Research On Rural Land Institution Reform From The Perspective Of Coordinating Urban-Rural Development

Since reform and opening-up, China has been enjoying the high-speed economic development, and now has entered the middle stage of industrialization. But Urban-Rural disparity has been still widening with the fact that the rural economy and social development are still the serious lag. On the one hand urban is increasing prosperity, rural economy and social development, on the other hand, are laging behind, facing a series of contradictions and problems. Urban-Rural dual structure has delay realizing the goal of Overall Well-off Society. Therefore, narrowing the gap and realizing'the coordinated development between urban and rural are the key objectives in the middle stage of industrialization and the first two decades of the new century. And it is also a basic requirement to promote development mode change. Thus, the communist Party put up the theory of coordinating urban-rural development in the sixteenth national congress, and took it as the basic requirements of Overall Well-off Society, and the fundamental path to solve the "Three Rural Issues". But the long-term influence of dual system, the dual household system, dual land system, and dual public resource allocation system have delay realizing coordinating Urban-Rural. Therefore, the institution reform and innovation become the core to promote the balanced urban and rural development.Land institution is the rural essential system. Due to long-term dual land institution, the rural land institution exhibits the obvious limitation, resulting in lots of land loss and deprival of the rural land property which case emerge of a lot of land-lost and unemployed farmers. In the accelerated industrialization and urbanization development stage, the transfer of rural labor from rural areas to city is inevitable. But as a result of the lack of incentive and constrained mechanisms in the rural land institution, both rural labor and rural land transfers are broken off, farmers'rights are infringed, and land use is inefficient. Land is the basic foundation platform of all factor transfers. All elements transfer are highly contacted with land. Population transfer, industrial transfer and upgradation have contacted with land use means and pattern. So it is meaningful to protect farmers' rights and interests, improve resource allocation efficiency and promote rural population transfer and industrial upgradation through rural land institution reform and innovation aims at incentive-constrained mechanism of land institution. This has an important practical significance to promote coordinating Urban-Rural.First, this paper analyzes the characteristics of the urban-rural dual structure in china using dual economic theory, and comes up with the key problems, the core links, and essential requirements in the balanced urban and rural development. Meanwhile it analyzes requirements of land institution from coordinating Urban-Rural and the conflicts between current rural land institution and urban and rural development. Based on the analysis, it constructs an overall framework of rural land institutional reform which is examined empirically via an example of residential land.Dual economy theory takes factors flow between urban and rural area as the fundamental requirement to transform Urban-Rural dual structure. The factors flow will promote use efficiency of rural factors, and when the marginal productivity of factors between urban and rural areas becomes equal, urban-rural dual structure will disappear. But dual system hinders the factors flow, and the "price scissors" make urban and rural gap became more serious. Therefore, the core of coordinating Urban-Rural is to build a new institutional relationship between urban and rural areas, making facotor flows freely between urban and rural areas. In such an environment, farmers can share the earnings in the process of industrialization and urbanization. It also promotes resource allocation efficiency. Equal property and Governmental-Power between urban and rural residents are essential requirements of free factor flow. Therefore, the core of coordinating Urban-Rural is to build a new relationship between urban and rural areas from the system, the key is to let factor free flow, and the essence is the unity of property rights and Governmental-Power. From this perspective, the rural land institution requires that:①the property rights should be complete and clear to protect farmers' rights;②market should play a basic role between urban and rural;③Urban-rural planning should be complete to provide external framework for land allocation.However, there are many defects in the current rural land institution which delays the process of coordinating Urban-Rural. The land institutional defects include:①The rural land institution is characterized with the unequal and unknown property subject, the absence of power, unregulated of property rights and lack of realization mechanism. This characteristic leads to lack of incentive and restraint mechanisms of land institution, and ill protection of farmers' rights as well as low land allocation efficiency.②Urban and rural land market are separated by land expropriation system. land administrative allocation is contradicted with land market allocation, which rduces farmland use efficiency.