Research On The Allocation And Transfer Of Land Development Rights In Changping Strategic Plan

Located in the northwest of central Beijing, Changping District is in the edge of Beijing metropolitan area, and is also one of Beijing’s suburban new towns. Since 2008, with the expansion of Beijing city, Changping faced with multiple pressures, such as development of Key functional areas, urban space reconstruction, and rapid growth of social elements. In this period, unbalance land developments between urban and rural areas, particularly, large-scale and unplanned spreading of rural collective construction lands becomes a major problem the city planning faces with.The disorder spreading of construction lands in Changping demonstrates that the current planning and land use regulations are not insufficient for growth management and land protection. The planning simply put the villages outside the new town into restricted areas to suppress the development demands in these areas. Furthermore, In order to confirm the construction of new towns, the construction land quota was moved from rural areas to urban areas by extending land taking during city planning adjustments. These measures did not have a good effect on eliminating the conflict between land development demands and land use regulations. How to establish new mechanisms of land administration based on the principle of urban and rural integration, this is an important issue for Beijing and Changping District.To solve these problems, the research points out that it should establish the important concept of "development right" in the planning and combine land transfer of development rights to explore urban and rural land development plan and guided mechanisms.The research discusses the basic principles of development right transformation based on the specific experience in implementing of growth management and land conservation by the means of transfer of development rights in some foreign areas. It points out that the transfer of development rights is an interest compensation mechanism on the restricted developing area and an incentive mechanism for "non-building land". And this essay also discusses the planning implementation approach of transfer of development rights, and points out that the planning quota is the actual carrier of land development rights, and the fair allocation of planning quota is the basic prerequisite for transfer of development rights. On this basis, combined with the particularity of planning and land use control system in China and the special circumstances of the first-class land development led by the Government and the first-class land market monopolized by the government, this essay explicitly indicates the quota supporter and equitable configuration policy of land development rights, and further proposes that implementing the "land value-added benefits transformation payments" with land development rights as the fair allocation could be an effective way to transfer land development rights.Finally, this essay, based on the content of effectively implementing the land governance task on the rural collective construction land of "Changping Strategic Plan", takes Changping for the specific case, and discusses planning methods and strategies based on transfer of development rights. And it hopes to make specific recommendations on resolving conflicts between urban and rural land usage and achieving the space governance of urban and rural integration.