Research On Decision-making Mechanism Of Collective Land Requisitioned As Construction Land

With the target of solving problems such as illegal land requisition, lower compensation prices and lack of transparency occurred during the process of levying rural collective lands as development and construction ones systematically, based on a full analysis of the characteristics of the four major profit takers: the government, the peasants, the investors and the village committee, this dissertation makes an investigation in three key issues-the land requisition plan, land requisition compensation and primary land development. Besides, with the land selling prices set as the foothold, following the main line of decision-making in a reasonable allocation, the thesis still offers some advice on constructing a harmonious system of land requisition management. The main innovations of this research paper include:(1) Proposed a configuration model of the decision making power for the main decision makers with the consideration of the allocation of the profits brought about by the power of system and investment.Based on the evaluation of the influences that the major decision makers had on land levying, this paper ascertains that the research on the decision making mechanism of collective land requisitioned as construction land is a process to distribute the decision making power of the key parts. In order to meet the objective of establishing a harmonious society in China, to ensure rational allocation of land value, using theories such as mechanism design, property rights economics, and investment decision-making, this paper proposes to establish a model which is based on government and assisted by the experts and the public in decision-making. As for the decision of the land compensation, the power of the peasants should be elevated, which can only be accomplished by perfecting the property rights of the peasants. When it comes to the land development, a competition mechanism should be introduced in. As a result, we can establish a development model and make the investors together with the government as the major decision makers.(2) Built a model and proposed a method to control urban land requisition scale on the basis of utilizing gray correlation coefficients to determine the factors that impact urban land requisition scale, and made a systematic study on the methods on controlling the scale of city land.Government plays a key role in making decisions on land levying. Using combined analytic method of Qualitative and Quantitative (the method of gray correlation coefficient), this thesis believes that the urban land requisition scale not only relates to the population of the cities, but also to the stages of city development, the levels of economic development, the average housing area, the construction investments, fixed assets investments and other relevant factors. At the same time, from two critical points-levying scale and selling prices, taking Xi'an as an example, this paper provides some references for the government on land levying scale based on the use of mathematical simulation and cost of land. Furthermore, it also makes a comprehensive study on the methods and mechanisms from four aspects: land requisition plan, land development approval, public participation and supervision.(3) Established a development right of agricultural land to protect the decision making power of the peasants in the course of implementing the land requisition and to quantify it using index function and benefits law.The property right determines the decision making power. Under the collective ownership of the rural lands, this paper deems that we should protect the decision making power of the peasants via establishing a development right of agricultural land. Based on the principle that "resettled farmers maintain their living standards", which is recognized as No.29 in "The PRC Land Management (Amendment) ", from the perspective of the survival costs needed for a peasant to be a citizen, this paper quantifies the development right of agricultural land through utilizing gambling theory, special expense theory, utility theory and benefits law. Meanwhile, it offers an arrangement program together with detailed measures of "short and long-term integration" to protect the implementation of compensation for land requisition from the village's point of view.(4) Explored the benefits of using land reserve investment trusts model to solve the problem of the shortage of China's land reserve capitals and applied CAPM model and linear regression analysis to study its applicability.During the primary land development, choosing capital channel is very important. This paper reviews and assesses current four channels which are used to solve the problem of capitals while developing land reserve and five ideas to resolve the limited supply of land reserve capitals. With theories of securities investment and information economy, this thesis explores the operation model of land reserve capitals and confirms that land reserve investment trusts is the better way to get capitals. Moreover, this paper suggests that land reserve investment trusts of China should be the model of company and openning. This paper also analyzes the plausibility of using land reserve investment trusts in Xi'an through CAPM model together with linear regression analysis. It illuminates further establishment of our land reserve investment trusts and proposes some protective methods for trusts security from two perspectives: one is the risk from the project and the other is the security of the fund manager.