| The urban-rural dual structure is an inevitable phase in the process of industrialization and urbanization for any countries.It is a more prominent contradiction for China,as an agricultural country,who has been experiencing the rapid development of urbanization and industrialization since the last 30 years.It has become the key for this country to resolve the conflict between survival and development that breaking the urban-rural dual structure and forming of a new pattern of integration of urban and rural economic and social development.According to the Lewis' dual structure theory,the structural imbalance between urban and rural areas will gradually disappear when the elements,flowing between the two areas,rates of marginal productivity become equal.So promoting urban and rural resources,assets,capital flow orderly contributes to a balancing urban and rural development.Land is the basic element for development of agriculture and country.On the one hand,the change of land-use affects directly the rural economic structure,social patterns and landscape environment.On the other hand,being used as a link between the urban and rural,land can carry the resources,funds,assets to flow between urban and rural areas that can attain the optimal allocation of them.For achieving this balance and giving land revenue to the power subjects,the prerequisite is figuring out the change of land-use and land value,as well as the flow of land value among different subjects of land power.The seriousness of the land problem in the urban-rural dual land system has been increasing which makes researches about it have gradually become the focus of studies on the harmonious development for the urban and rural areas.Domestic and foreign experts have done many researches related to land rights,the protection of agricultural land,land acquisition compensation,homestead reclamation,the transference of collective construction land,the city construction land increase and rural residential land decrease and so on.However,most of these studies carried out concerning a single process,and few of them integrated the homestead reclamation,acquisition compensation and the city construction land increase and rural residential land decrease into a whole process of balance of elements between the urban and rural area regarding the value of the land as a link.Besides,there is a lack of researches on the composition and quantitative estimates of the value of rural construction land,and a unified price system of the rural construction land has not yet formed.What is more,a few of quantitative studies about the changes of the land value before and after the land acquisition and qualitative analysis of the transference of land value between urban and rural areas have been done.And it lacks the scientific basis for the price of indicators and the amount of compensation for rural areas in the process of the city construction land increase and rural residential land decrease.Chengdu-Chongqing area is the national pilot area for the policy of harmonious development for the urban and rural areas.It is the forefront of reform and can provide samples which have not yet appeared in other regions that makes this area is worth for exploring and improving the system of City Construction Land Increase and Rural Residential Land Decrease.Researching the changes of the value of urban and rural land and the process of their flow in these areas can contribute to the optimization configuration of resources,assets,capital in regional cities and countries,and setting up a long-term system of the full realization of rural land value in building the new socialist countryside,and providing a scientific basis to promote the urban and rural harmonious development and the land reform.Therefore,not researching the general land reclamation,city construction land increase and rural residential land decrease,and land expropriation alone,this study integrated them in the process of the land value flowing between urban and rural areas from the perspective of land value.And with the economics and system theory of land value,it defined the basis,root,causes and possibilities of land value flowing between urban and rural areas.Then this study made a theoretical analysis of the regional changes of land-use and the land value at every stage,and the changes of subjects of land power and the flow of land value between urban and rural areas.And it built theoretical models of land value change,as well as the transfer of value between the different subjects of land power at every stage.On this basis,this study analyzed the obstacles of the existing land system for the urban and rural harmonious development.Besides,selecting Dazhu village,located in Hechuan District,Chongqing,as study area,it defined the value components of rural housing land and cultivated land by field research data,and estimated the value of the various components so that quantified the change of land value and its flow direction.Through these researches and analyses,it gets the following conclusions:(1)The value of the rural housing land consists of four parts,including the value of subsistence,the value of production,the value of social security,and the value of cultural services.And the value of arable land consists of three parts,including the value of productivity,social value which includes the value of social stability and social security,ecological value which includes the economic benefits of keeping the soil,gas regulation,water conservation,the waste disposal and the biodiversity.(2)Land is the key bearer of assets and capital flows so that it can get the optimal allocation of elements between urban and rural areas by changes of the land value and reasonable distribution of its benefits.The general land reclamation,city construction land increase and rural residential land decrease,land expropriation and construction land development can be integrated in the process of the land value flowing between urban and rural areas from the perspective of land value.In this process,the farmers' demand for property rights of land is the basis of this flow generating;demand of urbanization for construction land is the root cause of this flow generating;the limit of land system such as the stringent farmland protection policy and land-use control system is the motivation of this flow generating;the urban and rural interaction makes they may contact with each other in the pursuing the gain from their own benefits of land,which is the possibility of this flow generating.In addition,the origin path of the land development rights of China,different from the foreign land development rights,derives from the demand of the city rather than the rural area.Besides,for the realization of the value of rural land can be met by the capital gains ultimately,regardless of the income been obtained through a direct way,the exercise of land development rights to change their land-use,or an indirect way,transferring the right of land development to get it compensation.However,urban demand for land development gains can be met by the final realization of the change of land-use patterns.This can explain why the direction of the transfer of the right of land development is from rural area to urban area,rather than from urban area to rural areas.