海南省三亚市中级人民法院
p t ; ” > 民 事 判 决 书
（2017）琼02民终978号
上诉人（原审原告）：王军辉
委托诉讼代理人：文燕，海南邦威律师事务所律师。
被上诉人（原审被告）：三亚荣德实业发展有限责任公司
法定代表人：刘纪才,该公司董事��。
委托诉讼代理人：骆萍，海南三和元律师事务所律师。
被上诉人（原审被告）：三亚绿菌物业管理有限公司
法定代表人：许光茂
委托诉讼代理人：骆萍，海南三和元律师事务所律师。
被上诉人（原审被告）：三亚凤凰鑫兴花园海域餐厅
负责人：陈欣欣
委托诉讼代理人：骆萍，海南三和元律师事务所律师。
上诉人王军辉因与被上诉人三亚荣德实业发展有限责任公司(简称荣德公司）、三亚绿菌物业管理有限公司(简称绿茵公司）、三亚凤凰鑫兴花园海域餐厅(简称鑫兴餐厅）排除妨害纠纷一案，不服三亚市城郊人民法院（2017）琼0271民初261号民事判决，向本院提起上诉。本院依法组成合议庭审理了本案。本案现已审理终结。
王军辉上诉请求：一、撤销原判，改判支持王军辉一审诉讼请求；二、诉讼费由荣德公司、绿茵公司和鑫兴餐厅共同���担。事实与理由：一、三亚汇海轩业主大会成立前王军辉与荣德公司不能通过订立民事合同更改行政机关作出的行政审批许可内容。城乡规划法第四十条、第四十三条规定建设单位进行建设必须申请办理建设工程规划许可证，且应当按照规划许可内容进行建设，如要变更需经规划主管部门批准。这意味着关于规划的具体指标等事项属于规划主管部门的行政许可的职权范畴，属于公权力。三亚汇海轩的建设工程规划许可文件中明确批准许可的架空层用途是”公共活动空间”，要改变这一规划内容，必须经三亚市规划局审核批准或业主大会成立后进行表决。显然在《商品房买卖合同》订立时，上述两个条件均不具备，所以不能通过订立平等主体之间的民事合同约定更改行政机关作出的行政审批许可内容。二、《商品房买卖合同》中”架空层的使用权归出卖方”的条款违反强制性法律规定，属于无效条款。规划文件明确架空层作公共活动空间，《商品房买卖合同》中约定”将架空层的使用权归开发商”的条款违反了三亚市规划局对三亚汇海轩项目作出的规划批复及城乡规划法的强制性规定，因此该合同条款无效。三、架空层属于全体业主共有。首先、三亚汇海轩的房屋登记档案及现场勘看均可以明确，架空层修建在地面±00之上，架空层包含了小区的电梯、大堂、过道、楼梯间等公共设施，这些均属于业主公摊的共有部分，架空层在构造上没有独立性，构造上无法独立导致了利用上不具有排他性，全体业主包含荣德公司在内都必须通过这些公共通道出行。其次、荣德公司承诺第一层架空层作为业主休闲活动场所，房产登记部门根据规划文件也在三亚汇海轩的��产登记簿中备注”第一层架空层面积不作产权登记，作为业主休闲活动场所”，这就决定了涉案架空层不能登记成特定人所有权的客体。第三、全体业主分摊了架空层的建筑成本，架空层的使用权应当属于全体业主。根据三亚汇海轩的房产登记簿的记录，整个项目的土地使用面积为9200.17㎡；不作产权登记的架空层面积2816.14㎡，土地分摊面积1253.69㎡。架空层属于独立的一层且只有一层，试问架空层2816.14㎡的面积如何在1253.69㎡的土地上修建的，显然架空层占用的土地面积是2816.14㎡，已经实际占用了全体业主分摊的土地使用权面积。现架空层面积比规划面积大，占用了应当分摊给业主的土地使用权面积，业主当然为架空层的修建承担了成本。
