Study On Resource Allocation Effects And Optimization Control Of Collective Construction Land Transfer

As the scarcity resource that can't be replaced of human society development, land resource can be achieved optimal allocation whether or not, is directly related to the socio-economic sustainable development. The transfer of rural collective construction land can guiding collective construction land optimal allocation, that have been acknowledged in many theory studies, Chinese government also realized the importance of collective construction land transfer gradually and took it as a reliable way to regulate the allocation of collective construction land resource. In fact, the collective construction land transfer that is the process of allocation of resource, the transfer itself has objective with the resource allocation effects. However, collective construction land transfer which characterized by entering market directly is a systematic project with abundant content, if the transfer have some institution arrangements, or how the institution to arrangement, which will result in multiple possibilities of resources allocation results. Therefore, what impacts of collective construction land transfer on resource allocation on earth? How to design the pertinence control measures to achieve the optimal allocation of resource? Solution to the problem requires make a systematic in-depth theoretical research of the relationship between the transfer of collective construction land and resource allocation.The study investigates the relationship between collective construction land transfer and land resource allocation in the whole system, builds an analysis framework of resource allocation effects of collective construction land transfer, which provide the necessary logical structure for the following systematic in-depth analysis. Specifically, the paper adopts systems analysis, law and economics analysis, comparative static analysis and dynamic analysis combining, to interpret the resource allocation effects of collective construction land transfer and its impact mechanism systematically, and introduce typical cases to analyse the resource allocation effects of transfer and evaluate China existing policy measures of collective construction land, according that to provide a basis for optimal control of collective construction land transfer and make pertinence reform suggestions. Through this research, draw the following main conclusions:(1) The collective construction land transfer system is based on the collective construction land usufruct transfer as a center; by the collective construction land transfer markets subsystem and management subsystem constitute and is subject to impacts of the external environment, have a certain structure and corresponding function. This decide the allocation of collective construction land resource is impacted and restricted by the parts within the transfer system and external environment, its internal function ways is:the institution change of collective construction land transfer affect persons'goals and behavior, and thus affecting land resource allocation among the different sectors and different persons. The reasonable goals of the collective construction land resource allocation are necessary to ensure its economic value fully explicit in the market, but also achieve equity of resource allocation. The optimization of resource allocation effects of collective construction land transfer is beneficial to improve the efficiency and equity of resource allocation in all indicators.(2) Before the transfer of collective construction land that is the land expropriation system, the government administrative monopoly to resource allocation bring the land price distortion, land supply and demand contradiction obviously and land income distribution irrationality. The transfer of collective construction land can break the government monopoly of land supply; avoid land expropriation process and the resulting transaction costs; benefit the formation of a reasonable market price, the idle land reconfiguration and farmers obtain continued access to land transfer income capabilities. Thus, the collective construction land transfer will help to amend inefficient state of resources allocation before the transfer. However, subject to the internal parts and external environment of collective construction land transfer system, such as the level competition of collective construction land transfer market and if can form effective competition; whether the transaction costs as little as possible in the case of the transaction; whether the collective construction land price and supply and demand effects can be achieve optimization, and if lead to a new contradiction of supply and demand; whether rights and interests of farmers can get the maximum degree guarantee, their development have a variety of possibilities. Therefore, in general, the collective construction land transfer helps optimize the resource allocation relatively to the inefficient resource allocation before the transfer, but not necessarily more effective or bring about the negative effects of the resource allocation.(3) The collective construction land transfer system which the external environment, internal elements and its structure function influence the resource allocation.â‘ Whether the country's basic legal support the collective construction land transfer, that play a role of directional guidance; other environment subsystems and environment super-system make an important influence to the values and behavior patterns or selections of the allocation subjects of collective construction land, regional overall competitiveness and the land transfer market growth.