广东省自贸区土地管理制度创新的探讨

本文结合我国土地管理制度、广东省自贸区三大片区土地管理制度及国家对广东省自贸区制度创新的要求,剖析了自贸区现行土地管理制度存在的行政审批过于繁杂、用地管理制度弹性不足、土地金融制度创新探索不足等制度设计存在的不足之处,并提出了相应的制度创新路径。     

论《物权法》对土地管理制度的影响

从不动产作为《物权法》核心立法内容之一的角度来看,《物权法》的立法理念及相关规定的颁布对我国现行土地管理制度的理念和具体的土地管理制度产生影Ⅱ向。其中观念上的影Ⅱ向包括《物权法》强化了对财产的保护以及民事权利和行政权力的关系要重新定位两个方面：具体的土地管理制度中受《物权法》影响较大的主要包括登记制度、征地制度、房地产市场管理、权属调处制度等。与土地管理制度相关的《物权法》规定存在的不足之处,可以在《土地管理法》、《房地产管理法》等行政法律法规中进一步加以明确。     

顺势而为，深入推进农村土地管理制度改革——安徽、江苏、深圳农村土地管理制度改革探索的启示

农村土地管理制度改革主要包括征地制度改革,集体建设用地流转、宅基地管理、农村土地整理和城乡建设用地增减挂钩、土地产权制度改革等。通过调研发现,安徽、江苏、深圳两省一市对农村土地管理制度改革进行了积极的探索,为进一步推进农村土地制度改革奠定了重要基础,农村土地管理制度改革从长远看,应建立城乡统一的土地市场和土地管理制度,建立完善的土地要素市场配置和政府管控机制,健全土地增值收益分配和税费调节机制。从近期看,要进一步落实最严格的耕地保护制度和节约集约用地制度,加快征地制度、农村土地使用制度和农村土地产权制度改革,推动建立城乡统一的建设用地市场,促进城乡土地要素合理流动和布局优化,理顺国家、集体、农民之间的收益分配关系,着力破解城乡土地二元结构,推动城乡共同繁荣和统筹发展。     

非农用地膨胀原因的制度思考

我国非农用地不断扩大是我国经济建设过程中面临的一个严峻问题,它是由经济、人口和制度等因素共同导致的。本文着重从土地制度(土地使用制度和土地管理制度)方面探讨非农用地膨胀的原因,分析现行非农建设用地有偿使用制度的缺陷并提出加强非农用地管理,防止非农用地进一步膨胀在土地制度,土地使用制度等方面所应采取的对策。     

中国土地管理制度困境及改革路径研究——基于Williamson分析框架

在梳理中国土地管理制度发展历程基础上,剖析了土地征收、土地用途管制、耕地保护、建设用地流转、家庭联产承包等主要制度存在的问题及其成因;引入Williamson四层次分析框架,探究制度改革逻辑框架,并从管理主体、管理目标、管理重点、管理效益的四维视角设定改革战略定位。在科学合理编制实施规划、合理落实城乡用地规划管控、建立完善城乡制度"双挂钩"模式等改革关键环节,进行制度更替路径设计。     

完善土地法制的思考——关于土地立法与土地法学若干问题的探讨

<正>对当前土地法改革问题,我想从土地法学角度谈几点看法。对土地立法的改革思考在新中国的土地立法进程中,有三部土地法律具有里程碑的意义。第一部是新中国成立初期,1950年实施的《土地改革法》,它解决了新中国土地所有制变革问题,为我国土地制度的建立奠定了宪法基础。第二部是改革开放后,1986年通过的《土地管理法》,它确立了现有土地管理的基本制度,确定了土地登记制度、城乡地政统一管理制度、建设用地管理制度、法律责任等。以这部法律为基础,基本     

中国土地管理制度存在问题及完善的思考

研究目的：探讨进一步完善中国土地管理制度的战略重点。研究方法：文献资料法,综合分析法。研究结果：未来中国土地管理制度的愿景应该是在各种土地管理法律法规进一步完备的基础上,发挥市场配置土地资源的基础性作用,实行节约优先战略。政府重在监管和服务,重在制度设计。研究结论：目前应进一步更新管理理念,加强土地基础制度建设,发挥市场配置资源的基础性作用,完善土地法制,提高权利保障、市场运行、执法监察的法律保障。     

