What is the experience of land reform in Chengdu

 What is the experience of land reform in Chengdu?
Of: National Development Research Institute, Peking University, Chengdu is a comprehensive research group
the State Council approved the comprehensive reform pilot urban and rural areas In 2003, Chengdu in the scientific development, urban and rural areas Programme co-ordinated under the various reforms carried out exploration, reverse the trend of widening income gap between urban and rural areas, has attracted wide attention. In order to study the practical experience of Chengdu, Peking University, Integrated Task Force composed of the National Development Research Institute, the basis of investigation in the system , the completion of a paper entitled appropriate increase in share of farmers and rural industrialization and urbanization in the share of land revenue. Chengdu, the reform can be summarized as: to increase the flexibility of the existing land requisition system and explore the non-allocation of land under the land acquisition mode, to ensure the right as the basis for gradually reduce the land range of conditions to prepare a comprehensive reform of land expropriation system.
I. Introduction
urbanization, industrialization led to the accumulation and concentration of resources to promote the division of labor and economic efficiency, stimulate investment and consumption, active, strong economic growth and thus power. In this process, the market value of non-agricultural use of land has risen sharply as urbanization, industrialization and huge source of capital for investment.
However, our current land system so that farmers and rural industrialization and urbanization rarely brought to share land value, not only hinder the pace of farmer income, but also intensify the contradiction between urban and rural areas. Meanwhile, the existing land requisition system has also led to inefficient allocation of land resources, resulting in an increasingly high cost of land law enforcement. how a holistic, balanced and orderly adjustment of land policy, reform the land requisition system, the Third Plenary Session of the party's decision-making has been put on the agenda of the major tasks.
at the local level, land reform, the system also faced more realistic constraints. This is because the land value increment is to maintain administrative operation of local financial base. How under practical constraints in the land reform started, adjusting the distribution of income between urban and rural areas, consolidate the foundation of domestic demand, is a extremely difficult challenge. For a big country like China, there is no positive response and local implementation of central policy is difficult to correct common effective.
above background, the experience of Chengdu, has a global value. Chengdu since 2003, used in the policy process of local policies, especially in the framework of comprehensive reform pilot to explore change the traditional allocation of land revenue system, an appropriate increase in the land of farmers and the rural share of value added in order to narrow the income gap between rural and urban basis. Chengdu, experience shows that urban and rural is not only not prevent or delay the urbanization and industrialization, and can effectively urbanization and industrialization to promote healthy development. The key is to increase local fiscal transfer payments to the rural areas and farmers at the same time, the use of the opportunity of accelerated urbanization, land revenue differential release of enormous energy, originally belong to the property rights of farmers and real income back to the farmer, through the legal transfer of land to form farmers and stakeholders to share the city a new pattern of land value.
Second, increase the flexibility of land expropriation system reform
Chengdu is the first within the framework of the current land acquisition system start the change. Chengdu, through the implementation of the effective area of cultivated land, and get the average from the city's dynamic balance costs 25,000 yuan per mu. This is tantamount to the comprehensive improvement of land as a working platform for urban and rural areas so that those away from the central urban area of remote rural areas, can also no way to get a local financing of capital construction of new countryside, not only increasing the income of the farmers cultivated stock and flow, but also significantly changed the face of a number of villages.
land remediation in higher value village renovation was found out. through homestead and other rural construction land remediation to save out of construction land, through the 2006-2008 years, Chengdu has implemented a total of 15 linked to the project, saving rural construction land out of the average income of 150,000 yuan per mu, which can achieve a more intensive use of land high level of territorial control. According to statistics, the city can increase reserve of 65 million mu of construction land, cultivated land acquisition is equivalent to a share of ten times. This shows that, within the land requisition system also has to increase income of farmers and rural potential.
the report said, whether it is land remediation or village renovation, are in place within the framework of the existing land system, is dependent on land acquisition for the land service and the total scale. However, these practices increase the flexibility of the system of traditional land. First, the original state is not to discuss land acquisition and choice , enforced by the state administrative power, and land remediation and village renovation, if the conditions are not favorable, it can not attract the participation of farmers and villages; Second, farmers and rural land through the new target of exchange, without reducing the amount of land under the conditions of the rural , can share a small part of the urban land price, to improve the distribution of the original characteristics of land system.
