| Since the reform and opening up,it remains a high-level growth of economic development and the process of urbanization was becoming faster,the scale of city became bigger and bigger in china.With the rapid urban expansion,the local government have more demand on urban construction land,but limiting to the land use regulation institution and the most strict cultivated land protection system,the local government couldn't obtain ample construction land quota.Under the attraction of the economic profit,some local government break through the quota limitation of urban construction,and occupied the cultivated land around the city,which lead to a huge loss of cultivated land.Meanwhile,with the structure adjustment of population between urban and rural areas,more and more rural labor pour into city,rural village "hollow" phenomenon is more serious,has a huge consolidation and redevelopment and utilization potential.To relieve the contradiction of the demand and supply in the process of the urbanization and achieve the two "important goals" of sustainable development of economy and the cultivated land protection.Ministry of Land and Resources promulgated the increase and decrease hook between urban and rural construction land policy in 2005,and extended gradually in pilot form.Most of the pilot areas explored the mode under the basic framework established by the central government,and there appeared a lot of mode with distinct characteristic,such as Tianjin "homestead exchange house"mode,Jiangsu "Ten thousand hectare fertile farmland construction project" mode and Shandong"Rural community construction,etc." But with the increase of pilot areas,some areas broke through the basic framework and innovated the traditional mode,one of the most typical mode is "land tick trade" mode which is characterted by putting up a trading platform of hook quota.The implementation of increase and decrease hook between urban and rural construction land policy not only relieve the construction land contradiction between supply and demand,but also make a positive attempt to push the elements exchange between rural and urban areas.The "land ticket trade" mode attempted to establish construction land market between rural and urban areas by putting up a trading platform of hook quota,which is a positive exploration of breaking through the urban and rural binary structure and promotion of Integration development,which is also a epitome of exploration on innovated hook mode in pilot areas.Therefore,focusing on institutional environment,governance structure and resources allocation based on "four level" theory by Williamson on social science(which is embeddedness,institutional environment,governance structure and resources allocation),this essay analysis the increase and decrease hook between urban and rural construction land policy and "land ticket trading " mode.It will not only help us understand the increase and decrease hook between urban and rural construction land policy deeply,but also providing suggestions on improving the increase and decrease hook between urban and rural construction land policy and innovating mode increase and decrease hook between urban and rural construction land policy.On institutional environment level,we used the institutional change theory by North in analysis the dynamic evolution mechanism of the increase and decrease hook between urban and rural construction land policy.The results show that:(1)The increase and decrease hook between urban and rural construction land policy is a marginal adjustment of the land use planning institution,which broaden the land use way in our country.(2)The evolution of the increase and decrease hook between urban and rural construction land policy was under the circumastance that external institutional environment changing all the time,it's a result of dynamic game between local government and central government,the essence of this policy is delivered land development rights from central government to local government.(3)The increase of rural land price is the Inducement of the increase and decrease hook between urban and rural construction land policy,and the land increment income of rural constructed land quota which is in plan is the external profit that is could not be internalizated.Obtaining this kind of profit,the local government were breaking through the institutional framework,which lead to the appearance of the increase and decrease hook between urban and rural construction land policy from below gradually.As the secondary action group,the central government pushed the issuance of the increase and decrease hook between urban and rural construction land policy by the game with the local government.On the governance structure level,we summarized and compared the typical mode of the increase and decrease hook between urban and rural construction land policy in our country by case analysis.The results show:(1)There exists two typical mode of the increase and decrease hook between urban and rural construction land policy in our country,one is "quota turnover" mode which is featured by overall using hook turnover quota,the other one is "land ticket trade" mode which is featured by the market trading of hook quota.