| China's current homestead system with identity and welfare was established in the planned economy period,which played a positive role in maintaining the long-term stability of rural society.However,with the change of the times,the transformation of the social economy and the large-scale transfer of the rural population to the cities and towns,the identity and welfare homestead system has exposed the obvious defects.Because laws strictly limit the free transfer of rural land,many peasants did not exit its homestead,the rural area shows a large number of idle lands,resulted in the reduction of rural land use in many areas,and is not associated with the actual transfer of rural population.In the future development,in order to achieve a high level of urbanization,the rural population will continue to flow into the city and settle down;In the current situation of cultivated land protection and ecological environment is becoming more and more serious,it is very limited to supplement the urban land through the large number of occupation of agricultural land.Given this,the study proposes that a well-established rural housing land exiting mechanism is an effective way of dealing with the idleness of homestead and shortage of urban land.To farmers who enter the city after handing over their homestead,once the rural housing land exiting mechanism is established and implemented,they can get corresponding assets income.Turning homestead asset into cash can help farmers deal with housing,financial and other problems after entering the city.From the standpoint of the country,exiting from the homestead system can help the expansion and reclamation of farmland area.The transformation from homestead to lands for city construction can help reduce the shortage of regional land resources and provide strong supporting for economic and social development.Therefore,studying and constructing an effective exiting mechanism for rural housing land are becoming an important and pressing task.In order to establish an effective exiting mechanism for rural housing land and provide scientific evidence for the innovation and policy reform of rural homestead system,the dissertation analyzes the evolvement of China 's rural homestead system,and the indigenous practice,main mode,influencing factor,compensating mechanism and procedure of rural housing land exiting mechanism.Initially,the dissertation summarizes the evolvement process of China's rural homestead system and grasps the present situation and problems of homestead system in China.Then,through the review of the practice situations of rural housing land exiting all over the country,the dissertation concludes the main mode of rural housing land exiting mechanism.At the same time,this paper taked Nanjing and Yancheng as an example to analyze the implementation strategy and policy supply of different rural residential land exit mode.Furthermore,the dissertation analyzes the influencing factors of rural housing land exiting mechanism and reveals its dynamic factor.Taking Jiangsu for example,the dissertation makes a comparison between two cities which located in southern and northern Jiangsu province at different economic development levels——Nanjing and Yancheng.The comparison is to reveal the rural housing land exiting mechanism at different economic development level and the influencing factors of farmer's will of quitting homestead system.In the end,the establishment of reasonable compensating mechanism and the procedure of rural housing land exiting mechanism are discussed to put forward relevant policy reform.The main findings and conclusions are as follows:Firstly,a scientific summary of the evolvement process of China's rural homestead system and the present situation and problems of homestead system in China can really inspire the exploration of rules and tends of the evolvement process of homestead system and help to grasp the reform orientation of rural homestead system in China in the years to come.Throughout the twists and turns of the adjustment of the rural homestead system after the founding of the People's Republic of China,we can find that the arrangement of homestead system in different periods contains profound political,economic,social and historical constraints.Secondly,what institutional economics tells us is that changes in the relative price of land elements(the presentation of property attributes of homestead)is the main reason for the evolution of rural land system(homestead system).In the process of the integrated development of the urban and rural areas,great changes will take place in the relative price of homestead element and the current balance of homestead system,so assigning homestead with asset attributes will be an important way to rebuild the balance.On the other hand,the urban-rural integration development requires not only the free flows of land elements between urban and rural areas,but also the free flows of urban and rural population.Thirdly,the comparative analysis of the differences in resources endowment,economic development,government preference,farmers' participation and exiting effects of different modes,such as "Two-for-Two" in Jiaxing,"homestead for apartment" in Tianjin,"Indicators Trading" in Chongqing,"three concentrate" in Suzhou,"Comprehensive land improvement" in Chengdu and rural homestead reform experience in Changzhou.It can be found that,the differences in the economic development level,land resources endowment,as well as local government's preferences,impetus and behavior orientation in the reform of homestead exiting have made an influence on farmer's participation,which finally results in the different effects of the reform.In addition,these main local practices can be concluded as two modes which are homestead replacement mode and comprehensive improvement mode of rural land.The homestead replacement mode is an institutional innovation within the present legal system,so it does not change the existing income distribution to a greater extent.But it is also worth acknowledging that this institutional innovation has improved the farmer's living conditions and their benefits from the increment distribution of some land value.In comprehensive improvement mode of rural land,farmer's independent governance makes it possible that the individual or collective farmers with the rights of using collective construction land can choose to