The Study On Suburban Farmland Expropriation Compensation Standard Based On Huanggang

With the advancement of urbanization construction and economic development, urban land supply and demand contradictions have become increasingly prominent. Many suburban farmlands have been expropriated because of urban expansion. Urban and rural dual land proprietary structure has been existed for quite a long time and there’s not a unified construction land market between urban and rural areas, which result in differences between state-owned land and collective land property. Other problems includes:one land owned by different owners, farmers whose land has been expropriated losses the chance to enjoy land value-added income.The fundamental reason for land expropriation disputes is that land expropriation compensation for farmers is still in a low level.The present unified annual output value standard and the area of integrated land price cannot solve the problems bringing by low compensation standard, and is based on the land’s average annual output value for the first 3 years. It’s the compensation for land’s original use, without taking into consideration of the economic value,social value, ecological value and farmland development rights. The current low compensation standard doesn’t allow farmers to share the rights of farmland value-added income. Suburban farmland are used for develop suburban agriculture and urban agriculture in the first place. The current annual output value standard is far less than the land’s actual return. Compared with the huge added-value, the expropriation compensation standard is low.The Third Plenum of the 18th CPC Central Committee brought forward a land value-added income distribution system that "gives consideration to national,collective and individual interest, reasonably increase personal income". In this context, this study researches on farmland value-added income by integrating farmland value-added income theory and farmland development rights theory. The study divides the land development rights into 2 aspects:the right of farmland development right,the right of state-owned urban land for construction purposes. It demonstrates the view that land value-added income should be shared by both the nation and farmer, that is:the right of farmland development right belongs to farmer, the right of state-owned urban land for construction purposes belongs to the nation. It brings up a farmland expropriation compensation standard based on farmland development right. Combined with empirical study, the study makes quantitative analysis of suburban farmland expropriation cases in Huang gang. The study compares the mass ratio of farmers’ compensation to land income under two different compensation standards, and finds out that if the land is for industrial use, the results differ slightly; however, if the land is for commercial use, the results vary a lot. Farmland expropriated for industrial use gets low compensation because industrial lands are with fewer added values and is less competitive compared with commercial lands. The newly established land expropriation compensation standard not only takes into consideration land value-added income in different uses, but also improves the land expropriation compensation farmers get, ensuring their rights and interests.