浅谈我国城市化进程中城乡土地合理规划的思路

文章从论述我国城市化进程中城乡土地利用的主要问题着手,针对这些问题提出城乡一体化,合理规划城乡土地利用的思路,包括霍华德田园城市理论和美国城市理性发展理念,合理预测城市规模和建立城乡土地资源综合效益最大化模型,科学地估算城市与农业用地的需求量。     

Local ＂Land Finance＂ in China＇s Urban Expansion： Challenges and Solutions

This paper considers the issue of local ＂land finance＇＂ in the context of China ＂s fast urban expansion. In an analysis of China ＂s land requisition and public leasing system we argue that low-cost land acquisition is the fundamental cause of land-related distortions that have occurred during China ＂s urbanization. Granting farmers the power to negotiate directly with land users during urban expansion, combined with coordinated land tax reforms to consolidate local tax bases is the key to China achieving both equity and land use efficiency in urban expansion.     

基于六普数据的中国城镇化空间格局分异模拟

本文以"六普"分县人口数为基础,通过预景的研究方法,模拟不同情景下,我国城镇化未来格局分异。认为,我国人口城镇化将在2032年左右接近尾声,城镇化率约为70%,届时全国城镇总人口共约10.3亿。人口城镇化的区域格局上,据模拟,东部地区城镇化增速仍将保持快速增长。2032年左右,东部、中部、西部地区三个区域城镇化水平分别为50.2%、28.7%、21.0%,与2010年相比,城镇人口总数分别增长59.0%、54.7%、40.6%,城镇化水平分别增加+1.7%、+0.2%、-1.9%。研究结论可为未来我国城镇化空间布局提供参考。     

城镇化进程中土地利用的现实困境与路径选择

随着城镇化进程的加速,土地利用正面临着诸多困境,由此也带来一些负面影响。基本国情与城镇化土地扩张的矛盾、土地利用各主体之间利益分配的不均衡,以及现行土地制度的内在缺陷是困境与负面影响的生成因素。化解困境的路径选择需要进行全面统筹,即明确我国要走紧凑城市化道路,要协调好各利益主体之间的关系,而消除城乡二元壁垒、打破城乡二元结构则是其制度性保障。     

中国城市土地制度改革回顾与展望

改革开放三十年是我国城市快速发展的三十年,也是城市土地制度不断优化和调整的三十年。文章回顾了三十年来城市土地制度改革的历程,分析了城市土地使用制度从有偿使用的试点探索到招拍挂市场化土地出让模式的推广和完善过程,透视了城市土地宏观调控从行政手段到经济手段的转换路径,研究了土地制度改革过程中土地收益分配关系的演进逻辑,同时也检讨了现有城市土地制度存在的问题并对未来城市土地制度改革的方向进行了展望。     

失地农民就业问题的经济学思考

随着我国经济的快速发展,在项目建设中政府征用了大量的土地,由于农村的社会保障体系不完善,农民失去了惟一的保障途径——土地,导致大量失地农民转化为城市贫民。而且随着城市化建设力度的加大,土地征用仍然不可避免,失地农民队伍将越来越大,失地农民的生活和出路问题也会越来越多。所以失地农民就业问题已经成为政府及经济学界亟待研究的重点课题。本文针对我国失地农民就业问题进行了经济学分析。     

Rural to urban land conversion in China — How large is the over-conversion and what are its welfare implications?

