argument is that when participants have similarities about how they judge the problem, it is more likely to find a common viewpoint in conflict resolution The State had better promulgate legal provisions which influence each participant, and force them to change their behavior for an equal cooperation Specifically, it is necessary to ensure the publicity and transparency in the implementation of redevelopment of old department buildings, then create a consensus mechanism in negotiations; Raising awareness of the community; Educating community about their rights and responsibilities in old department buildings redevelopment; The implementation of making an agreement happens only after consulting mediation rules 4.3 Some recommendations At central level: Empowering more proactive power for urban government; Considering the project of old department buildings redevelopment in urban areas as a specific project; Applying specific mechanisms for large cities With Urban Government: Strengthening the role of urban government in urban redevelopment implementation Committees and local governments in cities, especially in districts and wards play an important role in the redevelopment of old department buildings; Educating and propagandizing to the community about the city's policies as well as benefits that residents will receive 4.4 Conclusion of chapter 23 CONCLUSION Through the implementation process, the thesis has completed research tasks with the following results: The thesis obtains the concept of old department buildings redevelopment is the overall improvement of the function of the whole area, regulating the interests of related parties, of the redeveloped department building and the urban area to create an environment with high quality, towards the sustainable development goals The State plays the most important role in the process of redevelopment of old department buildings because the subject that establishes legal principles directly affects the actions of the other parties The goal of state management is that the old department buildings will be ensured sustainable and balanced development in economic - social - environmental aspects after the redevelopment The theoretical basis of the thesis has clarified the evaluation framework for old department buildings redevelopment based on sustainable development goals in economic - social - environmental aspects with 16 groups of criteria (including 21 specific criteria); identified 04 state management contents and 02 groups of factors (07 elements) affecting state management for redevelopment of old department buildings The thesis assesses the practicing activities of old department buildings redevelopment and State management activities of redevelopment through 04 case studies in Hanoi Research has also presented the "barriers" of state management such as the lack of suitable legal documents, policies and mechanisms to attract investors; there is no government management unit in charge of redevelopment of the old department buildings; Lack of the plan to renew the old department buildings; The method of implementing the old department redevelopment is not suitable; The State has not regulated the interests of the participating parties; The inspection and handling of violations are not strict The thesis finds out the causes of management's limitations and provides arguments for problem solving For the conflict between investors and residents, the cause is the difference in the way of views of the parties, lack of trust and lack of transparency The thesis makes the point that the parties need to be willing to adjust their priorities and their ways of thinking to get closer to other partners, the State needs legal provisions to influence each party and force them to change their behavior for equal and consensus collaboration The thesis reveals 06 viewpoints and proposes 04 groups of solutions to perfect the state management then speed up the progress and quality of old department buildings redevelopment 24 LIST OF PUBLICATIONS 1.Thieu Thi Thu Huong (2020), Organized ideal of community in urban planning - Experiences of some countries in the World, State Management Review, Issue 3/2020 2.Thieu Thi Thu Huong (2019), System of urban assessment tools for sustainable development, Buider Magazine, Issue 9&10/2019 3.Thieu Thi Thu Huong (2019), Integrating the system of sustainable development criteria in implementing urban reconstruction project, Buider Magazine, Issue 7&8/2019 4.Thieu Thi Thu Huong (2018), Cooperative model for reconstruction of old aprtment buiding -Experiences of some Asian countries”, Buider Magazine, Issue 10/2018 Thieu Thi Thu Huong (2014), ‘The gap” in management and development of new urban in Ha noi, Architecture Magazine, Issue 8/2014 25 ... Scientific basis of state management for old department buildings redevelopment Chapter 3: Current situation of state management for old department buildings redevelopment - The case of Hanoi Chapter... 2019 2.2 Theory of state management for department building redevelopment 2.2.1 State management concept for old department buildings redevelopment The concept of state management for the redevelopment. .. SCIENTIFIC BASIS OF STATE MANAGEMENT ON REDEVELOPMENT OF OLD DEPARTMENT BUILDINGS 2.1 Old department buildings and redevelopment of old department buildings 2.1.1 Old department buildings A department