商品房买卖中的债权与物权对规划许可变更的制约

Using Creditor's and Property Rights to Restrict Regulatory Plan Changes in Commercial Housing Transactions

针对房地产开发领域屡禁不止的违规变更规划、调整容积率等问题,仅通过"以权力制约权力"的整治规划许可变更的行政管理模式,不仅难以达到长效管理的目的,而且不利于培育公民的权利意识和自治精神。应考虑采取更具有宪政意义的"以权利制约权力"的方式:商品房买卖中基于合同取得的债权是相对权,不能直接对抗规划许可变更;基于商品房买卖而获得的物权是绝对权、对世权,可直接对抗规划许可变更,即便规划许可变更方案符合控规与规划技术标准,也只有在根据《物权法》第七十六条之规定,达到"双重多数"票数后,方可进行规划许可变更。

Changes in established regulatory plans that affect real estate development can create complicated problems for home buyers. These changes cannot be avoided by simple administrative prohibitions so a more transparent legal process should be adopted to empower home buyers to understand and protect their rights. The home buyer＇s rights as creditor, as related to their purchase contract, are not affected by regulatory plan changes, but their property rights （separate from creditor＇s rights） are subject to these changes. Because of these problems, changes to regulatory plans must be restricted to specific circumstances. This paper presents procedural and legislative suggestions for regulatory plan changes.