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NewLocalReclamationRegulations

TheRegulationsontheAdministrationoftheUseofSeaAreasinZhejiangProvincewillbeimplementedonMarch1.Yesterday,aworkingconferencetopromoteandimplementthelocalregulationswasheldinHangzhou.

Beforetheimplementationofthenewregulations,Zhejiangwantedtoobtaintherighttouseapieceofseaarea,mostofwhichreliedonapplyingtothegovernment.Aftertheapproval,theseaareacanbeusedafterpaymentoftheseaareausefee.EithertidalflatfarmingorencirclingtheseaareaFishincagesareeitherreclaimedtocreateanewpieceofland.ChengWeishan,deputydirectoroftheStandingCommitteeoftheProvincialPeople'sCongress,saidthatwhentherighttouseseaareasistransferredbymeansofapproval,themarketvalueofseaareasasascarcestate-ownedresourcehasnotbeenfullyreflected,andthelowutilizationrateofseaareashasalsocausedproblemssuchas"seaenclosing".

Thenewregulationsstipulatethatindustrial,commercial,tourism,entertainmentandotherbusinessusesoftheseaandtwoormoreintendedseausersinthesameseaareawiththesameuseoftheseaareashallbethroughbidding,auction,andlistingObtaintherighttouseseaareas.

Enclosureinthesea,ifthepriceoflandiscomparedwiththelandonland,thepriceisreallylow.ThegoldstandardfortheuseoftheseaareaforlandreclamationinZhejiangisbetween20,000and90,000yuanpermu(1muisabout667squaremeters).Whenthepilotbiddingandauctionsarelisted,theauctionpriceisgenerallynomorethan10%-20%higherthanthereserveprice.Comparedwiththefloorpriceofurbanresidentialland,whichismorethan10thousandpersquaremeter,thepriceofreclaimedlandcanbedescribedascabbage.However,afterobtainingtherighttouseseaareas,itwillcostalotofmoneytoturnseawaterintoland.

Benefits

1.Effectiveproductionofflatlandforurbandevelopment.Thelandcreatedbyreclamationcanincreasethelandforurbanconstructionandindustrialproduction,suchasbuildinghouses,roads,andgreening.Theconstructionoffactories,etc.,canalleviatethepressureonlandsupply.Ofcourse,thereclamationoflandfromtheseamustbeplannedreasonablyanddevelopedeffectively.

2.Beautifythecoastlineandimprovethecoastallandscape.

Disadvantages

Excessivereclamationwillnarrowtheharbor

1.Destroythemarineecologyandaffectthelifeofmarinelife.

2.Excessivereclamationwillnarrowtheharbour,makethewaterflowfaster,andaffectthenavigationofships.

Inthe1960sand1970s,Japan'seconomyenteredaperiodofrapiddevelopment,andalargenumberoffactoriesemerged,whichputitintoapredicamentinasmallcountry.Asaresult,Japanbeganlarge-scalelandreclamation.ThesenewlandshaveprovidedfavorableconstructionlandfortheadvancementofJapaneseindustry.From1945to1975,theJapanesegovernmentreclaimed118,000hectaresofland(equivalenttotheareaof​​twoSingapores),carriedoutaunifiedindustriallayout,anddeployedresource-consumingenterprisessuchasoilrefining,petrochemical,andshipbuildinginthePacificOceansouthofTokyoBay.Inthebelt-shapedindustrialzone,therawmaterialdocksandproductdocksbecomepartofthefactory,whichreducesthetransitandtransportationcosts,therebypromotingtherapiddevelopmentofthesesectorsandindustrialsectorssuchasshipbuilding,machinery,andconstruction.

Bringhugesequelae

Whileobtaininghugebenefits,thelarge-scalereclamationoflandtodeveloptheindustrialeconomyhasalsobroughthugesequelaetoJapan.From1945to1978,thecoastalbeachesacrossJapandecreasedbyabout39,000hectares,andtheystilldisappearedatarateofabout2,000hectareseveryyear."Themostobviousproblemismarinepollution.Manywatersclosetothelandhavenobiologicalactivities.Theself-purificationabilityofseawaterisweakenedandredtidesareflooding."Anexpertsaid,"Nowwemustusevariousmethodstochangeandrepairtheenvironment.Fundsandmanpower.”Nevertheless,itisverydifficulttorestoretheprevioussituation.Onsomecoastlines,largeareasofforestshavedisappeared,smallfishesandshrimpshavedisappeared,andfisherieshavesufferedheavylossesasaresult.

