Research On The Operation Mode And Policy Innovation Of Retained Land Marketization In Shenzhen

Under the background of urban-rural dual land system,the retained land that returned to collective during the land acquisition by the government is in extensive use for a long time.Rural land marketization provides a solution to this problem,but the government lacks overall planning for the allocation of land value-added revenue in the process of marketization.Therefore,there are some problems in this process,such as interest rent-seeking,land over-exploitation and imbalance of interests.Constructing a fair and effective benefit distribution mechanism is the key to promote the rural land marketization.Exploring the mode and policy of land marketization that is suitable for the development of urban transformation has a far-reaching significance to the construction of urban-rural integration and the high-quality development of cities.Firstly,the paper analyses the essential reasons and solutions of inefficient utilization of reserved land from the perspective of land property rights,combing the policy and implementation difficulties of rural land marketization.It is recognized that the policy difficulties lie in the distribution of land value-added benefits.Then,this paper interprets the process of land reserve delimitation and the problem of land legacy in Shenzhen City from the perspective of land income distribution.It explained that the essence of rural land marketization is that the government transfers certain land development rights to rural collective in the process of land expropriation and allows rural collective participation in the process of rural land marketization,Secondly,on the basis of explaining the operation mechanism and action principle of urban transformation and development,this paper puts forward two criteria for evaluating the rural land marketization that are expanding cash flow income and promoting human urbanization.Based on evaluation criteria,this paper chooses urban renewal and village land rearrangement of Shenzhen City as evaluation cases.It takes interest game as entry point to analyze the interest demands,game strategies and game states of the government,the rural collective and villagers during the process of rural land marketization.It evaluates that the spatial development performance of rural land marketization based on the criteria,finding that there are market failure and inefficient governance in the two ways of rural land marketization.This paper combined with the demands of both the government and the collective based on the conclusions of the case analysis.It summarizes that the market type that suitable for the marketization of retained land.The study considers that the income distribution mechanism of reserved land marketization should be based on the principle of sharing interests and responsibilities.It is suggested that use leased land to build rental housing and establish a multi-agent supply and multi-channel housing supply system.And put forward suggestions and improvement measures based on the land rearrangement mode.In terms of capital operation,the government should strictly distinguish the land financing income and property operation income and allow the illegal construction to be legal on the premise of collecting the property tax.In terms of the transformation mode,it is recommended that the government simplify the approval process and encouraged to the community update independently.Besides,the government should guide the stock property to carry out incremental transformation.The study believes that this mode of operation has a mature implementation condition in Shenzhen City.In addition,it has a strong reference value for other cities where space expansion is basically finished.