城市土地供给管理存在的问题及其对策

土地供给管理是城市土地管理的重要组成部分,要规范和完善城市土地市场,提高城市土地利用效率,必须加强对城市土地供给的管理。由于城市土地供给的稀缺性,传统的"以需定供,总量宽限"的理念已经不能适应城市土地供需形势的发展。文章基于我国城市土地供给管理制度的形成与发展,从供给机制、供给数量与结构、供给管理等方面分析当前城市土地供给管理存在的主要问题,并从观念、制度、手段三个方面提出了相应的对策。     

2022年土地科学研究重点进展评述及2023年展望 ——土地管理分报告

研究目的：归纳分析2022年国内外土地管理领域研究进展，展望研究趋势。研究方法：文献研究法。研究结果：2022年，国内土地管理领域研究主要涉及土地管理制度与法律的应用理论问题，并对具体的实践应用展开了深入探讨；国外重点关注城市住房市场管理、土地生态保护制度等问题；关于农村土地产权制度保障、土地管理视域下政府与市场的协同以及耕地保护与粮食安全等问题是国内外研究一致关注的重点。研究结论：2022年土地管理研究紧扣理论问题与实践需求，在探索土地治理的制度和法律改革方面取得了一定进展，但未来仍需进一步把握国家重大战略需求，加强从不同学科交叉视角进行理论解释和创新。2023年将重点关注土地管理内在规律的基础理论研究、中国式现代化视域下的土地治理体系探究、自然资源资产所有权委托代理和统一确权登记改革、国土空间用途管制的体制与机制、土地绿色开发利用与生态保护制度、耕地保护制度与粮食安全等议题。     

2016年土地科学研究重点进展评述及2017年展望——土地管理领域分报告

研究目的：归纳分析2016年国内外土地管理领域的研究进展,展望研究趋势。研究方法：文献统计法。研究结果：2016年土地管理领域国外研究侧重于土地制度改革及其所产生的政治、经济、生态效应,土地法律与政策的作用效力及效应,土地权属与登记等方面;国内研究则更多关注农村土地制度改革、不动产登记成果整合应用、自然资源资产管理理论及成果应用、土地市场监管与土地财政影响、“三权分置”法律关系界定、集体土地所有权立法及集体成员资格界定、土地用途管制与耕地保护制度等相关问题。研究结论：2016年土地管理领域在不动产登记与自然资源资产管理、土地市场监管与调控以及土地用途管制方面的研究有所进展;2017年将重点关注土地管理制度改革、不动产统一登记制度的推进与完善、自然资源资产管理体制建设、土地及房地产市场调控,乃至农村土地市场的管理与调控、土地法律体系改革等方面。     

A conceptual framework for utilising VGI in land administration

Land administration systems assist citizens in identifying their rights, restrictions and responsibilities (RRRs) associated with land and property. However, delineating the spatial extent of all RRRs regulated in legislation remains a challenge. Approaches that have been used so far are mainly based on accurate surveying processes, which are untimely and too expensive. Previous studies proposed Volunteered Geographical Information (VGI) as a practical and low-cost method for fast acquisition of spatial data from volunteered contributions, mostly for countries where a limited number of land rights records exist. However, VGI could be beneficial for advanced and developing land administration systems in terms of collecting a range of RRRs which are not spatially well recorded and represented. A multidisciplinary review of the literature on VGI and land administration reveals the lack of a comprehensive conceptual framework for utilising VGI in land administration for the purpose of collecting a range of RRRs related to land and property. This paper investigates the main aspects of utilising VGI in land administration based on qualitative content analysis of available resources. The outcome of this research suggests that using VGI in land administration requires a comprehensive understanding of the complexities and interconnections of legal, institutional, technical and social aspects within each jurisdiction. These findings are merged to formulate a generic and innovative conceptual framework which serves as a basis for the process of collecting land and property RRRs from volunteer contributions.     