The current system of converting farmland to urban land use in China can be characterized as a hybrid system that combines government controls with market-based transfers. In this paper we argue that this hybrid governance structure causes an over-conversion of farmland from the rural to the urban sector, as compared to a competitive market situation, and a welfare reallocation that discriminates against farmland owners. We develop a partial equilibrium model that can be used to examine the impact of the current hybrid governance structure on the over-conversion of farmland and to analyze the welfare changes for different groups of actors and the resulting net social welfare loss. Using a dataset with detailed information on farmland acquisitions and urban land transactions in Yingtan City in Jiangxi Province, we illustrate how this framework can be applied. Our results indicate an over-conversion of 33.5% of the total converted farmland in this city between 1999 and 2003. The welfare of farmland owners affected by the conversion decreased by 1.38 billion RMB, while the net social welfare loss equaled more than 270 million RMB during the same period. The local government obtained 380 million RMB of revenues by re-selling farmland as urban land through competitive conveyance mechanisms between 2002 and 2005, while the manufacturing sector gained an estimated 280 million RMB from buying land use rights at relatively low prices. We conclude that the current policy of increasing urban land conveyance through competitive mechanisms does not address two major underlying causes of over-conversion, and that protection of farmland would be better served by replacing the current hybrid rural to urban land market structure by a competitive land market.     

城镇化进程中的土地储备问题

努力实施旧城改造、新城拓展和农村城镇化战略,是我国全面建设小康社会的必然要求。在城镇化进程中,实施城市土地制度改革,建立政府土地储备制度,是盘活城市土地资源,合理利用土地,提高政府在城市建设中的调控能力,缓解城市建设资金不足的根本路径。     

城市规划中的政府行为

本文从经济学角度分析了政府在城市规划中的作用及政府规划权滥用现象的本质,提出了有效解决城市规划中政府与市场作用的可行路径:强化土地利用规划对城市土地利用的控制作用,建立和完善城市规划编制的公共参与机制,增强城市规划师的责任感。     

What happens to land price when a rural construction land market legally opens in China? A spatiotemporal analysis of Nanhai district from 2010 to 2015

Urban and rural construction land markets in China, the two formerly separated markets, are beginning to be unified in some pilot areas. So far, but little is known about the associated land market development patterns and what factors influence land market price. In order to examine the impact of urban developers' access to legal rural construction land market on land price, we analyzed the spatiotemporal heterogeneity of price trends for the rural-urban land market in Nanhai district, Guangdong Province, between 2010 and 2015. We collected 2285 land transaction data during that span and mapped price contour lines for the rural-urban development land market in the whole district by using spatial interpolation techniques. Four hedonic price models, on rural and urban construction land respectively, were developed to measure the marginal effects of land attributes on price. Results from the analysis suggest that, temporally, the prices of rural-urban development land grew rapidly between 2010 and 2015. Spatially, prices spread along a gradient from east to west, and the prices in North Nanhai district were significantly higher than those in the south. The hedonic models also suggest that land use type, lot size, and various spatial characteristics impact rural and urban land prices. Overall, this research presented here contributes our understanding of the complex nature of establishing a unified land market in China.     

日本土地区画整理融资立法以及对中国的启示

中国建设用地整理融资滞后制约了建设用地整理的整体效益与规模,相关立法是规范、保障建设用地融资的基本要件。日本土地区画整理融资立法在规范体例、融资组织结构确立和融资模式设定上的经验,可为中国建设用地整理融资立法予以借鉴。应健全相关立法体系,确立符合国情的多元复合型建设用地整理融资结构,完善建设用地整理融资机构的职能。     

重庆市城乡土地流转问题探讨

城乡土地流转问题是重庆市实现城乡统筹发展的关键。成为改革实验区后,重庆市在促进城乡土地流转的制度和管理方面进行了积极的探索和实验,引起了全国的关注。城乡土地的流转取得明显效果,但也引发了一些问题。在实地调查和文献分析的基础上,本文分析了重庆市城乡土地流转的实践和面临的挑战,并提出应该在土地管理、小产权房和城乡规划等方面进一步改革。     

城乡统筹发展视角下的土地制度改革路径

现行的土地制度限制着土地要素的自由流动,阻碍了全国城乡统一的土地使用权流转大市场的建立,更不利于城乡统筹发展。文章以土地制度在城乡统筹发展中的功能和作用为前提,分析了土地制度的现状及统筹城乡发展中土地制度缺陷引发的矛盾和问题,提出了土地制度改革的思路和相应的配套政策支持。     