Third, the framework to explore non-urban land and industrial building
like many of urbanization, industrialization, the rapid development of places, Chengdu also appeared a lot without land, rural collective land in the development of urban and industrial projects in the stories. how to deal with these spontaneous dragon Shuangliu County Industrial Port, is built on collective land on a total area of 5 square kilometers of private industrial park. The basic model is the collective industrial park lease land to farmers to invest in standard industrial plants, and then rented to small and medium enterprises. As some of the monthly rent can be used to pay plant, dragon model by a large number of SMEs welcome. to early 2009, the park has introduced more than 500 small and medium enterprises, has provided 10 million jobs, more than 100 million yuan in tax revenue. On the other hand, was not as farmers in the area of land under the system of permanent loss of land ownership, but in the form of annual rent or shares, long-term future to share the land value. Since the parties to accept a dragon pattern, the flow of local government To take the initiative to adjust the plan to require the park go through relevant procedures, the basic completion of the legalization of the industrial park.
Case 2, the collective management of housing land. away from Chengdu, drive 30 minutes three Yanzhen Pixian , is the town of Chengdu, the water, not industrial development. In the absence of indicators of financial investment and the case of land acquisition, the local spontaneously out by local residents, the foreign household investment, together cover three or four small building, and then share the floor development model. a new look. However, these properties of the land use right certificate, and no government agency issued, the system implies high risk.
Case 3, post-disaster joint construction. Chengdu, the reconstruction funding gap facing enormous. in accordance with the General Hu secretary on the development of commercial projects to help rebuild the affected farmers. straightforward observation is that the affected farmers the right to use the part of the homestead in exchange for joint construction side of the housing finance; and foreign investors in exchange for land, according to planning and construction management projects with commercial value. local government in the United Jianzhong, the introduction of policies and provide planning, construction quality control, certification and other services, free to take all the taxes, contributed to the acceleration of the reconstruction. For there is no investment potential disaster area, Chengdu is to expand the complete the following idea: Let three similar Weir's Case 4, the collective land into the market, bidding, auction. Chengdu Jinjiang opened directly into the market of collective construction land, the strokes, auction and the rural collective construction land to non-group members set a precedent for commercial purposes. Jinjiang District, organized the first group of 11 village-level joint-stock companies, and then organize rural collective construction land, development and operating rights to the company commissioned by the company once again entrusted to the area of agricultural investment and financing company. Land in the market net transfer of income listed on the remediation costs, the return of the last layer of shares allocated to shareholders that the village farmers. This achieved by unified planning and development of concentration and control of land, only to achieve the maximization of land revenue differential, but also the land revenue relatively more balanced distribution of .2008 in October the first listing to sell two plots, and ultimately to 80 million transactions per acre, farmers and rural income is much higher than br> The report said that Chengdu from reality, the reform of land expropriation system can try to explore more different paths. These cases also show that urbanization and industrialization of rural collective land should not necessarily force the levy for the state-owned land; in the collective land of peasants, but also can promote urbanization and industrialization.
Four, violations of inertia, so the transfer of rural land for construction involving various forms, all contain the inevitable risks. Chengdu's response to it is to reform the health lay a solid foundation, which is in the city within the rural collective land ownership, farmers use rights and ownership of all farmers do the right housing, registration and certification, and the right to do a comprehensive basis, to promote the agricultural land contractual management, forest contract right, the collective construction land use rights and the norms of property rights transfer eventually promote urban and rural, laid the basis more reliable system.
Chengdu, the right to provide the correct operational innovation. For example, according to Liu Jie Zhen Dujiangyan City, the pilot experience, by groups of villagers from the village elders or former cadres familiar history and highly respected among those who vote for scale map Indeed, the right of property rights to the home registration certification, proven way. In the basis of the right to do, and then steadily increase their ownership of the power of land and housing, start various forms of transfer, to ensure that the interests of farmers because the transfer was not violated. < br> e, Chengdu, Chengdu experience in the practice of sound
contains a clear logic, that is, from the higher income. However, the reform can not be accomplished overnight. transition period, the still difficult to completely avoid the conflict.
the report, further reform in Chengdu the following test to solve the problem. First, universal, full coverage of the and home ownership - the right to use the transfer market, to form a greater range of price discovery mechanism; Third, reform of land tax system, financial basis for the government to rely on land acquisition and land sales from a single income, to (land) taxes and a reasonable turnover tax, outside the system of collective land for construction cautiously opened the legal channels to enter the market, and then gradually narrow the scope of the national land, and ultimately make the market mechanism in the process of urbanization in the allocation of land resources play a fundamental role in the real.
of: National Peking University comprehensive research group
Development Institute