Urban land administration and planning in China: Opportunities and constraints of spatial data models

China's economic reforms over the past decades have given rise to the development of a rudimentary urban land market. Although one cannot speak of a land “market” in the strict sense of the word, there is an urban land allocation system in which land lease rights can be acquired through the payment of a land-use fee. If the urban land market is to develop in a sustainable manner, new credible institutions need to be established that can safeguard greater legal security and transparency. For these purposes, it is necessary to establish a management system that can support the legal (tenure security), economic (leases, taxes) and broader aspects (spatial and environmental land use policies) of land administration. To make an urban land administration system socially credible and functional, land-related information should be registered and structured at a detailed spatial level, such as parcels. There is no parcel-based information system in China, but the country has developed a population registration system at a detailed spatial level that could be a starting point to develop integrated information systems, or a so-called “local spatial data infrastructure”. This paper reviews China's population registration system and their spatial units and presents a proposal for an information system that can be expanded or adapted to meet the requirements of an effective land administration system.     

我国土地行政过程中的政府责任分析

近年来,大量的土地违法违规现象表明政府在土地行政过程中还存在失责现象。究其成因主要是政府的土地行政责任体系不健全。要解决现阶段我国政府土地行政失责问题,就必须按照从明确责任到评价责任再到追究责任的路径来构建土地行政责任体系。其内容包括法律责任、行政责任、政治责任、道德责任和生态责任等。同时,还应注重社会监督约束和道德伦理约束,以保证土地行政责任体系的顺利构建和执行。     

Policy Discourses on Women's Land Rights in Sub–Saharan Africa: The Implications of the Re–turn to the Customary

This article examines some contemporary policy discourses on land tenure reform in sub–Saharan Africa and their implications for women's interests in land. It demonstrates an emerging consensus among a range of influential policy institutions, lawyers and academics about the potential of so–called customary systems of land tenure to meet the needs of all land users and claimants. This consensus, which has arisen out of critiques of past attempts at land titling and registration, particularly in Kenya, is rooted in modernizing discourses and/or evolutionary theories of land tenure and embraces particular and contested understandings of customary law and legal pluralism. It has also fed into a wide–ranging critique of the failures of the post–colonial state in Africa, which has been important in the current retreat of the state under structural adjustment programmes. African women lawyers, a minority dissenting voice, are much more equivocal about trusting the customary, preferring instead to look to the State for laws to protect women's interests. We agree that there are considerable problems with so–called customary systems of land tenure and administration for achieving gender justice with respect to women's land claims. Insufficient attention is being paid to power relations in the countryside and their implications for social groups, such as women, who are not well positioned and represented in local level power structures. But considerable changes to political and legal practices and cultures will be needed before African states can begin to deliver gender justice with respect to land.     

中国土地规划管理工作的回顾与展望

研究目的：通过对中国不同时期土地利用规划发展状况进行回顾和比较,探索新时期土地利用规划的方向及土地利用规划的任务和编制方法。研究方法：综合分析法,比较法。研究结论：中国土地利用规划的发展过程与不同时期经济体制紧密相连。现阶段土地利用规划机遇和挑战并存,既承担着综合平衡各业用地需求的责任,又承担着参与宏观调控的任务。土地利用规划将向地位强化、体系科学化、编制方法现代化、编制实施过程公开化和规划管理法制化方向发展。     

Farming within a dual legal land system: An argument for emancipatory food systems planning in Accra,Ghana

Contestation over land is a central element of urban food systems. This paper examines how Ghana’s dual legal land system affects urban farmers. Situated within the “emancipatory planning” discourse, the paper investigates how farmers navigate customary and statutory land rules using tactics that include compliance, opposition and adaptation. Based on field work conducted in urban and peri-urban areas of Accra, the study demonstrates that farmers access land by working around, outside, and within the rules of the dual legal land system. The landowners on whom urban farmers depend also both comply with and violate these same rules. This system perpetuates inequities. Food systems policy and planning must address the structural and systemic inequities that are reinforced by the rules of the land game. The paper concludes with some reflections on how local and national policy and planning can do a better job in supporting urban food production in contexts characterized by complex, dual legal land systems.     