(3)The flowing process of land value between urban and rural can be divided into three stages:generation of indicators stage,that is the process of homestead reclamation in rural A(RA)area;replacement of indicators stages,that is the process of transaction of indicators between RA area and B area;landing of indicators stage,that is the process of arable land requisition in rural B(RB)area,the arable land reclamation,and construction land development and transfer of its use right.First of all,we consider the changes of land-use and land value.At the generation of indicators stage,the land-use type changes from rural housing land to cropland in RA.The change of land value equals the value of arable land VFpa reducing the value of rural housing land VHLpa and cost of reclamation projects Cra;At the replacement of indicators stages,there is no land-use change;At the landing of indicators stage,land-use type changes from arable land into raw construction land in the of phase land reclamation,and land-use intensity changes from raw construction land into construction land in the of phase of construction land development in B area.In the former phase,the change of land value equals the value of raw construction land VCp' reducing the value of arable land VFpb and fee of cultivated land reclamation Crb;In the later phase,the change of land value equals the value of construction land VCpb reducing the value of raw construction land VCph' and fee of land development Cub.Then we consider the changes of subjects of land power and the flow of land value:At the generation of indicators stage,there is no change of subjects of land power;at the replacement of indicators stages,subjects of land power by the RA transferred to urban B(UB),then the value of the land by the RA transferred to UB,the change of land value equals the value of rural housing land VHLpa reducing the value of arable land VFpa.So UB should pay RA its loss of this part of land value,and the cost of reclamation projects Cra;at the landing of indicators stage,subjects of land power by the RB transferred to UB when in the phase of arable land expropriation,then the value of the land flow by the RB transferred to UB,the change of land value equals the value of arable land VFpb.So UB should pay RB its loss of this part of land value,and the cost of land reclamation Crb;the land revenue of UB equals the value of construction land VCpb minus compensation to be paid for RA,minus the compensation to be paid for RB,minus each cost.After simplification,the land revenue of UB equals the value of value of construction land VCpb reducing rural housing land VHLpa and the cost of reclamation projects Cra,and the cost of land reclamation Crb,and fee of land development Cub.(4)The value of the land reclamation rural housing land in Dazhu village is 361 ten thousand yuan/hm2;the value of the new arable land is 168 ten thousand yuan/hm2.First of all,we consider the changes of land-use and land value.At the generation of indicators stage,the land-use type changes from rural housing land to cropland in Dazhu.The change of land value equals the value of arable land VFpa reducing the value of rural housing land VHLpa and cost of reclamation projects Cra.evaluated-209 ten thousand yuan/hm2;At the replacement of indicators stages,there is no land-use change;At the landing of indicators stage,land-use type changes from arable land into raw construction land in the of phase land reclamation,and land-use intensity changes from raw construction land into construction land in the of phase of construction land development in B area.In the former phase,the change of land value equals the value of raw construction land VCpb'reducing the value of arable land VFpb and fee of cultivated land reclamation Crb,evaluated 190 ten thousand yuan/hm2;In the later phase,the change of land value equals the value of construction land VCpb reducing the value of raw construction land VCpb and fee of land development Cub,evaluated 195 ten thousand yuan/hm2.Then we consider the changes of subjects of land power and the flow of land value:At the generation of indicators stage,there is no change of subjects of land power;at the replacement of indicators stages,subjects of land power by the RA transferred to UB,then the value of the land by the RA transferred to UB,the change of land value equals the value of rural housing land VHLpa reducing the value of arable land VFpa,evaluated 194 ten thousand yuan/hm2.So UB should pay RA its loss of this part of land value,and the cost of reclamation projects Cra:at the landing of indicators stage,subjects of land power by the RB transferred to UB when in the phase of arable land expropriation,then the value of the land flow by the RB transferred to UB,the change of land value equals the value of arable land VFpb,evaluated 168 ten thousand yuan/hm2.So UB should pay RB its loss of this part of land value,and the cost of land reclamation Crb,the land revenue of UB equals the value of construction land VCpb minus compensation to be paid for RA,minus compensation to be paid for RB,minus each cost.After simplification,the land revenue of UB equals the value of value of construction land VCpb reducing rural housing land VHLpa and the cost of reclamation projects Cra,and the cost of land reclamation C,rb,and fee of land development Cub,evaluated 177 ten thousand yuan/hm2.(5)The analysis of this process of the flow of land value in urban and rural areas reflects the issues existing land system which hindering urban and rural harmonious development.One of them is binary differentiation of land ownership.This land system requirements collective land could not enter the land market without land expropriation which gives collective land property rights a strict limit.The loss of land value was directly caused by the low land acquisition compensation standards of the institutional arrangements.The loss of roots,however,is the presence of dual land ownership.Therefore,the key and core of reform lies in the current dual land ownership to find the fundamental solution for the loss of value of the land in rural areas,and attain the optimal allocation of resources,assets,capital factor between urban and rural areas.The second problem is that the current reclamation and land requisition system lead the property of collective land to realize incompletely or even no realization.For the rehabilitation areas,the compensation should be the loss land value which equals the difference between the original homestead value and new cultivated land value.Nevertheless,current reclamation compensation,which doesn't reflect the homestead value of the production function,the social security function and the cultural services function,is less than the farmers' loss of land value.For the land expropriation area,collective can only enjoy the value of the loss of arable land as their compensation and cannot get the value of their right of land development in the existing land system.But the existing land requisition compensation standard showed its compensation for farmland value is incomplete,which below the farmers' loss of land value.Hence,the focus of reform lies in the current reclamation compensation and land acquisition system to let the collective can enjoy the property interests of their land,and gain the income of farmers in order to crack the urban-rural dual structure,and coordinate the development between cities and countries. |
PDF Full Text Request