Manycountrieshavegainedmorethanthis.

InAsia,coastalcountriesandregionswithpoorlandresourcesattachgreatimportancetousingtidalflatsorbaystoreclaimland.Now,theprohibitionofdisorderlyreclamationhasbeenputbeforeallcountries."Comprehensiveseaareamanagement"hasbecomeatopicthatscholarsallovertheworldattachimportanceto.Disorderlydevelopmentwillbringimmeasurableconsequencestothemarineenvironment,andmanycountrieshaveoutweighedthegains.

Principlesofreclamation

Sinceenvironmentalistsbelievethatreclamationprojectswilldamagetheenvironment,theyallopposereclamationprojects.InHongKong,someenvironmentalistsfiledalawsuitoverareclamationprojectin2003,hopingtooverturntheplan.OnJanuary9,2004,theHongKongCourtofFinalAppealruledinfavorofenvironmentalistsandproposedthreeprinciplesforreclamation:

1.Urgentandoverridingcurrentneeds(includingtheeconomicandenvironmentalAndsocialneeds)

2.Thereareotherfeasiblemethods

3.Thedamagetotheseaportisminimized

Thisjudgmenthasfar-reachingimpactandmayaffectothersTheprincipleoffuturereclamationofthearea.

Legalnature

Oceanissues

Theoceanisacommunesomnium(rescommunesomnium)inRomanlaw,andtheoceanwithinanationalborderisapublicproperty(respublica).Theincreaseinlandalongthecoastlinecanbedividedintosiltationlandandartificiallandreclamation.Artificiallandreclamationcanbedividedintoartificialauxiliarysiltationandartificialreclamation.Fromalegalpointofview,thelattertwoincludehumanbehavior,whichcanberegardedasartificialattachment;whilethefirsttypeofsiltationlandiscausedbynaturalforces,soitisanaturalattachmentinlaw.InRomanlaw,siltlandisaslowandlatentexpansion,whichoccurswhenthesoilbroughtbytherivergraduallymergeswiththelandalongthecoastastheriverretreats.

Therightofreclamation

Thelegalnatureoftherightofreclamation

Fromtheperspectiveofcivillawpropertyrights,relevantunitsarepayingAftertheuseofseaareas,the"righttoreclamation"obtainedwiththeapprovalofthenationaloceanadministrationdepartmentshouldberegardedasakindofrealright,whichitselfhaspropertyvalue.

Because,reclamationisnotto"use"thesea,butto"turntheseaintoland."Therefore,intheSeaAreaUseManagementLaw,onlyprogrammaticprovisionsshouldbemadeforlandreclamationandlandreclamationshouldbeconsideredseparatelyinthefuture.

Obtainingtherightofreclamation

Therightofreclamationmaybeobtainedforthefollowingreasons:

1.Obtainedduetoapproval.Theapplicantcanobtaintherightofreclamationafterobtainingtheapprovaloftherelevantstatedepartments.

2.Obtainedbytransfer.Forexample,CompanyAobtainedtherighttoreclamationofacertainseaareaafterobtainingtheapprovaloftheStateOceanicDepartment.However,CompanyAwasunabletoreclaimtheseaandtransferredtherightofreclamationtoCompanyB,andCompanyBobtainedtherightofreclamation.

3.Obtainedduetotherealizationofmortgagerights.AftercompanyAobtainstherightofreclamation,itwillsetamortgageontherightofreclamationandrequestaloanfromBankB.Whenthepaymentcannotberepaiddue,BankBauctionstherightofreclamation,andBankCobtainstherightofreclamation,thusobtainingtherightofreclamation.

