Research On The Transformation Mechanism Of Village-level Industrial Park In Shunde District From The Perspective Of Land Property Rights

Since the reform and opening,the bottom-up rural industrialization of Pearl River Delta has promoted rapid urban development,forming an industrial pattern of " igniting every village,smoking every house",laying the foundation for the early economic take-off.However,the extensive development of village-level industrial parks not only consumes a large amount of land resources,but also causes a series of problems such as inefficient use of land,serious environmental pollution,and space fragmentation in Shunde.With the growing shortage of land resources,the land development model is facing a change from "quantity" to "quality",and the focus of urban development has also moved from "incremental and extensional development" to " existing quality improvement." In this context,promoting the transformation of village-level industrial parks to release industrial space,optimize industrial forms,and to promote industrial innovation development has become an inevitable choice for the economic and social development of the entire Pearl River Delta region.At present,related industrial parks transformation research mainly focuses on the discussion of urban and regional-level industrial parks,while the related research on the transformation of village-level industrial parks often focuses on the perspective of industrial upgrading.Furthermore,they usually analyzes the solution and strategy by individual cases but lacks systematic summary and discussion of its transformation mechanism.The village-level industrial park is rooted in the development environment with Chinese characteristics,and its development is inseparable from the characteristics of collective land.Therefore,it is indeed necessary to analyze its bottom-up development process and transformation mechanism from the perspective of land property rights.In view of this,the thesis selects the Shunde village-level industrial park as research object,uses the property rights theory as the starting point to sort out the evolution characteristics of the village-level industrial park in different stages of Shunde land property rights development,divides it into 3 stages:scattered spreading under the paid contract system、multi-point flaky growth under the development stage of land stock cooperatives、the coexistence of concentration and fragmentation under the interweaving of state-owned and collective property rights,and summarizes that current development of village-level industrial parks are facing land space fragmentation,complex interest relationships,insufficient motivation of enterprise development and low entry rate of high-quality enterprise.Furthermore,the analytical framework of village-level industrial parks transformation,based on the theory of property rights,combining with transformation practice of Shunde village-level industrial parks,explains preliminarily the transformation process and endogenous mechanism of Shunde village-level industrial parks : The essence of the transformation is reconstruction and optimization of property rights.The source of the transformation is that its initial property rights allocation has brought significant transaction costs to the city when the scarcity of land resources gradually appearing,the relative advantage of enterprise development is declining,and the negative externalities of the early extensive growth model are highlighting.A series of encouraging policies issued by the Shunde government provide transition motivation.The process of transformation is that multiple stakeholders(government,enterprises,village collectives,and villagers)establish strategies based on their core demands to play games around land property rights and benefit distribution.When the game reaches a balance,the transformation is successful.According to the different property rights structure after the game,the transformation of Shunde Village-level Industrial Park can be divided into two modes: ownership nationalization and use right transfer.Based on the above analysis,there are some suggestions to the transformation of Shunde village-level industrial parks: First,we should make overall planning for the layout,appropriately promote the transition from village-based property rights system and spatial layout to "town and region centered",and explore the transformation of village-level industrial parks in town,street or higher level.Second,land replacement and mixed land development can be explored to resolve the boundary of collective land and solidify property rights.Through policy innovation of collective land property rights,the boundary of land property rights can be clarified and the transformation power of village-level industrial parks can be enhanced.Third,planning strategies can be formulated by classification,land consolidation methods can be innovated,and comprehensive utilization of collective land can be realized according to local conditions.Fourth,by building a multi-party information sharing and transformation consultation platform,explore a reasonable benefit distribution mechanism,improve the right of the village collective and villagers to participate in the transformation of village-level industrial park in enterprises,and promote the fair distribution of interests;Finally,the system of land property right should be perfected to improve the stability of collective land property right.