荣德公司辩称，一、《商品房买卖合同》中约定架空层的使用权归属不是对规划审批文件的变更，建设单位进行建设必须申请办理建设工程规划许可证，且应当按照规划许可内容进行建设，如要变更需经规划主管部门批准，但王军辉在上诉状中引用的城乡规划法第四十三条中的”规划条件”所指的是：在国有土地使用权出让前，由城市、县人民政府城乡规划主管部门依据控制性详细规划提出的出让地块的位置、使用性质、开发强度等要求，这里的”规划条件”属建设用地规划的范畴，建设用地规划许可是取得建设工程规划许可的前提条件之一，但不等同于建设工程规划许可。本案中，荣德公司既取得了建设用地规划许可，亦取得了建设工程规划许可证，且在工程竣工后通过了验收，表明荣德公司是严格按照规划许可文件进行的。规划局的审批文件解决的是项目建设的合法性问题，不能解决建设项目的物权归属或使用权归属问题。《商品房买卖合同》约定商品房的地下室和架空层的使用权归出卖人所有，属于民法调整的范畴，对荣德公司与王军辉具有法律约束力。二、王军辉称架空层属于全体业主共有无事实依据。关于架空层的产权问题，法律、司法解释并未明确架空层属于业主享有权利和承担义务的共有部分。一般来说，架空层的归属问题首先要看购房合同有无约定，如果没有约定，则采用”谁投资谁收益”原则，因此开发商有权进行使用和收益。本案中，架空层的建筑面积及占用土地面积均未计入业主公��，这从荣德公司出具的《承诺书》及《房产面积测算报告书》、《土地房屋权证》所记载的数据中清晰可见，换言之，三亚汇海轩业主并未就架空层承担建筑成本或公摊费用。王军辉称架空层属于全体业主共有，理由一是架空层不具备建筑物专有部分的条件，二是全体业主分摊了架空层的建筑成本错误。首先，架空层不作产权登记不意味着不能登记；其次，架空层建筑面积2816.14㎡,其占用土地面积也只能是2816.14㎡的说法纯属无知。土地共用分摊面积是按土地公摊系数计算而来的，土地分摊面积只能小于房屋建筑面积，不可能等于房屋建筑面积。至于《承诺书》中承诺的主要内容是架空层不列入公共分摊面积，不计入发证总建筑面积。这也是房屋登记主管部门在登记发证时未将架空层建筑面积、占用土地面积计入发证总建筑面积，而作特别说明的原因。另外，荣德公司虽承诺不改变架空层用途，无偿提供给业主作娱乐场所使用，但同时备注说明公司与业主签订的合同条款架空层的使用权归开发商。
绿茵公司辩称，一审开庭前王军辉已经当庭撤回对绿茵公司的起诉，一审也予以准许，现二审又将绿茵公司列为被上诉人不妥。
鑫兴餐厅辩��，架空层属于荣德公司所有，承租是合法的，且作为经营权取得了合法许可，鑫兴餐厅不构成侵权，一审判决正确。
王军辉向一审法院起诉请求：一、荣德公司、绿茵公司、鑫兴餐厅腾空占用的位于三亚市三亚湾路192号三亚汇海轩度假公寓（海域中央度假酒店）一楼的架空层，恢复其作为业主休闲活动场所的功能；二、诉讼费由荣德公司、绿茵公司、鑫兴餐厅承担。