Changesintherightofreclamation

Therightofreclamationisanon-exclusivepropertyrightwithpropertycontent.Therefore,therightofreclamationshouldbemortgaged,Canbetransferred.However,theStateOceanicAdministrationshouldsupervisetheunitsthathavebeenassignedtherightofreclamation.ThemortgageandtransferoflandreclamationrightsshallberegisteredwiththeStateOceanicAdministrationtodemonstrateitscredibilityandtheeffectivenessofitspropertyrights.Afterthetransferoftherightofreclamation,thenationaloceanadministrationdepartmentshouldsupervisethelegalpersonoftheunitthathastherightofreclamation,sothattheunitcancarryoutreclamationinaccordancewiththecontent,methodandscopeofthelicense,andpreventthephenomenonofexcessivereclamation.

Theeliminationoftherightofreclamation

1.Therightofreclamationiseliminatedduetothecompletionofreclamation.Initially,therightcontentoftherightofreclamationwastherighttoreclamationinaccordancewiththeprovisionsofthenationaloceanmanagementdepartment,butoncethereclamationiscompleted,itwillbetransformedintotherighttousethelandgeneratedfromthereclaimedsea.Therefore,therightofreclamationitselfdisappearedandtransformedintolanduserights.Theowneroftheseaareauserightshall,withinthreemonthsfromthedateofcompletionofthereclamationproject,submitanapplicationforlandregistrationtothelandadministrativedepartmentofthepeople’sgovernmentatorabovethecountylevelonthestrengthoftheseaareauserightcertificate,andthepeople’sgovernmentatorabovethecountylevelshallregisterandchangeIssuestate-ownedlanduserightcertificatestoconfirmlanduserights.

2.Therightofreclamationwaseliminatedduetotheabandonmentoftherightofreclamation.Canreclamationrightsbeabandoned?TheabandonmentoftherighttoreclamationshouldbecarriedoutunderthesupervisionoftheStateOceanicAdministration.Aftertherightofreclamationisabandoned,therightofreclamationshallbecancelledintheregister.

3.Therightofreclamationwasrevokedbytheoceanadministrationdepartmentduetoillegalreclamationandwaseliminated.

4.Therightofreclamationwasextinguishedduetoresumption.Underspecialcircumstances,thestatemaywithdrawtherighttoreclamation.Ifthelandisnotsuitableforreclamationduetochangesinthenaturalenvironment,orthecountry’simportantmilitaryandstrategicneedsconsideritnecessary,orthecountry’smilitarystrategyconsidersitunsuitableforreclamation,thestatemarinedepartmentmaywithdrawtherighttoreclamation.Thestateoceanmanagementdepartmentshallreturntheseaareausefee(oceanresourcecompensationfee)whenitrecoverstherighttoreclamation.

Registrationoftherightofreclamation

Asapropertyright,therightofreclamationshalltakeeffectfromthetimeofregistration.Theacquisition,transfer,andmortgageoflandreclamationrightsshouldberegistered.Registrationisaneffectiverequirementfortherightofreclamation.Theabandonmentoftherightofreclamationshalltakeeffectfromthetimeofthecancellationofregistration.Therightofreclamationcannotbeacquiredfirstafterbeingabandoned.Therightofreclamationhasdisappearedsinceitwasabandoned.Theregistrationoftherightofreclamationisdifferentfromtheregistrationoflandandrealestate,andtheregistrationoftherightofreclamationbelongstotheregistrationofotherpropertyrights.Therefore,theregistrationauthorityforlandreclamationrightsshouldbeintheStateOceanicDepartment,notintheStateLandResourcesManagementDepartment.

Timelimitfortherightofreclamation

Becauseoftheunpredictablechangesintheocean,theexerciseoftherightofreclamationshouldbecarriedoutassoonaspossible.Thelawalsostipulatesathree-yearexclusionperiod.Thatis,iftherightofreclamationisnotexercisedwithinthreeyearsfromthedateofregistrationoftherightofreclamation,therightofreclamationshallbesubjecttotheexclusionperiod,andtheholderoftherightofreclamationwilleventuallylosetherightofreclamation.Oncetherightofreclamationbeginstobeexercised,thereclamationshallbecompletedwithinareasonabletime.Iftheownerofthereclamationrightisunabletoreclaimtheseawithinthespecifiedtimeandwithinthespecifiedrangeduetolackoffundsandotherreasons,therighttoreclamationshallbelost.Thepartiesmaytransfertherightofreclamation.Ifthegrantisnotgrantedwithoutreason,theStateOceanicAdministrationshallwithdrawtherightofreclamation.Dependingonthesituation,partoftheseaareausagefeewillberefunded.

