开发商的土地备与竞买行为解析

研究目的:从微观经济学的基本理论出发,解析开发商的土地储备与竞买行为.研究方法:定量分析、数值模拟.研究结果:开发商土地储备行为由经济条件决定,持有成本与预期收益是开发商进行土地储备规模决策时权衡的两个要素;贷款利率和融资能力从持有成本的角度影响开发商土地储备行为,未来房价增长预期和未来市场不确定性则从预期收益的角度对开发商的土地储备行为产生影响;开发商以超常价格进行土地竞买的驱动力是中国土地市场中出现的"面粉比面包贵"现象的原因.研究结论:在市场繁荣阶段,开发商积极的土地储备策略与非正常的土地竞买行为经常发生,这并不是中国经营性土地招拍挂供应制度导致的必然结果;但这种行为背后隐藏着企业萎缩、破产和被接管的巨大风险.     

对土地储备制度的三点思考

机构设置及法律制度目前土地储备机构设置的模式有两种:一种是单一的结构,土地储备机构隶属土地管理部门,实行市场运营,如上海;另一种是双结构,即土地储备委员会和土地储备机构,土地储备委员会由政府设立,成员由土地、财政、计划、规划等部门组成,任务是协调收购———储备———出让政策,土地储备机构隶属于土地管理部门,接受收购储备委员会的领导和监督。从实施土地储备制度的城市的经验看,双结构的运行比较顺利,但运行尚需制度予以保证。要保证部门之间的协调、有效,减少运行环节,提高土地储备和土地资产运营效益,必须制定科学的土地收购…     

论土地征收中的公共利益

公共利益制度是土地征收中的一项重要制度,由于现行法律对公共利益的内涵外延缺乏明确规定,使得土地征收中公共利益的判断主体、判断标准十分模糊,界定程序、补偿标准不尽合理.应尽快完善土地征收中的公共利益制度.具体措施包括:(1)采用"列举和概括式"模式界定公共利益;(2)完善公共利益审查、救济程序和征收补偿制度;(3)确立被征收方买回权制度.     

供给侧结构性改革下的土地储备供应制度研究

土地储备制度与土地供应制度是与供给侧结构性改革紧密相关的两种土地制度。供给侧结构性改革视角下土地储备与供应制度存在的关键问题有:过分追求土地储备规模,导致土地储备资金负担增大;过分重视经营性用地的储备与供应,造成土地储备与供应调控职能缺位;政府垄断的土地供应制度,容易造成供需失配;土地储备与供应的法律法规尚不健全,容易造成土地市场的混乱。推进供给侧结构性改革的土地储备与供应制度的改革对策:适度控制土地储备规模,消化土地库存;合理确定土地供应结构,实现供需均衡;打破政府垄断局面,调动多方积极性;建立完善的法律体系,确保土地储备与供应制度有法可依。     

基于社会燃烧理论的中国土地储备制度产生与发展研究

研究目的 :确定土地储备制度在城市土地使用制度历史演进中的地位 ,对其产生的必然依据和发展趋势进行研究。研究方法 :社会物理学的社会燃烧理论。研究结果 :土地储备制度是城市土地使用制度的第二次革命。研究结论 :社会燃烧理论可引入到制度变迁领域 ,是研究土地储备制度的产生与发展的一个有效的理论工具。     

建议根本改革征地制度

根本改革现行征地制度,谨防建设用地的国有化趋势;制定"公共利益征地否定式目录",明确规定盈利性目的用地不得征用;限定政府储备土地为存量土地,严禁征用集体土地增加土地储备;预留发展用地,探索对农民实施财产补偿;强化土地收入管理,防范财政和金融风险。     

城市土地储备数量和周期的理论分析

研究目的:探索建立城市土地储备数量和周期的预测模型.研究方法:实证分析法、图解法.研究结果:从供给角度探讨了城市土地储备的最优规模,从需求角度分析了城市土地储备的数量和周期.研究结论:建立的两个模型能为中国建立规范的城市土地储备制度提供一种可行的方法.     

小城市实施土地储备制度的思考

研究目的:为小城市实施土地储备制度提供有益借鉴.研究方法:实证分析法、因果分析法.研究结果:当前小城市土地储备存在城市规划滞后、政府定位不准、利益调整不当和操作不够规范问题.研究结论:小城市实施土地储备制度必须从科学构建储备模式、多元化筹措资金、完善保障体系和规范操作规程等方面入手,深入开展城市土地储备工作,加快区域经济发展和城市化进程.     