城市“灰色用地”土地开发模式研究

文章首先分析了传统城市规划开发模式存在的弊端,进而提出在市场经济体制下,城市规划应该由传统的用地定性模式转换为一种能适应城市动态发展和市场经济体制的模式：城市灰色用地理念。在此基础上,文章通过对现行经典的几种土地开发模式和运行策略对比研究,最终指出城市灰色用地土地开发模式的策略。     

城市地下空间开发使用权管理问题研究

我国城市发展速度不断加快，土地利用与土地资源的稀缺性之间的矛盾日益加剧。在土地平面开发模式逐渐转变为立体开发模式的过程中，地下空间的开发利用及其使用权管理相关的诸多问题却没有被妥善处理。为了能够更好地管理土地资源，达到集约合理利用的目的，我们对地下空间的开发利用及权属管理应当慎重对待。     

Trading Land Development Rights under a Planned Land Use System： The ＂Zhejiang Model＂

China＇ s state planned land use system, including regulations such as setting planned quotas for land use, basic cropland preservation, and pursuing a balance between the conversion of arable land into non-agricultural use and the supplement of new agricultural land, has substantially constrained the economic growth of industrial provinces in China. This article explores the innovative reforms adopted by Zhejiang Province through land development rights （LDR） transfer within a locality and LDR trading across localities. We argue that there is a ＂Zhejiang model of LDR transferring and trading,＂ which, we believe, has significant implications not only for fostering an efficiency-enhancing market for land development rights and agricultural land preservation, but also for optimal use of land and a more balanced regional development. One important policy issue relating to China＇s rural land system is that under China＇ s land requisition system, farmers are usually under compensated for urban land-taking.     

对城镇建设中土地节约集约利用的思考

我国土地资源极度匮乏,人均耕地面积只有世界平均水平的三分之一,而且耕地质量呈下降趋势。随着中国进入城镇化快速发展时期,土地浪费现象非常突出,主要因为盲目兴建开发区、规划贪大求洋、建设方式粗放,全国城镇人均占地面积远远大于发达国家和大多数发展中国家。面对人多地少的基本国情,城镇建设必须走节约集约用地道路,要加强宣传教育、科学规划,提高土地利用率;创新政策、严把项目准入门槛,实现城镇可持续发展。     

房价与地价关系的国际比较研究

文章通过比较分析国内外地价占房价的比例发现,我国地价占房价的比重与土地资源相对富裕的欧美发达国家美国、瑞典比较接近,远低于土地资源相对稀缺的亚洲发达国家和地区。土地稀缺程度、经济发展水平、政府政策和城市规划是影响房价与地价关系的主要因素。     

How Can Chinese Farmers' Property Income Be Improved? A Population–Land Coupling Urbanization Mechanism

Balancing urban and rural development is an important political goal in China. The failure of rural land privatization has led to a low level of rural economic development and a vast property income gap between citizens and farmers. This paper illustrates the reasons for property income inequality from the perspective of the land tenure system and the dualistic household registration system. After evaluating the segmentation of the rural land market and the rigid nature of rural land assets, a population–land coupling urbanization mechanism is proposed. The paper argues that China's land property system has externalized a high degree of geospatial and social urban and rural intertwinement. Major reform of the rural land property rights system is required to correct the situation (further development of the social security system and stable urbanization) and to increase property income potential for farmers.     

城乡统一建设用地市场中农村集体经济组织与政府博弈分析

十八届三中全会的召开,为建立城乡统一的建设用地市场提供了新的契机。论文在前人研究的基础上,提出了城乡统一建设用地市场的基本框架。并通过建立双种群进化博弈模型,寻求建立城乡统一建设用地过程中农村集体经济组织与政府的进化稳定策略,以及进化稳定策略的影响因素,增大博弈双方选择合作战略的概率,促进农村集体建设土地资源配置效率的提高。城乡统一建设用地市场的顺利建立,根源在于政府行为的转变,以及农村集体经济组织的角色转变,应充分发挥税收在土地交易中的杠杆作用,调整我国土地收益的分配格局,使政府与农村集体经济组织的行为与建立城乡统一建设用地市场的目标相适应。