Study On The Participants' Dicision In Land Rural-urban Conversion

Land rural-urban conversion is an inevitable social phenomenon with the economic development, population increase, and accelerating urbanization that reflects the progressive profile of city and country development. However, some problems are also unfolded, such as land use structure, state food safety and ecological and environmental protection, and peasant's livelihood and re-employment in cities. Land rural-urban conversion decision-making oughts to be doubly cautious considering the broad and far-reaching impacts of conversion. Studying on the conversion traits, decision variables, participants' behaviors, and the impact of value uncertainty should be helpful for understanding the in-external stress of conversion, finding the balance between the protection and development of agricultural land. After investigating the participants' decision, a totally systemic improvement proposes can be inferred to consummates the policy and institution.Take the land rural-urban conversion facts on the fringe of Wuhan as a demonstration, this thesis tries to answer that how to make a decision of all the different participants involving the process of land rural-urban conversion from three ways: 1) personal decision-making and the social decision-making, 2) certainty and uncertainty decision, and 3) theoretical analysis and case studies.Firstly, the process of land rural-urban conversion including the research achievement about the driving force, mechanism, policy and effects, etc has been reviewed that helps us to build a decision-making theoretical framework. It constituted of participator types, decision-making characteristic, variable and general process of decision-making.Secondly, the variables and decision making processes of personal and society decision makers, including landowners, land developers, local government, and reasonable social decision-makers(central government) have been analyzed by using cost-benefit analysis that probe to the interrelation of personal decision-making with social decision-making on rural-urban land conversion. Two different models of net present value model and the option value modle are used to study the landowners' decision-making and compare the differences. Location, land price, house price, land use planning, and developer's benefit are primary factors for developer's land decision. Driving force, and local government's utility of land allocation are discussed carefully in the third participator's part. Based on the former study, it is found that a join of social decision maker, on behalf of public interest, is necessary to make a reasonable land rural-urban conversion decision when the value is uncertainty, especially the exterior value and option value are included.Finally, from the standpoints of equity and efficiency of resource allocation, economic development and environmental evolution, city and countryside coordinated development and new countryside reconstruction, the author puts forward three aspects of institutional innovation, which are discussed in detail.The contents and analytical methods are inconsistent in various chapters due to the different objects. When taking land evaluation as the foundation, the author attempted to establish a resources value model to deal with the uncertainty and irreversibility of rural-urban land conversion. It is the same meaning as "when should it be converted", and "How much value is deserved to conversion". It should be a main innovation of this thesis.