| Land resources are important production materials indispensable for China’s economic and social development and urban modernization construction.While the process of rural-urban land conversion is one of the important ways to realize the growth of construction land in the process of urban modernization construction.Since the 21st century,a large amount of agricultural land resources have been converted into various types of urban construction land such as residential land through rural-urban land conversion,and accompanied by the generation of a large amount of land value-added income,which has provided China with this has provided strong land guarantee and financial support for China’s urban modernization construction.However,local governments have the bilateral monopoly of land acquisition and transfer under China’s dualistic urban-rural land system,and disadvantaged groups such as farmers lack the rights to participate fairly in the sharing of land value-added income,and the distribution of land value-added income among relevant interest subjects lacks a scientific basis.This makes the allocation of land value-added income in the process of rural-urban land conversion,especially in the process of converting agricultural land into urban residential land,seriously distorted among farmers,government,developers and other related interest groups,which is likely to lead to a series of social conflicts,thus hindering the orderly promotion of rural-urban land conversion and the process of urban modernization construction.On the basis of this,it is significant to further study the distribution of land value-added income in the rural-urban land conversion.This paper constructs a theoretical framework for analyzing the generation and distribution of land value-added income of the relevant stakeholders and its impact on the rural-urban land conversion,based on the study of the game relationship between relevant stakeholders in the process of land"acquisition-transfer-development".After that,based on the"bidding-auction-listing"transaction data of new residential land obtained from the China Land Market Network,the spatial and temporal patterns of land value-added revenue distribution of new residential land in typical areas of land sales in Wuhan metropolitan area from 2014 to 2020 were quantitatively measured at the county level,and quantitatively measure the degree of distortion in the distribution of land appreciation benefits in the Wuhan metropolitan area during the study time period using methods such as triangle diagram and Atkinson index.Finally,a panel regression model was used to investigate the significance,direction and extent of the impact of land value-added revenue received by farmers,government,developers and other relevant stakeholders on the new residential land concessions in the typical regions of Wuhan metropolitan area as a whole and in different categories of districts and counties.The main findings are as follows:(1)The distribution of land value-added revenue is very different,with farmers’land value-added revenue being much lower than that of the government and developers.The average land value-added income received by farmers,government and developers are RMB128.59/m~2,RMB5230.46/m~2 and RMB8721.07/m~2 respectively,with the proportions of 0.91%,37.15%and 61.94%respectively.(2)The growth rate of land value-added income of different interest subjects varies significantly,and the growth rate of land value-added income received by the government is much larger than that of farmers and developers.During the study period,the growth rates of land value-added income for farmers,government and developers in Wuhan metropolitan area are 24.78%,219.5%and 6.26%respectively.(3)The distribution structure of land value-added income is seriously unbalanced,and the unbalanced distribution of land value-added income is deepening.Based on the quantitative measurement of the distribution of land value-added income in Wuhan metropolitan area,the unbalanced degree of distribution of land value-added income in Wuhan metropolitan area in the past years was measured from two perspectives of graphs and numbers by using the triangle diagram method and Atkinson index method respectively,and the results both pointed out that the distribution of land value-added income in Wuhan metropolitan area was extremely uneven.(4)Overall,the value-added land revenue received by farmers and the government has a significant positive impact on the rural-urban land conversion in Wuhan metropolitan area.The results of the panel regression show that the land value-added benefits received by farmers and the government have a positive influence on the rural-urban land conversion at the 1%significance level.(5)There are significant differences in the significance and degree of influence of rural-urban land conversion in different socio-economic development conditions of districts and counties by land value-added income of different interest subjects.For example,the rural-urban land conversion in the first category of districts and counties is significantly influenced by the land value-added income of their governments and developers.The second category of rural-urban land conversion is only significantly influenced by the value-added income of the government.The third category of rural-urban land conversion is only significantly affected by the value-added income of farmland.Based on the above research conclusions,the following policy recommendations are made around the goal of optimizing the distribution of land value-added benefits and promoting the rural-urban land conversion:(1)to improve the main status of farmers and promote their fair participation in the sharing of land value-added benefits.(2)to innovate the compensation mode of land acquisition to promote the effective protection of farmers’legitimate rights and interests.(3)to improve the redistribution mechanism of land value-added income and optimize the distribution pattern of land value-added income.(4)Adopting differentiated land management methods and proposing differentiated land management policies to promote the orderly rural-urban land conversion in response to the main influencing factors of rural-urban land conversion in different categories of districts and counties. |
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