Research On Market Mechanism And Government Regulation Of Farmland Conversion

Industrialization and urbanization are inevitable ways of human social development, especially our country is in the stage that economy and society are in fast development and transformation period, industry structure, population structure and land use structure are changing dramatically. As an essential factor of economic growth, there are many farmland and cultivated land changing into constructive land which bears industrialization and urbanization development. Since this round economic booming cycle, farmland conversion is in a high-speed advancing stage. According to present land management system design, the establishment and improvement of land market system intends to play the market mechanism in allocation of land resources to the fundamental status. Same time, because of political and economic reform has not yet fully in place and planned mode of economic thinking management of land not yet fully changed, allocation of land resources means the market mechanism and government regulation are continually improving and advancing the process.Land management system in the limited space of innovation, how to handle the necessary land for economic and social development needs and protection of agricultural land relations, how to optimize the conversion of agricultural land market mechanisms and government regulation, be placed in front of theorists and practitioners problems. The establishment of the land market and the gradual improvement of government efficiency in the pursuit of an important land use initiatives. However, simply rely on the land whether the market can solve the whole farmland conversion efficiency of use of land resources. The essence of this market and the government in land use and management of trade-offs and integration issues. Explore with Chinese characteristics, conversion of agricultural land market mechanisms and government regulation and control mechanisms combined to become the focus of this paper the problem.This article is based on the above, in theory, the issue of farmland conversion, market mechanisms and government regulation made a useful discussion of its binding, and the second round of Qingdao, since the implementation of land use planning of farmland conversion The characteristics of the process and rules of the effectiveness of market mechanisms and government regulation behavior to play an empirical study.This article first briefly introduces the background issues, the main contents, the main source of data, then construct the issue of farmland conversion, market mechanisms and government regulation and the combination of theoretical framework, on this basis, the study identified Technology roadmap and research methods, and then at home and abroad on study of farmland conversion dynamics are reviewed, and the results of these studies are briefly reviewed.First, the main part of the article anomie from the program, the number of anomie, prices and income distribution anomie four aspects of the process of farmland conversion has combed the problems that may result in the issue of farmland conversion and regulation of market mechanisms Double failure of government regulation. Thus, on the one hand from the price mechanism, supply and demand mechanism, market failures and income distribution on four aspects of the market mechanism of farmland conversion has been studied, that the pure market mechanism and China's current system of regulation and control of farmland conversion under the market failure Necessity; the other hand, from the control objectives, control tools, control failures and control optimization of the four aspects of government regulation of farmland conversion was studied under the current regime in China that farmland conversion control the inevitability of failure of government regulation And to strengthen and improve the optimization measures proposed government regulation. Farmland conversion in the regulation of market mechanisms and government regulation are based on the study, the use of economic theory of regulation of agricultural farmland conversion control the market mechanism and a combination of government regulation has been studied, improved theoretical framework put forward direction;and Conditions is the potential for agricultural development through the establishment of the right to market, allowing provincial land for new construction within the index, ex situ and ex situ complement planning to add basic farmland and the farmland market indicators linked to changes in urban and rural construction land transactions were discussed, Finally, Qingdao, farmland conversion process in an empirical study. The article draws the following conclusions:(1) Farmland conversion in China, the emergence of all kinds, many tricks of the problem is:the first use is not approved, illegal land grant, rents collected, the abuse of land rights, land law and other penalties on behalf of the procedures in place anomie Problem to a large number of small plans, approved more than less, split the number of reported cases characterized by anomie, so as to suppress the land compensation standard, low-cost transfer of state-owned land, tax violations related to the form of relief for the price of anomie, which seriously endanger Agricultural land protection and food security, serious violations of the legitimate interests of farmers, resulting in serious loss of state-owned land, agricultural land over to speed up conversion, and lead to farmland conversion market mechanisms and government regulation of the double failure.(2) The price formation mechanism and drive mechanism for farmland conversion under realistic supply system, makes market mechanisms can not fully play the basis role of configuration for new construction land, as a result the farmland conversion market mechanisms does not work well. The results show that under the existing land management system of China, whether farmland transformed to construction or the using right supply of construction land, prices are mostly in accordance with the relevant national and local government standard-setting, only auction prices can be recognized as the market price formed by competition, so it doesn't form the normal price decision mechanism. Through analysis of supply and demand driven factors for farmland conversion, the demand for farmland conversion is mainly driven by population growth, economic promotion and urbanization, and the supply of farmland conversion is mainly caused by economic and performance supply-driven. Through the study of farmland conversion market failure, we conclude that whether under the simplex market mechanism, or under the land market in the real supply system, there is a possibility that the market mechanism of farmland conversion may be failure, and this would increase the risk of excessive conversion of farmland.Land conversion through the distribution of income, that income distribution of land conversion and land users of all levels of government towards the transfer of the share distribution of the rural collectives and farmers decreased.(3) Government regulation of land conversion could theoretically make up for lack of a simple market mechanism, but the goal of government regulation and excessive alienation may boost agricultural conversion process. Government regulation of land conversion is the primary tool for price control and planning control, respectively, of agricultural land into construction land to the land involved in the process mode of supply, related costs, the number of scale, to the class structure and spatial layout of controls, Thus the process of land conversion control in the established scale and space. But in reality, the local government in promoting the process of land conversion, land use approval to increase speed, increase the conversion of agricultural area, compensation standards and transfer standards down, often a lot of anomie collective behavior occurs, leading to land conversion Failure of government regulation. Direct cause of the failure of government regulation is the legal deficiencies, the management system that is not the fundamental reason is the gradual formation of the tax system since the reform of central and local financial authority and powers not so serious. To strengthen and improve government regulation of land conversion, the need to price control, planning control, planning control and optimization of the four aspects of government control.