一审法院认定事实：2005年9月21日，三亚市规划局作出三规工审字（X)某号文件，同意将海南富华房地产公司报建的三亚汇海轩项目变更至荣德公司名下,该文件第三条载明”架空层作公共活动空间”，荣德公司因此取得涉案土地的使用权并建设三亚汇海轩度假公寓。2006年8月1日，荣德公司与绿茵公司签订《物业管理委托合同》，委托绿茵公司对涉案的汇海轩度假公寓进行物业管理。2008年2月8日，王军辉与荣德公司签订一份《商品房买卖合同》，约定：由王军辉购买荣德公司开发建设的位于三亚市某路某号某公寓某栋某房。该合同第十七条约定：商品房的地下室及架空层的使用权归出卖方；合同附件二，公共部位与公用房屋分摊建筑面积构成说明列明为”电梯井、管道井、楼梯间、垃圾道；客房层电梯厅（不包括大堂）、客房走廊；客房与公共建筑之间的分隔墙，以及外墙水平投影面积一半的建筑面积”。合同签订后，王军辉支付了全部的购房款，荣德公司办理了房屋交接手续。2008年9月1日，荣德公司向相关房产行政主管部门申报汇海轩公寓土地房屋登记，其提交的《房屋建筑面积总表》备注栏载明:1、权利人承诺：第一层架空面积不作产权登记，作为业主休闲活动场所；2、该栋楼总建筑面积20666.14㎡，土地使用面积9200.17㎡，其中：产权登记建筑面积为17850.00㎡，土地分摊面积为7946.48㎡；不作产权登记架空面积2816.14㎡，土地分摊面积1253.69㎡。其出具的《承诺书》载明：第一层架空层面积（建筑面积2816.14㎡），不列入公共分摊面积，不计入发证总建筑面积，承诺不改变架空层用途，不��变设计结构，无偿提供给业主作娱乐场所使用。2008年10月30日，三亚市国土环境资源局、三亚市住房保障与房产管理局向荣德公司颁发了三土房（X)字第某号《土地房屋权证》。载明产权登记面积为17850㎡，土地分摊面积7946.48㎡。2009年2月6日，三亚市国土环境资源局、三亚市住房保障与房产管理局向王军辉颁发了三土房（X)字第某号《土地房屋权证》，王军辉取得汇海轩1203房的所有权。2014年5月，荣德公司与鑫兴餐厅的法定代表人陈欣欣签订一份《海域大酒店餐厅劳务承包合同书》，约定由陈欣欣承包位于三亚市某路某号的海域大酒店一楼汇海轩中餐厅作餐饮经营。合同签订后，鑫兴餐厅便在涉案架空层经营餐厅至今。2017年2月14日，绿茵公司在与三亚华蔚物业服务有限公司签订《协议书》并办理交接手续后撤出，三亚华蔚物业服务有限公司成为汇海轩度假公寓的物��管理公司。
另查，庭审中，王军辉申请撒回对绿菌公司的起诉，法院已当庭予以准许。诉讼中，王军辉明确表示本案纠纷系荣德公司侵害了王军辉的业主共有权，要求排除妨害，将架空层腾空作为业主公共休闲活动场所。荣德公司则主张架空层并未作产权登记，使用权属于荣德公司，王军辉对架空层没有使用权。
一审法院认为，本案焦点为涉案架空层是否属于三亚汇海轩度假公寓全体业主共有，荣德公司将该架空层出租给鑫兴餐厅经营餐厅是否侵害王军辉的业主共有使用权。关于架空层的权属问题，《中华人民共和国物权法》以及《最高人民法院关于审理建筑物区分所有权纠纷案件具体应用法律若干问题的解释》等法律、司法解释并未明确架空层属于业主享有权利和承担义务的共有部分，而且，根据权利义务对等原则，如业主确已为架空层承担建筑成本或公摊费用，则其依法可主张享有相应权益。本案中，王军辉与荣德公司签订的《商品房买卖合同》是其双方在平等、自愿并协商一致的情况下所签，是双方的真实意思表示，且未违反法律法规的强制性规定，为有效合同，双方应当遵照履行，并受合同条款的约束，依据该合同第十七��”商品房的地下室及架空层的使用权归出卖方（即三亚荣德公司）”的约定，本案诉争的架空层的产权并非属于包括本案王军辉在内的三亚汇海轩度假公寓全体业主共有，而是属于荣德公司。