(2)The "quota turnover" mode is oriented by government,the government in different level make an important effect on the implementation of this mode.The core process of this mode is using turnover quota overall,featured by "borrowed first and return later" on urban constructed land and "occupied first and recultivated later"on cultivated land,basing on planning reasonable project area,it realize the increase and decrease hook between urban and rural construction land eventually by the replacement between urban and rural construction land."land ticket trading" mode is oriented by market,it establish a market trading platform,and realize the increase and decrease hook between urban and rural construction land in a market way by joining the process of breaking up old and building new skillfully.This mode base on the market mechanism,and break the traditional way that is a administrative way in allocating the new urban constructed land,also break through the using way featured by "point to point,within project" in the "quota turnover"mode,and establish the market trading platform of new urban constructed land,and realize the allocation way which is featured by "cross project and market based" in space and transaction mechanism.On the allocation resources level,we evaluate quantitatively the implementation effect on the "land ticket trading" mode from equality and efficiency perspective.On the efficiency perspective,we regard the allocation efficiency of hook quota as the research object,and evaluate the implementation effect of the "land ticket trading" mode on macro level.In this section,we comb the allocation way of the new urban constructed land in our country,describe and compare the allocation way of the new urban constructed land quota which is planned and which is not planned under hook policy firstly;and then,we construct a theoretic model to analysis the allocation efficiency,and propose the research hypothesis that the "land ticket trading" mode can improve the allocation efficiency of the new urban constructed land quota;at last,we establish a Binary Choice Model based on theoretic analysis,and casing by Chongqing" land ticket trading" mode,,and regress the Binary Choice Model using the data on 38 region in Chongqing from 2008 to 2012 to verify the research hypothesis.The results shows that:(1)Our government use a planned way in allocating the new urban constructed land which is planned,but there exists obvious differences between the "quota turnover" mode and "land ticket trading" mode.(2)The"quota turnover"mode continue a government-orient planned way,but no matter is quota which is planned or the quota which is in "quota turnover" mode,they can not achieve the best allocation of the new urban constructed land because of the reasons like information asymmetry.The "land ticket trading" mode use a innovated market way to allocate the quota which is not planned.It realize the free flow between different areas by establishing the market trading platform.Under the market mechanism,the quota which is not planned often flow from the area where the marginal output of constructed land is low to the area where the marginal output of constructed land is high and that compensate the efficiency loss on traditional allocation way,and improve the allocation efficiency of urban constructed land.On the equality perspective,we regard the satisfaction of farmer who lose land under hook policy as the research object,and evaluate the implementation effect of the "land ticket trading" mode on micro level.In this section,we refer classical customer satisfaction theoretic model to construct farmer satisfaction model under hook policy combining the character of hook policy,and analysis the effect factors on theoretic level firstly.Secondly,we choose Chongqing "land ticket trading" mode and Jiangsu"Ten thousand hectare fertile farmland construction project" mode as typical case of "land ticket trading" mode and"quota turnover" mode,then we use the research data which contains 280 farmers who participated in Chongqing "land ticket trading" mode and 249 farmers who participated in Jiangsu" Ten thousand hectare fertile farmland construction project" mode,and we make the empirical analysis by SEM to explore the effect factors and reaction between two different hook modes quantitatively.Finally we calculate and compare the satisfaction index between two modes quantitatively,and evaluate the implementation effect on micro level.The results show:(1)The farmer satisfaction compose a causal chain with farmer trust,farmer expectation,perceived quality,the farmer satisfaction is the core variable in the causal chain,farmer expectation and perceived quality is the cause variable,farmer trust is the result variable.(2)The farmer's satisfaction under hook policy mainly affected by perceived quality and farmer expectation,and the effect of perceived quality is more important than farmer expectation.(3)The farmer focus more on the way of compensation than others under Chongqing "land ticket trading" mode,but the farmer focus more on process of implementation under Jiangsu" Ten thousand hectare fertile farmland construction project" mode.(4)At this stage,the farmer's satisfaction under Jiangsu "Ten thousand hectare fertile farmland construction project" mode is lower than it under Chongqing "land ticket trading" mode,especially in the step which is the core step under the increase and decrease hook between urban and rural construction land policy,such as process of compensation,way of compensation and equality of compensation.Therefore,as a innovated mode of hook policy,the "land ticket trading" mode optimize the design of farmer compensation,and improve the situation that the farmer satisfaction is low under"quota turnover" model in some degree.Basing on the research conclusions above,we raise policy suggestions below for improve the increase and decrease hook between urban and rural construction land policy:(1)Enlarge the pilot range of "land ticket trading" mode basing on the increase and decrease hook between urban and rural construction land policy,establish a land trading market which is equality and open between rural and urban areas step by step.(2)Construct market mechanism under farmer who loss land,improve the standard of compensation and establish a more reasonable and equality institution of profit allocation.(3)Construct an evaluation system under the increase and decrease hook between urban and rural construction land policy,and improve different kind of increase and decrease hook between urban and rural construction land mode... |
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