Study On Compensation Standard Of Farmland In Urban Planning Areas

The land issue is one of the most important issues in current Chin’s economic development and urbanization. Due to the land-use management system of government and the increasing demand of construction land, the land acquisition become the most critical issues. Due to the shortage of land for construction in recent years, and their prices soaring, land conflicts began to frequent, the most important conflicts focused on land compensation rates.China’s current land acquisition compensation standards are a "unified annual output value multiples Law" and "regional comprehensive land law" in two ways to determine. These two types of compensation standards are based on the "land annual output value", and use this basis to calculate compensation for affected farmers."Land annual output value of only takes into account the current economic value of land, the land of the expected economic value, social security value, ecological value and value can not reflect a direct result of the current compensation standard of compensation was too narrow and the compensation standard is too low, resulting in generally low landless farmers get compensation, unable to protect their fundamental interests and long-term development.The Third Plenary Session of the18th Central Committee of the Communist Party of China clearly stated that "guarantee a fair share of the land value-added benefits of farmers’. IN this context, this article takes introduction of the theory of land development rights ", in theory demonstration of land development rights should belong to the land owners. And subdivision land development rights to "agricultural land development rights (ALDR)" and "market land development rights (MLDR)" according to landless farmers and the government of their respective ownership and responsibility. This paper presents that the "agriculture the value of ALDR belongs to the farmers and the value of MLDR owned by the state ". Meanwhile, this paper builds on this theory based on the theory of agricultural land compensation for expropriation of land development rights standards, the value of agricultural land value subdivided into four parts for the agricultural land value, social value, ecological and economic land development rights through analysis is given in the process of land acquisition, compensation and agricultural land sources and distribution of different types of values.Under this new compensation standard, this paper selected a case which in Nanchong City, Sichuan Province, used the old and new compensation standards to analysis. Analysis found that, in the old and new compensation standards, the economic value of agricultural land compensation standards difference is small, but the new standards more responsive in the situation of economic changes. There is great differences of agricultural land compensation standards of social values; the old standard is not consider the value of land development rights, farm income accounted for only6%of total revenue, while the new one is25%. We can found from the results, that under the new compensation standards, farmers get3.6times compensation than the old one. This paper put forward that the new standards is benefit to improve farmers’ income and long-term development.