â‘¡The land property rights institutional arrangements affect the land market transaction costs, bring different incentive effects to the various interest groups and lead to different behavior choices, thereby affecting whether a transaction will proceed smoothly and resource allocation effects. Specifically, well-defined land property rights can reduce market transaction coasts and affect the land income standardization distribution; the perfectibility and security of collective land property rights influence the level of competition of urban and rural land market, and the realization of farmers'land interests of the law given; rational land property rights structure is beneficial to cultivate eligible market subjects.â‘¢T he improved growth of collective construction land transfer market benefits to form a reasonable land market price and land supply and demand information. Among them, farmers'pricing rights and farmers'culture diathesis affect their ability to obtain land market information and negotiate competition; intermediary structures and visible market can reduce transaction costs, provide an effective market supply and demand and price information. But the market functional defects is failure to optimize collective construction land resource allocation, such as excessive competition among market subjects cause resource price distortion, profit-orientation and blindness bring land supply and demand imbalance, composition fallacy cause the structure imbalance between supply and demand, land use externality lead to significant loss of arable land, the market may lead to "Matthew effect" of land income distribution.â‘£Government regulation, such as market access control, the lowest price control of land transaction, land quantitative supply control, and income distribution system, which can remedy market failure of the collective construction land transfer, and guide rational resource allocation. However, the government failure characterized by government absence, offside and mismatches will undermine market orderly competition and bring about inefficient resources allocation. To avoid or reduce government failure of North problem must be formed a credible commitment and belief between the government and farmers.(4) The paper makes practice analysis that resource allocation effects of collective construction land transfer by cases of Wuhu city in Anhui province, Nanhai district in Guangdong province and Kunshan city in Jiangsu province, as well as the overall study that China current control policy measures of collective construction land transfer and their implementation results, which show that the national law prohibition of collective construction land transfer does not eliminate a large number of transfer in reality; relative to the non-flow and gray flow, the resource allocation effects of the transfer by the local government regulated is better, but the lack of national legal support and the corresponding system of rules, local collective construction land transfer practices are legal basis inadequate and manage are not standardized and so on. This has resulted in many problems in local government regulation transfer and gray transfer, and resource allocation results unsatisfactory. In general, the state laws prohibit the collective construction land transfer is the fundamental cause of resource allocation low effects. Therefore, the regulation of collective construction land transfer is better to management practices, rather than ineffective blockades. The primary task that achieves the optimal allocation of collective construction land is to optimize control of collective construction land transfer, establish the collective construction land transfer system that is standard and consistent with resource optimal allocation needs.(5) Optimization control of collective construction land transfer should protect private rights and introduce public law intervention as the entry point, which is to respect and protect farmers land rights, and introduce state intervention and public restrictions to farmers land rights exertion. The control implementation strategy requires to integrate market instruments and government tools, mainly including market control, property management, land supply plan, land price control, income distribution should be actualized together. Specially, the collective construction land transfer institutions should include some aspects, the collective construction land legislation, build collective land property rights system, develop collective construction land transfer market and strengthen government control and intervention in the land market; at the same time, it should adjust and reform supporting measures, such as speed up land expropriation reform, strict land use controls system, strengthen farmers cultivation as the market subjects, ensure standardization of government behavior and promote the dynamic monitoring of the land market.Based on research conclusion, this paper puts forward following key policy suggestions in order to improve and optimize the collective construction land transfer system and its operating environment. The suggestions are to establish collective construction land transfer legal system so that the transfer has rules to follow; deepen the collective land property rights system construction, definitude the subjects of collective land property rights and their power, improve the governance structure of land property rights; strengthen the collective construction land market cultivation and government control, achieve the coupling of market mechanisms and government intervention. Specific measures include:protect farmers pricing power fully, introduce government price control reasonably, in order to construct a reasonable price mechanism of collective construction land transfer; cultivate the land visible markets and intermediary facilities to promote land market development; strict market access control of collective construction land transfer, through land use planning and land use annual plans, and strictly control the scale and pace of circulation; perfect the collective construction land transfer income distribution system to ensure farmers land rights; ensure government behaviors standardization in many ways.