依据合同附件二关于公共部位与公用房屋分摊建筑面积构成说明列明”电梯井、管道井、楼梯间、垃圾道；客房层电梯厅（不包括大堂）、客房走廊；客房与公共建筑之间的分隔墙，以及外墙水平投影面积一半的建筑面积”的内容看，本案诉争的架空层并不在合同约定的公共部位与公用房屋分摊建筑面积内。另外，王军辉在庭审中提供荣德公司向相关房产行政主管部门申报汇海轩公寓土地房屋登记时提交的一份《房屋建筑面积总表》，该表备注栏载明：权利人承诺第一层架空面积不作产权登记，作为业主休闲活动场所，据此，王��辉主张涉诉架空层属于三亚汇海轩度假公寓全体业主共有。从该载明内容看，已明确荣德公司是作为权利人作出的承诺，且该承诺属于该公司向相关行政部门作出的行为，包括王军辉在内的全体三亚汇海轩度假公寓业主并非该承诺的相对方，故王军辉依据该表主张其对诉争架空层享有共有权，无法律和事实的依据，不予支持。荣德公司作为诉争架空层的产权人，将该架空层出租给鑫兴餐厅经营，并未妨害三亚汇海轩度假公寓全体业主共有权。庭审中，王军辉申请撤回对三亚绿菌公司的起诉，这是王军辉对自己民事权利的主张，予以准许。综上，王军辉的主张缺乏事实及法律依据，其应当承担举证不能的不利后果。依照《中华人民共和国民事诉讼法》第六十四条第一款以及《最高人民法院关于民事诉讼证据的若干规定》第二条之规定，判决如下：驳回王军辉的诉讼请求。案件受理费按规定减半收取50元（王军辉巳预交），由王军辉承担。
经审理查明，一审查明的事实属实，本院予以确认。
本院认为，《中华人民共和国合同法》第八条规定，依法成立的合同，对当事人具有法律约束力。当事人应当按照约定履行自己的义务，不得擅自变更或者解除合同。王军辉与荣德公司签订的《商品房买卖合同》是双方的真实意思表示，且未违反法律法规的强制性规定，双方应受合同条款的约束。根据《商品房买卖合同》约定，涉案架空层属于荣德公司所有，该约定是双方的真实意思表示，合法有效。现王军辉主张涉案架空层属全体业主所有的理由不成立，理由如下：首先、架空层不属于法定的业主共有部分。其次、虽然规划文件中注明架涉案空层为公共活动空间，但王军辉在签订购房合同时，同意该架空层的使用权归荣德公司，且荣德公司虽承诺第一层架空层面积作为业主休闲活动场所使用，但该承诺内容不改变架空层的所有权人。第三、王军辉虽主张全体业主分摊了架空层的建筑成本，但未提交证据证明。综上，王军辉主张架空层属全体业主共有的理由不成立，其主张荣德公司排除妨碍亦没有理由。综上，王军辉的上诉请求不能成立，应予驳回，一审认定事实清楚，适用法律正确。另，一审中，王军辉已经当庭撤回对绿茵公司的起诉，一审法院也予以准许，但仍在判决书中将绿茵公司列为被告不妥，但不影响一审判决的结果正确，应予维持。依照《中华人民共和国民事诉讼法》第一百七十条第一款第一项规定，判决如下：
驳回上诉，维持原判。
二审案件受理费100元，由王军辉负担。
本判决为终审判决。
审判长李新建
审判员扆成塘
审判员高建刚
二〇一七年九月二十一日
法官助理钟凤娟
书记员吴璟
附有关法律条文：
《中华人民共和国民事诉讼法》
第一百七十条第二审人民法院对上诉案件，经过审理，按照下列情形，分别处理：
（一）原判决、裁定认定事实清楚，适用法律正确的，以判决、裁定方式驳回上诉，维持原判决、裁定；
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