中国城市土地储备融资方式文献分析

研究目的:分析中国城市土地储备融资研究现状。研究方法:文献研究法,统计分析法。研究结论:(1)与土地储备研究现状相比,学术界对城市土地储备融资的关注程度还不够。(2)土地资产证券化、土地基金等融资方式缺少明确统一的定义,不利于土地储备融资方式的研究。(3)当前的研究主要集中在各类土地储备融资方式的定义、运作模式、优缺点等方面。     

中国征地和补偿制度的E-R模型分析和重建

研究目的:尝试用新的方法分析中国征地和补偿制度存在的缺陷,提出完善建议.研究方法:利用E-R模型分析征地和补偿过程中的土地法律关系.研究结果:中国征地和补偿制度的缺陷在于公共利益和土地利益的缺失.研究结论:引进第三人代理公共利益和土地利益可以弥补两种利益的缺失,保障农民利益.     

Application of an ecosystem function framework to perceptions of community woodlands

Owners, local residents, government, and conservation organisations can express divergent preferences in the development and management of local woodlands. The perceptions of these four groups were examined, in the context of three community woodlands in Eastern England, using an ecosystem function framework. In a pilot study, residents were able to allocate a relative importance to woodland ecosystem services which were then related to “regulation”, “habitat”, and “production” or “information” functions. However residents also placed importance on negative services or “dis-services” associated with the woodland ecosystem. Therefore a fifth category of “dis-services” was included in the main survey which included 84 local residents, three woodland owners, three government institutions, and six representatives from conservation groups. Each of the four groups placed greatest importance on services associated with habitat (16–39% of the total importance) and information (30–50%) functions suggesting, in this example, mutual interest in the use of woodlands as a habitat or recreational resource. By contrast a potential area of difference was the particularly high importance placed by one owner on dis-services such as fly tipping. In addition the woodland owners placed higher importance (10–20%), than local residents and conservation groups (7–9%), on the productive services of the wood. This suggests a need for communication when production-related operations affect recreation. The ecosystem function framework appears to be a useful approach for highlighting potential tensions and areas of mutual interest in the management of semi-natural ecosystems.     

The Effect of the Structural Adjustment Program on the Output,Prices and Exports of Major Agricultural Export Crops in Nigeria

The primary objective of this paper is to examine changes in the level of output, prices and exports of major export crops resulting from the Structural Adjustment Program (SAP) in Nigeria. THere two main sources of data: the Central Bank of Nigeria (CBN) through its annual reports, Economic and Financial Review, and the Nigerian Federal Office of Statistics (FOS) through its Trade Summaries. Although the SAP led to appreciable increases in output and producer prices, its effects on exports were insignificant. The implications of these for the implementation of the program are explored.     

An evaluation framework for earthquake-responsive land administration

In recent years earthquakes and their secondary hazards have claimed the largest number of lives of all large natural disasters. Some of the world’s most earthquake-prone zones are also areas of high population density. The impact is magnified by vulnerability factors including non-enforcement of building codes, knowledge gaps, urban poverty and poor governance capacity to manage and reduce earthquake risks. Poor security of land tenure and property rights increases the vulnerability of people and affects their ability to respond to natural disasters.Earthquake recovery and reconstruction provides very significant challenges for land agencies, with these challenges differing from one country to the next due to differences in the local context. Drawing on contrasting case studies in Haiti, Nepal and New Zealand this paper identifies the common post-earthquake land administration functions and challenges that may apply to many contexts. These lessons provide land agencies and other key stakeholders with a summary of the challenges an earthquake poses for land administration at different post-disaster stages. We also discuss the policy and regulatory, institutional, operational and preparedness lessons for land administration. From these lessons we propose a framework for evaluating the earthquake-responsiveness of a land administration system. This framework can be used by a land agency in an earthquake prone region, or where an earthquake has recently occurred, to assess what challenges to land administration might occur in the event of an earthquake, and the preparedness of their land administration system.     

Agrarian Poverty,Nutrition and Economic Class – A Study of Gujarat,India

This paper analyses poverty and calorific undernourishment in the Indian state of Gujarat, where high and market‐led industrial growth has resulted in rapid economic improvement. The study is carried out through a combination of secondary and survey‐based data. We conclude that the neoliberal agenda of uncontrolled, outward‐looking growth has not resulted in significant reduction of poverty or malnourishment in rural areas. Furthermore, while land ownership is officially used as a proxy for wealth distribution, class position appears a better predictor of poverty status in the rural areas than landownership per se. At the policy level, there is a need to revive the agrarian economy and create new non‐agricultural assets, and the primary focus in the state must shift to the distribution of created assets rather than a single‐minded focus on growth.     

