| Since the reform and opening up,the contradiction between the rigid demand of the construction in the process of China's economic development and the cultivated land protection is growing.With the rapid development of industrialization and urbanization,the urban area is continuously expanding.In this process,the newly-increasing construction land has occupied lots of cultivated land resources,until 2011,the arable area reduced to 18.2476 billion mu,approaching the warning line-18 billion mu.At the same time,China's rural collective construction land is the condition of extensive and inefficient utilization.In recent years,with the large number of farmers working and living in city,rural population is constantly decreasing,rural village "hollow" phenomenon is more serious,has a huge consolidation and redevelopment and utilization potential.To relieve the contradiction of the demand and supply in the process of the urbanization and achieve the two "important tasks" of sustainable development of economy and the cultivated land protection,The intensive and saving use of rural collective construction land has become an effective way.In 2004 the State Council promulgated the"the increase and decrease hook between the urban and rural construction land"(referred to as the "hook" policy),in 2006,Shandong,Tianjin,Jiangsu,Hubei and Sichuan province were the first pilot,and by the end of 2011,the pilot provinces were 29.The research on the hook policy in the existing literature covers all aspects of the many problems,but we haven't made a convincing explanation about the following questions:(1)How forms the increase and decrease hook between urban and rural construction land?At present most scholars only embarks from the reality or the policy background,although some scholars analyze the theoretical basis of the formation of the increase and decrease hook between the urban and rural construction land,but just a general overview,still lack of deeper theoretical resolution.(2)The increase and decrease hook between the urban and rural construction land has produced many typical rural residential land replacement modes in the process of advance in pilot way,many scholars described in detail the applicable scope of the each mode with the case analysis method and analyzed contrastly the similarities and differences among these modes,but why different rural residential land replacement modes emerge in the implementation process,what factors influence?Currently we lack of analysis of this problem from the theory and quantitative perspective.(3)Since the implementation of the hook policy,it makes a certain contribution in order to solve the rural construction land intensive utilization and the dilemma between the cultivated land protection and economic development,but because of damage to the interests of farmers in the process of practice makes it is the widespread attention of the society,especially the compensation standard,the resettlement way,less chance farmers involved in land increment income distribution,lead to strong evictions built against farmers' wishes and violations of the farmers' interests.To this end,the ministry of land and resources emphasized that maintain farmers' interests as a starting point and the foothold of the pilot work.How is the farmers' rights effect of the rural residential land replacement during the implementation process of the increase and decrease hook between urban and rural construction land,existing researches mainly analyze the farmers' welfare of the rural residential land replacement in legal description using the case study,lack of quantitative analysis,especially the farmers' welfare effect from the different modes is very lacking.To answer and explain the above problems,the paper will analyze how to form the increase and decrease between the urban and rural construction land,compare the differences of the rural residential land replacement modes and explain its reason,quantitatively evaluate the rural residential land replacement impacting on the farmers' welfare under the framework "Institutional environment-Governance structure-Allocation of resources".In institutional environment level,mainly uses Bromley institutional change theory to explain how to form the increase and decrease hook between the urban and rural construction land policy.The results show that:(1)The motivation of the hook policy formation is that dual land system of town and country produce three negative effects,including farmland occupation by constructions,urban and rural construction land allocation imbalance and the farmers' rights and interests severely damaged,the strict cultivated land protection institution and land use regulation institution produce two negative effects,including economic development limit and cultivated land requisition compensation balance difficulties.In this institutional environment level,the goal of central government is cultivated land protection,the goal of local government is developing area economic,the goal of the village collective is developing collective economic and the goal of farmer is increasing the land rights and interests don't achieve.The stakeholders wish to adjust the existing institutional arrangements and produce demand on institutional innovation in order to achieve their goals.(2)The final realization of the hook policy is that the creative imagination in the hook policy can achieve stakeholder's goal.In the governance structure level,analyze the differences of rural residential land replacement modes and to explain the reasons for these differences in "Ten Thousand Hectare Fertile Farmland Construction Project" in Jiangsu Province,taking A town of Suqian City,B town of Nantong City and C town of Kunshan City as an example.Methods of case study and transaction cost analysis are used in this paper.The results show that:(1)in"Ten Thousand Hectare Fertile Farmland Construction Project"in Jiangsu Province,rural residential land replacement modes include replacing rural residential land,replacing apartments located on collectively-owned land,and replacing apartments located on state-owned land,indicating significant regional differences.