Proceduresforobtainingseareclamationrights

Generalprojectsshouldbeundertakenbythenationalmaritimeadministrativedepartment,andunderspecialcircumstancesoriftheseaareaistoolarge,theStateCouncilApproval.Article18oftheLawontheAdministrationoftheUseofSeaAreasstipulatesthat“thefollowingprojectsshalluseseafortheapprovaloftheStateCouncil:(1)seaforprojectsofmorethan50hectaresofreclamation;(2)seaforprojectsofmorethan100hectaresofsea;”Aftertheapproval,theapplicantobtainstherightofreclamation.Landreclamationshouldbecarriedoutbythestateinaunifiedway,soastoavoidreclaiminglandindiscriminatelybydoingone'sownaffairs.

PropertyRightAttribute

RegardlessoflegalprinciplesorChina’scurrentlegislation,thelandcreatedbyreclamationshouldbeownedbythestate.Article32ofChina'sSeaAreaUseManagementLawclearlystipulatesthatthelandformedafterthecompletionofthereclamationprojectbelongstothestate.However,aunitwiththerighttoreclamationshallholdthelanduserightofthelandcreatedbyreclamationandshallbedeemedtobetransferable.Canbemortgaged.

Illegalreclamation

1.Thesubjectofillegalreclamationshallbearadministrative,civilandcriminalliabilities.

2.Ifthelandcausedbyillegalreclamationcanberestoredagain,itshouldberestored;ifitcannotberestored,thenewlandbelongstothestate,andtheillegalreclamationdepartmentcannotobtaintherighttousetheland,andthemarinedepartmentshouldThenewlyaddedlandwillbetransferredtothelandadministrationdepartmentandregisteredbythelandadministrationdepartment.

3.Ifthelandcreatedbyillegalreclamationisnotapproved,thenthelandcreatedbyreclamationbelongstothestatewithoutadoubt.Butwhohastherighttouseit?Itshouldbeconsideredthatthereclamationunitcannotobtainlanduserightsandshouldbepunished.

Thelandreclamationunitdoesnothavetherighttousethelandgeneratedbyover-scalereclamationandshouldbearlegalresponsibilityforit.

4.Wheretoxicandhazardousmaterialsareusedtofillthesea,orotherlossescausedbythereclamation,theyshallbearlegalresponsibilityandshallcompensatethedamagedunitsandindividuals.

ReclamationProject

Intheinitialstageofreclamation,thesand,mudandgravelgeneratedduringdevelopmentweredumpeddirectlyintothesea.Inthisway,thelandcreatedisclosesttothenaturalcoast.However,ifthecurrentofthereclamationlandisrelativelyrapid,theimpactofthecurrentonthecoastwillgraduallyerodethereclamationarea.Ifthelandfillareaisrelativelylarge,thebetterwayofreclamationistofirstbuildadikeinthereclamationareawithrelativelystablefillingmaterial,andthendumpthefillingmaterialintothelandfillarea.Thislandfillmethodisthemostcommonlyusedandisalsothemostcommonlandfillmethod.ThecurrentWestKowloonreclamationareainHongKongusesthismethodtoconnectthedikesoftheoriginalYauMaTeiTyphoonShelter,dumpsandandgravelintothedikes,waitforthefillertosettle,andthenstartconstructioninthenewreclamationarea.TheShaTinNewTownalsoadoptedthismethodforreclamationprojects.

Ifthefillingisonlysandandmud,itcanbedumpeddirectlyintothesea.However,ifthefillingmaterialissludgeorgarbage,theseabedmustbeleveledbeforereclamation.Thewaytoleveltheseabedistofirstdigupthesludgeontheseabed,andlayaplasticfilmontheseabedandembankmenttopreventsewageseepage,andthenpourthefillerintothelandfillarea.Otherwise,thesludgewillslideunderthepressureofthesurfacebuilding,causingunevensettlementontheground.

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