Revealing different understandings of soil held by scientists and farmers in the context of soil protection and management

This paper aims to analyse and draw together results from similar studies in England, Switzerland and France which investigated farmers’ understanding of soil and compared it with that of scientists, researchers and advisors (collectively called scientists in this analysis). A range of methods were used across the three studies and different theoretical approaches, looking at forms of knowledge, local practice of knowledge production and conceptions of reality, were employed to explain the results. Despite the different contexts, methodologies and theoretical approaches in the three studies, the results reveal similar patterns of difference in farmer and scientist understanding of soil. In the English study, farmers demonstrate a ‘know-how’ form or intuitive working knowledge of soil while advisors rely on scientifically established forms of ‘know-why’ and seek to understand and explain soil processes. Similarly in the Swiss study farmers’ and scientists’ differing perceptions are directed and shaped by their respective aims, methods and context of work. In the French study, farmers and researchers are shown to have different conceptions of soil, they attribute different meaning to the same activities, and use different words and language to describe the same features. In all three studies understanding is shown to be cultural and contextual, as such an integrative theoretical framework is proposed.     

森林生物多样性评价模型的改进

针对2002年的评价模型中的不足,提出了新的改进后的森林生物多样性变化的评价模型,并在我国第六次森林资源清查(1999～2003)资料的基础上,对1973～2003年我国森林生物多样性的变化进行了补充评价。评价结果表明:我国森林生物多样性的压力越来越大,压力指数由1973年的100,上升到2003年的199.10,上升了1.99倍;森林物种多样性总体的下降趋势已有一定幅度的改变,森林物种多样性指数增加了31.12%。森林生态系统多样性和森林生物多样性先逐渐上升,尔后又下降,第六次森林资源清查时又有所恢复,并分别上升了4.67个百分点和17.90个百分点。     

Does sustainable agricultural growth require a system of innovation? Evidence from Ghana and Burkina Faso

This paper tests the ‘systems of innovation’ hypothesis for a selection of crops in Ghana and Burkina Faso that have shown significant growth in production over an approximately 20-year period. The question is whether such growth can only occur if supported by a system of innovation. Using two indicators (a common understanding on objectives and priorities, and a high level of interactivity), we find little evidence for the existence of anything that might be considered a high functioning system of innovation.     

Local impacts of industrial tree plantations: An empirical analysis in Indonesia across plantation types

The values ascribed to industrial tree plantations are often controversial. Hence knowledge of their perceived impacts is important for improving their integration in rural landscapes. In 2016 we conducted household surveys with 606 respondents living in villages adjacent to acacia, teak and pine plantations across three islands in Indonesia (Java, Borneo, Sumatra). Results show that perceptions toward pine and teak plantations tend to differ from those toward acacia pulpwood plantations in several ways. Pine and teak plantations are perceived to have a higher number and variety of benefits and services, a higher number of positive impacts, a better environmental record, and to present more opportunities to local people for use of plantation land and products for improving rural livelihoods. In addition, we find that villagers around acacia pulpwood plantations tend to seek economic development and infrastructure to open up remote areas, yet their expectations were often only partially met. Recommendations from our analysis include: the role of the State in plantations must be clarified and potentially reinforced; the role of institutions as intermediaries is fundamental; and contributions by communities to design of management plans should be accommodated.     

Upstream demand for water use by new tree plantations imposes externalities on downstream irrigated agriculture and wetlands*

Large‐scale tree plantations in high rainfall upstream areas can reduce fresh water inflows to river systems, thereby imposing external costs on downstream irrigation, stock and domestic water users and wetland interests. We take the novel approach of expressing all benefits and costs of establishing plantations in terms of $ per gigalitre (GL) of water removed annually from river flows, setting upstream demands on the same basis as downstream demands. For the Macquarie Valley, a New South Wales sub‐catchment of Australia’s Murray‐Darling Basin, we project changes in land and water use and changes in economic surpluses under two policy settings: without and with a policy requiring permanent water entitlements to be purchased from downstream parties, before plantation establishment. Without the policy, and given a high stumpage value for trees ($70/m³), upstream gains in economic surplus projected from expanding plantations are $639 million; balanced against $233 million in economic losses by downstream irrigators and stock and domestic water users for a net gain of $406 million, but 345 GL lower mean annual environmental flows. With the policy, smaller gains in upstream economic surplus from trees ($192 million), added to net downstream gains ($138 million) from sale of water, result in gains of $330 million with no reduction in environmental flows. Sustaining the 345 GL flow for a $76 million (406–330) reduction in gains to economic surplus may be seen to cost only $0.22 million/GL; but this is much lower than the market value of the first units of that water to agriculture and forestry.     

转变地质工作发展与服务方式的实践和建议

天津市地矿局注重加快转变经济发展方式,发挥地质工作优势,推进低碳清洁能源的开发利用创新和技术进步,紧紧依托地质工作的人才、技术和行业优势,加大清洁环保资源的勘查、研究、开发、利用。针对天津市水资源缺乏的情况,积极加强后备和应紧水源勘查。按照“两种资源,两个市场”的思路,通过实施中外合作勘查项目,以境外勘查工作为载体和平台,实施引进来和走出去战略,为天津市经济社会发展提供地质技术支撑。