The Cadastral triangular model

Successful economies rely on effective land administration systems. A key contributor to land administration is the cadastral system and its support for the ongoing definition of boundaries that support secure property rights and effective land management.Cadastral systems are complex and typically have significant differences in legislation, regulation and survey practices between jurisdictions. And yet the high-level objectives of a cadastral system tend to be essentially the same the world over. Comparisons of cadastral systems in different jurisdictions can easily become focused on the technical, legal, or implementation differences. This can obscure commonalities and opportunities to develop common strategies for the efficient maintenance and development of cadastral systems.Changes in technology have significantly altered the way that cadastral boundaries can be marked and located in the real world and then represented or visualised on maps or plans and in databases. The rate of take up of these technologies, and the form of that take up, varies between jurisdictions.A conceptual model to explore the complex relationships between different representations of cadastral boundaries has been developed. This model, which has broad application, is known as the Cadastral Triangular Model (CTM). The CTM is a valuable tool to explore and resolve complex issues facing cadastral systems, for example proposals for the evolution of 3D cadastres. This paper describes the CTM, how it can be used and identifies further applications of this model to address contemporary issues confronting cadastral authorities.     

Evaluation of land administration systems

Currently there are no internationally accepted methodologies to evaluate and compare the performance of land administration systems. This is partly because land administration systems are in constant reform, and probably more importantly, they represent societies’ different perceptions of land. This paper describes the development of a framework to measure and compare the performance of land administration systems. The research is of particular relevance since it develops a management model which links the operational aspects of land administration with land policy.     

Assessing the environmental impact of 3D public law restrictions

The needs of modern societies require, on the one hand, the most efficient exploitation of land by individual stakeholders and, on the other hand, have set up a variety of restrictions and regulations for the public benefit. Such restrictions are steadily growing in number and apply in various areas. Given the technological development in the construction sector, complex proprietary relations emerge in overlapping private and public rights. Cadastres constitute the core of land administration systems, gradually evolving to development tools that provide multi-purpose land related information. Within this context, incorporation of Public Law Restrictions (PLRs) to cadastral systems is considered a step towards the development of integrated land administration systems. Internationally, PLRs are usually registered in separate registries, under different types and formats, depending on the competent body/authority. These PLRs include, among others, restrictions regarding environment and nature protection, water protection, spatial and land use planning zones, cultural heritage, public infrastructure corridors and zones, public easements/servitudes and mining rights. Until today 3D registration and visualisation of such PLRs is mostly discussed at research level, mainly due to the variety of fields related to each PLR, the need of quantifying qualitative components or “translating” physical attributes to legal restrictions and 3D volumes, as well as to the variety of responsible authorities and types of regulations. This paper focuses on identifying PLRs that pertain either explicit or implicit 3D characteristics, emphasising on the PLRs related to the development of the Trans Adriatic Pipeline (TAP) project. This paper aims to identify the nature of 3D PLRs, based on the legal requirements regarding environmental components’ analysis and mapping defined in Environmental Impact Assessment (ESIA) studies, and to investigate the possibility of compiling 3D environmental models from recorded ESIA data. Economic implications of 3D PLR approach is also considered, at qualitative level, in terms of impact on land value when 3D restrictions are imposed, and regarding the cost-effectiveness of drafting ESIA studies showing 3D PLRs.     

3D Cadastres in India: Examining the status and potential for land administration and management in Delhi

Urbanization and the trend towards complex infrastructure development challenges the traditional two-dimensional (2D) cadastral representations used in conventional land administration. Three-dimensional (3D) representations are argued to serve as the future basis upon which to spatially define rights, restrictions and responsibilities (RRRs) in these environments. In Delhi, the capital city of India, where horizontal expansion via new settlements in peri-urban areas, and vertical expansion by densification of city infrastructure, are both prevalent, the need to manage this increasingly complex 3D infrastructure environment presents a great challenge for land administration and management agencies. This paper explores both the current and potential future application of 3D representation in Delhi, with respect to land use planning, development and management. A cross-cutting thematic case study analysis is undertaken: policy drivers, legal frameworks, organizational aspects, and technical standards are considered. For each aspect a separate analytical approach is used. Based on the results, it is concluded that current practices related to 3D representation are somewhat immature and not adequate for capturing the future vertical growth of Delhi. This could lead to legal and physical boundary inconsistencies and irregularities, and dispute cases. However, by learning from international developments and standards-based approaches, agencies have the potential to enhance and support processes in their respective land administration systems. To realize this potential, internal and external policies, institutional settings and, technical and financial arrangements need to be reformed. In the short term it is recommended to focus on raising awareness for the widespread adoption of 3D representations in relevant agencies in Delhi.