| Since the reform and opening up,China has started a magnificent urbanization process.In the past 40 years,it can be said that regardless of the increase of urban population or the expansion of urban geographical space,Chinese urbanization development has achieved remarkable achievements.The boost of land dividends is the essential factor of the miracle of Chinese urbanization.Local governments have taken the advantage of the monopoly rights of land expropriation and land development to promote the large-scale construction of urban projects and the expansion of urban areas,completing the fastest and most efficient urbanization process in world history.However,some of the problems exposed in these stages have also hindered the further improvement of the urbanization.This paper takes the perspective of “land dividend” as the starting point,sorting and classifying the use pattern of land dividend since the reform and opening up,and defined the different type of pattern as“establishing rural enterprises on land”,“attracting oversea investment by selling the right of using land in low price”,“getting rents by selling the right of using land in high price” and “getting loan by land mortgage”.Then this paper summarizes the mechanism and logic of various patterns,the relationship with urbanization and the existing problems,considering how to utilize the use pattern of land dividend to promote urbanization in the new stage efficiently,and put forward some suggestions.The structure of the paper is as the following:Firstly,this paper takes the activation of rural land market and the “fiscal decentralization” as the starting point,analysing the use pattern that farmers use land to establish rural enterprises spontaneously under the encouragement and guidance of local governments.This pattern solved the problem of employment of rural surplus laborers in the form of “internal accumulation” and started the “bottom-up” urbanization process driven by rural industrialization.However,this pattern has also exposed some problems,like the illegal appropriation of land,hard to form the agglomeration effect,and etc.Although this pattern has gradually faded out,we can still draw some experience from it: by broadening the channels for farmers to participate in the distribution of land dividends,the proportion of farmers in the distribution of land dividends can be increased for realizing the social sharing of land dividends.Secondly,this paper analyses the phenomenon that under the background of the establishment of the dual management system of land and the implementation of the tax-sharing system,the local government has transferred the use pattern to attracting high-quality enterprises to settle in the development zone through low-cost industrial land.And the prosperous of the development zone could upgrade urban function and optimize space structure of the city.On the other hands,there are also some drawbacks behind it,like the excessive supply of industrial land,and insufficient land supply for development of people's livelihood.Therefore,the existing land use pattern needs to be transformed in order to improve the efficiency of the utility of land.Thirdly,this paper analyses the logic of the local government's behavior: selling the use right of land to get rents under the background of the introduction of the system of “bidding ?auctioning and listing” of commercial land and the monetization reform of the housing market.At this stage,the government adopts the “price difference” generated from different “selling the right to use land” strategy to “operate” cities.On the one hand,this strategy promotes the expansion of urban scale.On the other hands,it has raised funds for urban construction and promoted the leap-forward development of urbanization.However,the small increase in the supply of residential land has raised housing prices and urbanization costs.Therefore,land dividend should be transferred to the field which is more conducive to the development of people's livelihood.The next chapter analyses that under the loose credit policy of the government after the financial crisis in 2008,the local government chooses to inject asset such as land to establish city investment companies,and mortgage land for loan to finance for urban infrastructure.Then this paper analyses the two specific processes of “land mortgage”.But this model has also become unsustainable due to the paying risks of local government and potential financial risks of financial institutions.Thus,the supervision of the implicit debt of local governments should be strengthen,such as restricting excessive debt expansion by putting the lifetime accountability mechanisms of implicit liability into practice.Finally,this paper puts forward some suggestions based on the way that how different types of “land dividends” use pattern promote urbanization and some problems caused by various use patterns.It concludes that the land dividend should be turned to the field of promoting the urbanization of the floating population and improving the quality of urban people's life,sharing the land dividend in the whole society;the differences in resource endowments and different levels of urbanization in regions should be considered comprehensively,and the land supply structure need to be planned rationally according to local conditions in order to maximize the use of land dividends to promote the new-type urbanization. |
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