(2)These regional differences are mainly caused by the degree of land scarcity,the size of off-farm employment opportunities,the level of farmland transfer stability and rural social security situation.In C town of Kunshan city,because the degree of land scarcity and the size of off-farm employment opportunities are big,the level of farmland transfer stability and rural social security situation are high,transaction costs of rural residential land replacement is low,C town therefore applies the market governance structure,i.e.the mode of replacing apartments located on state-owned land;on the contrary,in A town of Suqian City,because the degree of land scarcity and the size of off-farm employment opportunities are small,the level of farmland transfer stability and rural social security situation are low,transaction costs of rural residential land replacement is high,A town therefore adopts the hierarchical governance structure,i.e.the mode of replacing rural residential land;in B town of Nantong City,because the degree of land scarcity and the size of off-farm employment opportunities,the level of farmland transfer stability and rural social security situation are in between,transaction costs of rural residential land replacement is in between,B town therefore uses the hybrid governance structure,i.e.the mode of replacing apartments located on collectively-owned land.In the resource allocation level,analyze the farmers' welfare effect from the rural residential land replacement and different modes.Based on 236 household questionnaire whose original housing was converted for cultivation,in the 13 centralized allocated district,7 "million hectares of fertile farmland construction" project area located in Suqian City in the north of Jiangsu province,Nantong City in the middle of Jiangsu province and Suzhou in the south of Jiangsu province.Construct farmers' welfare index system under the frame of Sen's capability and apply structural equation modeling(SEM)to measure the indicators of farmers' welfare,and analyzes the influence on farmers' welfare of the the rural residential land replacement.The results show that:(1)The right to know,bargaining and participation rights without guarantee,farmers will be forced to homestead replacement.(2)Although the implementation of the hook policy increased the non-agricultural income of farmers by increasing the farmers' social security,but because of the proportion of farmers(25.8%)voluntarily relocation is low,most farmers(60.2%)need to pay extra money for new or purchase,the vast majority of farmers' housing(95.3%)for failing to keep excess housing for rent or sale,etc.,leading to the farmers'family income is reduced,and the rural residential land replacement greatly increases the farmers' family daily life consumer spending and total expenditure,which further exacerbated the peasant family economic conditions deteriorated.(3)The rural residential land replacement leads to farmers' living environment variation(the worse air quality and noise),residential area is smaller,but the rural land got a certain degree of intensive utilization.(4)Farmers are not satisfied with the results of the rural residential land replacement,we must earnestly safeguard farmers' right to know,to participate and bargaining to get real implementation if want to improve the farmers' satisfaction.We analyze the farmers' welfare effect from the replacing rural residential land,replacing apartments located on collectively-owned land,and replacing apartments located on state-owned land.The results show that:(1)The observation variables of the agricultural land and housing replacement status are different when we analyze the rural residential land replacement effects on farmers' welfare in different modes.The observation variables of the agricultural land and housing replacement status on behalf of the replacing rural residential land contain the farmland transfer and whether move voluntarily;The observation variables of the agricultural land and housing replacement status on behalf of the replacing apartments located on collectively-owned land contain the farmland transfer and homestead replacement units;The observation variables of the agricultural land and housing replacement status on behalf of the replacing apartments located on state-owned land contain homestead replacement units,whether for rent or sale and whether to pay additional money.(2)Farmers' right to know,to participate and bargaining rights under the three kinds of mode can get security,the more can improve the farmers' benefits and farmers' satisfaction,but in the concrete implementation process farmers' rights and interests are not guaranteed.(3)Although the agricultural land and housing replacement status was worse and the agricultural land was forced to transfer under the replacing rural residential land,most farmers voluntarily relocation help to improve the farmers' welfare;Although the agricultural land and housing replacement status was better and the supporting facilities conditions was perfect under the replacing apartments located on state-owned land,farmers need to pay extra money to buy housing which reduced the farmers' family economic status and living area;The observation variables of the agricultural land and housing replacement status on behalf of the replacing apartments located on collectively-owned land contain the farmland transfer and homestead replacement units,these two variables help to improve the farmers' welfare.Based on the above research conclusion,this paper considers how to implement normatively the hook policy,the policy recommendations are:(1)It is necessary to choose the appropriate and site-specific residential land replacement modes based on the degree of farm households' dependence on local rural living and production environment and the degree of the stability of farmland transfer and rural social security.(2)Though promotional platform and means make farmers understand the hook policy and its implementing goals and program,ensure the farmers' right to know is guaranteed;held hearings in the formulation of housing compensation standards and the placement of the housing replacement standard,many times to ask the opinion of farmers,so that farmers can really participate in the policy implementation process,understanding housing compensation standards and the placement of the housing replacement standards is open,fair,justice;the need to respect the farmers' bargaining,enable farmers to enjoy the negotiation qualifications,try to solve the problems for farmers concerns rather than forcing farmers demolition,causing farmers conflict the hook policy.(3)In the implementation process of the hook policy,we need hierarchy to provide job security and pension security for farmers.(4)To reduce farmers' resettlement costs need to compensate the farmers' houses according to the market prices.(5)we should take different the agricultural and housing replacement work under different rural residential land replacement modes.Replacing rural residential land should respect the farmers' wishes to the disposal of farmland(because of strong dependency on the employment and safeguard function from the agricultural land),cannot be forced to recover the farmers' land rights;In the practice process of the implementation of the replacing apartments located on collectively-owned land,we found one question that some of the farmland did not attract big household and agricultural enterprise to management it,causing discarded,and unable to pay rent to farmers on time,so when the local government didn't pay rent to farmers on time,they should give farmers to dispose the farmland rights.In addition,we should give farmers complete housing property right to exchange traded in a certain period of time;In the practice process of the implementation of the replacing apartments located on state-owned land,we should reduce the funds to purchase housing and prompt farmers to rent or sell the excess housing. |
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