participate in building behavior according to the practical situation,including the way of financing and constructing,along with the equity of distribution according to work,etc.Thereby,they can enjoy the land increment income to a greater degree.Fourthly,making use of modern push-pull theory,the dissertation constructs driving mechanism of rural homestead exiting from two aspects:"push" and "pull".Specifically,in transitional period,the overall development of urban and rural regions,the flexibility of household registration system and the perfection of social security system could push the exiting of rural housing land.The attribute of rural land capital is sticking out while the subsistence and security functions of land keep weakening,which promotes rural housing land exiting mechanism.Based on the analysis of driving mechanism,the dissertation further refines the influencing factors of rural housing land exiting,which can be divided into three levels:macro level——regional economy development level,medium level——regional government's behavioral preference and micro level—farmer's behavioral preference.Fifthly,taking Jiangsu for example,the dissertation makes a comparison between two cities located in southern and northern Jiangsu province at different economic development level——Nanjing and Yancheng.The comparison is to reveal the rural housing land exiting mechanism at different economic development level and the influencing factors of farmer's will of quitting homestead system,and then to verify the theoretical research of this dissertation.Regression results from Logistic show that several factors influence farmer's will of rural housing land exiting to a variable extent.These factors include age and educational background of householders,the number of insured in the family,non-agricultural income,average homestead area,average housing area,evaluation of government actions,etc.In terms of regional differences in farmer's will of rural housing land exiting,the results indicate that "educational background of householders","non-agricultural income" and "average homestead area",these three factors have no significant influence on farmer's will in Yancheng,compared to Nanjing household groups.This suggests:(1)Peasant households in economic less-developed areas have relatively less job opportunities and lower non-agricultural income.Agricultural production has become their main career option,and land is almost the only guarantee for them.So,lower non-agricultural income has not affected their decision of housing land exiting.(2)Many peasant households in economic less-developed regions have comparatively larger land area.With courtyard in front and vegetable plot at back,the pattern greatly improves the quality of their living environment.Even increasing land area will also cause marginal diminishing effect of resource allocation.Consequently,People with relatively large average land area will not change their decision to exit their housing land.Finally,rural housing land exiting mechanism is an important measure to promote urban and rural development,eliminate the urban-rural dual structure and accelerate the construction of new rural communities.The establishment of rural housing land exiting mechanism should take scientific development concept as the guidance,follow the principles of planning guidance,voluntary participation,diversified compensation,overall consideration,and use regulation etc.With "land reorganization,village reconstruction,element recombination" as the basic path,the mechanism intends to realize economical utilization of land,propertilization of farmer' s land rights and harmony and stability of rural society.(1)Platform:With comprehensive governance project of rural land as a platform,work of rural housing land exiting needs to be done according to the plan.In other words,taking comprehensive improvement project as a platform to promote the complete exiting of rural housing land,and using the policy to guide the farmers to exit their land voluntarily and individually.(2)Approach:Complete exiting based on government-oriented replacement and partial exiting with market-oriented as supplement.(3)Design of Compensation Policy:The one-time compensation fees for rural resident' s voluntary exiting of all homestead and constructed attachments consist of rural housing compensation,compensation for attachments within homestead,compensation for land use right and house-purchase subsidy.(4)Compensation Standard:Compensation areas of rural housing attachments are calculated according to the register size on rural house ownership certificate.Compensation standards are classified by region and the specific standards are formulated and promulgated locally.Compensation for land use right is calculated according to the area measured on the spot.Compensation standards that are classified by region are formulated and promulgated locally.House-purchase subsidy shall be implemented by reference to the compensation standard of land expropriation and housing removal in the region.(5)Exiting Procedure:Exiting procedure of rural homestead can be divided into four stages:promotion and preparation,exiting compensation,renovation and utilization,inspection and supervision.(6)Exiting Mechanism:Rural housing land exiting operation is a system engineering which combines planning control,farmer's will,multiple participants,government guidance,fair and reasonable compensation,timely land arrangement and reclamation and dispute resolution.The operation should be based on the basic concept of coordinating urban and rural development,protection of farmer's rights,economical and intensive use of land.The mechanism should be established from multiple aspects,such as project implementation,capital reserve,land utilization,organizational guarantee and supporting facilities.(7)Supporting Reform:As an important supporting reform measure to rural housing land exiting reform,the establishment of integrated construction land market between urban and suburban regions includes perfection of powers and functions of rural construction land,registration of urban-rural construction land,protection of rural homestead usufructuary right,establishment of land increment income distribution mechanism covering multiple parties,strictly control over the integrated construction land market. |
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