| Recent years, the pace of reconstruction of the village in city has quickened significantly across the country. Some cities have completed most part or the basic part of the reconstruction. Reconstruction of the village in city refreshed the appearance of the city, improved urban living environment, and the most importantly, it raised the urban land intensive degree, which is beneficial to relieve increasing tensions of the contradictions between people and land. However, the reconstruction of village in city is very complicated, it’s not only the problem of simply demolition and reconstruction, but related to the benefits in various respects, and one of the most intense conflicts is the interest struggle between the demolition and the demolished ones. Urban village reconstruction is necessary during the development of a city, and also a repartition process of the huge social wealth brought by land appreciation. The reasonable distribution of the earnings from land appreciation can protect farmers’ legal rights and enable them to better accept and cooperate with the implementation of policy. This has important theoretical and realistic significance on improving residents’living standard after relocation, securing residents live and work in piece and contentment, accelerating urban village reconstruction, improving the overall image of the city and the construction of a harmonious society.In this paper, the land rent theory, the land price theory, the theory of land value increment and the land expropriation compensation theory is the instruction, three typical instances of urban village reconstruction in Luoyang is the research object. On the basis of field survey data, analyses the existing problems and causes during earning distributions from land appreciation among three principal parts in urban village reconstruction-the government, the villagers, and developers. In addition, this article makes some suggestions. The main research conclusions are as follow:(1)In 2009, city village reconstruction project started in the city of Luoyang, the 37 villages of 76 began to transform. According to statistics,2010-2012, the total demolition area is 10.67 million square meters. In this paper, the three instances studied, Xixiao village, Dongjian village, Qujia village, invested 6.5 billion RMB totally, the total area is 746000 square meters, and total demolition area is 1.025 million square meters, involving more than 2000 households, nearly ten thousands villagers. The three villages are now in the demolition and reconstruction phase, the villagers have been rented out three to four years; the resettlement housing has not yet been built.(2)Currently, the three main body of land value-added income distribution in village reconstruction is the government, developers and the city residents. For the government, the income is the land-transferring fees, the various taxes and fees charged, excluding the relocation costs used to obtain benefits to the villagers; for the developers, through the demolition and reconstruction, then build residential, commercial and other forms of property for sale, deducting the payment of land price and the taxes to the government, construction cost, artificial cost, financial cost etc. from the sales revenue, the rest net benefits is appreciation income of land that the developers enjoys through the urban village reconstruction; and for the original users of the urban village land, say, the villagers, the residential area is due, do not belong to the income, so resettlement fee they get is almost all the land value-added benefits. The resettlement costs include the transition of the villagers, resettlement compensation, social security fees, etc.(3)Driven by the government and developers for their own benefit maximization, the villagers enjoy earnings ratio is too low. According to estimates, land value increment income allocation between the government, developers and villagers ratio of about 22.3:10.3:1, the villagers of land increment income ratio is too low, only about 4.48%of the government,9.71% of the developers. The most of land value increment income is shared between the government and developers, which seriously damages to the interests of the villagers and the village land development rights. In addition, the urban village land value-added income distribution is generally lags behind, the methods of sharing the land value-added income is single for villagers. The main reasons are it is difficult to measure the appreciation income of land; the villagers autonomous participation is low; project progress is not smooth; the defect of resettlement mode and the government role positioning inaccurately, poor supervision, etc.(4)In order to solve the problem on the distribution of land value-added income, it is urgent to take effective actions. We should insist on the principle of "fairly shared between public and private" on land value-added income distribution. The policies are needed to be updated to ensure that the reconstruction of urban village is completed smoothly. The various newly innovated compensations need to possess both efficiency and fairness. The standard should keep clear regarding the increment income distribution of the reconstruction of urban village. |
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