③Long-term isolation of urban and rural planning management has serious influence on urban-rural spatial structure and spatial configuration of factors. The land institutional flaws impact on coordinating Urban-Rural. Firstly, becouse farmers' property rights cannot be well protected, farmers are not completely break away from land, and "fake urbanization process" poses serious influence on urbanization, farmland transfer and rural labor productivity. Secondly, the separation of urban and rural markets hinder factor flow, which conflicts with integration market. Thirdly, lack of the spatial planning cannot realize spatial mixture between urban and rural.Lastly, insecurity delays population flow, farmland transfer and modern agricultural development.The rural land institutional deficiency affects the process of coordinating Urban-Rural. We therefore need undertake the rural land institutional reform and innovation to improve land institutional basic function, and to adapt to the needs of the development of coordinating Urban-Rural. From the perspective of coordinating Urban-Rural, the goal of the rural land institutional reform and innovation is to realize the unity of efficiency and justice. It contains optimizing farmland conversion scale, improving urban and rural land allocation efficiency, protecting farmers' rights, and providing basic institutions and operation mechanism. The key point of coordinating Urban-Rural is factor free flow. The essential of factor flow is market-oriented reform. The essence of market transfer is property exchange. On the one hand, property right needs to be defined clearly, and give complete power. This is the internal issue of property right. On the other hand, property can be realized and exchanged. This is the environmental issue of property rights which is related to property rights protection. Therefore, this paper proposes a logical framework of rural land institutional reform which integrates the land property rights and land Governmental-Power. From the perspective of coordinating Urban-Rural, the overall reform direction of land property rights is to insist rural collective land ownership, constantly strengthen and perfect collective land use rights (property rights), and strengthen the property right incentive and constrained function. Besides it is necessary to give equal rights between rural collective land ownership and state-owned land ownership, separate rural collective land ownership and use rights, give rural collective land and urban state-owned land enjoy equal rights function. In land use right setting, we should establish collective use rights, and then establish different subjects and realization form according to the classification (farmland, collective construction land, residential land). The clear definition of property rights is the foundation, and the realization of property right is the ultimate goal. The form of property realization is trade forms. The requirements of coordinating Urban-Rural are to let market play a basic role on urban and rural land allocation. But due to the fact that different types of land have different use characters, and need to build different governance. This paper argues that land Governmental-Power is governance structures, different types of land match with alternatives of governance structures according to transaction cost and certain conditions.Because of the particularity of residential land, residential land institution is the key and difficult in the process of Coordinating Urban-Rural. According to the characteristics of residential land, we bing in four levels of social science research by Williamson, Establishing a "bottom-up" analysis paradigm, we take residential land as an example to analyze residential land allocative mechanism, institutional arrangement and design. Because of the particularity of residential land in the current urban and rural disintegration, the allocation of residential land need more role of government and current residential land can only be traded in a restricted condition. At the same time, because of the difference in existing external environment, institutional arrangement should form differentiation arrangement of land system according to the regional characteristics. Regard to residential land institutional design, we only put forward some principled arrangements at national level. Based on analyzing the residential land institution, we conclude that:①it is a foundation to take property rights equivalence and clarity for farmers'rights protection and resource reconfigured,②in the process of coordinating Urban-Rural, it is necessary to conduct governmental administrative intervenes, but government functions should be transformed, only in this way can land reconfigured returns be given to the rural area.③the rural land institution exist reginal differences, thus it is crucial to introduce different institutional arrangements;④we need to reform the expropriation system to protect farmers'property rights and prevent the occurrence of second large-scale rural assets depredation;⑤institution innovation is needed to promote population flow and land transfer.Based on the above research conclusions, this paper puts forward the following policy suggestions:①uniting and completing laws and regulations. From the land property rights system in accordance with Rural-Urban Integration, we should establish the land legislation in order to give equal protection and equal power to the state-owned and collective land.②reforming the expropriation system, breaking the governmental monopoly, and endowing collective construction land with the same property rights to enter market.③rotecting farmers' rights and interests, reforming income distribution mechanism, and establishing income "refund" mechanism which enable farmers to share appreciation income in industrialization and urbanization.④nnovating public fiscal system, seting up the property tax and ensuring local government tax budgetary revenues and expenditures.⑤strengthening planning management and land use control in order to establish Rural-Urban Integration planning management system.⑥reforming relevant institution. Land institution and other related ones, such as household registration system, social security, public resource allocation should be reformed simultaneously.