(4) In the current land ownership and land use control system, a simple market mechanisms and government regulation can not be resolved the issue of land conversion control, only two can play its due role combination. For the control of economics, there is a combination of both the theoretical basis for regulating land conversion theory with improved significance. Conditions in the present situation, the need for agricultural land development rights trading market, without changing the existing land use control system under the premise of the introduction of new construction land index, ex situ and ex situ complement planning to add basic farmland and the urban and rural construction land market Sites linked to indicators of market change, both within the building to ensure the provincial total land, cultivated land and basic farmland ownership goals of government control, but also through the market mechanism to re-cross-index distribution of land space and land, out of the traditional land use Control will inevitably face the "Equality and efficiency " of the dilemma, making different parts of the agricultural land protection and economic development can be found between the respective balance.(5) Qingdao city, through empirical conclusions are as follows:â‘ Qingdao's farmland conversion has remarkable gradualness and regional characteristics. It can be seen from land use present situation change investigation and farmland conversion examination and approval statistics that since the second round overall land-use planning implementation, Qingdao farmland conversion has presented obviously slowly starts, accelerating rise then gradually recedes characteristic, manifested land element demand change of different economic growth stage. In region space, urban district farmland conversion total quantity approximately accounts for half of county-level city total quantity, but urban district proportion enhances year by year, county-level city proportion drops year by year. Especially for recent three years, the proportion of central city area enhanced fast, the proportion of county-level city receded obviously, the urban district and central city area farmland conversion presented a sudden accelerating state. Through taking Chengyang District which be regarded as a representative of city and countryside intersection as a case,it indicates that the speed and scale of burgeoning city area's farmland conversion in the central city area surpass the whole city and urban district average level.â‘¡Qingdao's farmland conversion has surpassed the demand of land element of economic growth. Through establishing Cobb-Douglas production function may know, the contribution rate of construction land increase to the second and the third industry increase is lower than the fixed asset inputs quantity. As the key city of Shandong Peninsula, GDP of Qingdao placed 9th in 2008, which is only lower than long triangle city's Shanghai, Suzhou and Wuxi in first 9, but its farmland conversion elasticity coefficient is only equal to the long triangle city's average level. Therefore, we should estimate and appraise the function of construction land to the economic growth correctly, cannot exaggerate the contribution rate of construction land to the economic growth, advances farmland conversion advancement prudently, controls farmland conversion's scale and rhythm reasonably, makes it to adapt to the economic and social development level.Through fitting environment Kuznets Curve may know, Qingdao's farmland conversion has typical EKC characteristic from 1997 to 2006, the rate of the third industry to the second industry production value achieved the peak value after 2001 then receded gradually, presented inverse U curve characteristic. Although Qingdao no longer had above characteristic from 2007 to 2008, but farmland conversion and industrial structure are developing towards more intensive and more optimized.Through establishing gray connection model may know, the factors which affected Qingdao's farmland conversion are the fixed asset investment, GDP, urbanization level and total population, this is consistent with yearly average rate of increase sorting of these indexes. But it should note two points:First, the interrelated degree between the above major indexes and the same year increased construction land was not high generally, the highest interrelated degree was fixed asset investment which was only 0.6133 same year, so it may think that initially Qingdao farmland conversion has possibly been separated from normal economic and social development drawing path;Second, the disparity among the above major indexes is generally small, miss extremely is only 0.0718, so it may think that initially Qingdao farmland conversion is the result of the above factor mutual and combined action, and the leading nature of influencing factor was not obvious. The massive approves but not to supply, supplies but not to use land as well as relatively low intensive land level also confirmed this point.â‘¢Overall land-use planning did not play its restraint role in farmland conversion. Looking from the implementation situation of Qingdao's second round overall land-use planning, mainly plan control constraint indexes were broken through out and away, whether in quantity scale or in spatial arrangement, could not form the effective restraint and restriction to farmland conversion, caused the phenomenon of "using program instead of plan" to be more common, and overall land-use planning was adjusted more frequently. Besides guarantee outside the city territory, although the basic farmland quantity has not reduced, but the position adjusted greatly, the basic farmland quality dropped. In addition, Qingdao City, during the implementation of the second round of land planning, municipal financial dependence on the land transfer payments increased year by year; the third round of planning revision process took place in the city area and large amount of agricultural land within the development of trading; more Qingdao goal programming forecasts difficult to implement the third round of a huge land planning.Based on the above findings, the article for China, Qingdao, and strengthen and improve the same type of urban land conversion market mechanisms and government regulation provides a useful policy recommendations, including:Established and recognized right to development, agricultural land, so that combination of regulation and market;Strengthen overall land-sue planning and annual land use plan restraint mechanism, and strictly control the total supply of land for construction;To promote sound development of the land market, the price mechanism to play a fundamental role;Establish long-term mechanism of land acquisition compensation, allocate the gain of farmland conversion gain reasonably; Deepen political reform, improve the performance appraisal system;Advance the tax distribution system reform thoroughly, eradicate the dependence of land finance; Strictly define the meaning of public interest, Strictly regulate local government's behavior in executing land-levying rights;Constraint mechanism to strengthen planning scheme, and strictly control the total supply of construction land;Advance land use frugally and intensively, Reduce the demand for new space rigid and so on.