农村集体建设用地流转问题研究
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摘要
农村集体建设用地流转是我国城市化发展过程中优化土地资源配置的必然性选择,其在严格保护耕地、加快农村经济发展、增加农民财产性收入等方面发挥着十分重要的作用。目前我国农村集体建设用地流转无论在法制建设上还是土地利用实践上仍然存在着许多模糊不清的认识,集体建设用地产权在土地市场上并不能被公平对待,灰色交易和不合理现象屡见不鲜,农村集体建设用地流转问题亟待深入研究。
本论文选择宁波市姜山镇作为典型研究区域,通过详细的实地调查,揭示出农村集体建设用地的产权结构特征及其在区域建设用地利用与管理上的作用和地位。根据建设用地结构优化和布局调整的原则,探析农村集体建设用地流转中空间置换的类型及其运行机制,并对农村集体建设用地流转的利益形成机理进行探讨。从明晰土地产权关系、土地合理利用和利益公平分配等方面阐明农村集体建设用地流转实施及管理改革的方向与途径。
本论文的主要内容包括：
(1)从我国农村集体建设用地流转的实践及其土地管理改革需要出发,提出了论文研究的选题,阐明农村集体建设用地流转研究的目的与意义,确定了研究的关键问题及研究的技术路线,形成了论文的写作框架。
(2)在国内外关于土地流转及中国农村集体建设用地流转研究文献综合评述的基础上,明确了本文的研究基础,揭示出我国农村集体建设用地流转问题研究取得的成就及其需要进一步深入研究的问题。
(3)对土地产权问题进行了重点分析。在实践调研的基础上,阐明了集体土地存在的现实基础及改革方向,揭示了集体建设用地的产权结构特征及使用存在的问题,提出了集体建设用地合理确权和流转的原则、条件及方式,探讨了集体建设用地与国有土地同地同权同价的合理性及实施条件。
(4)对空间置换问题进行了具体分析。对建设用地优化配置过程中区位的重要作用进行了分析。明确了空间置换的类型、目标和原则,构建了空间置换的六种运行机制。以姜山镇为例,通过构建空间置换的评价指标体系与潜力测度模型,对姜山镇空间置换的理论潜力与实际潜力进行了分析。
(5)对土地收益问题进行了深入分析。在对流转收益进行概述的基础上,对流转收益的分配主体、分配比例与实施机制进行了探讨。通过构建物元模型,对流转收益的等级水平进行了评价和分析。
(6)从宏观与微观两个层面对农村集体建设用地流转提出了总体性的政策建议与具体性的改革措施。
本论文可能的创新点在于：
(1)在土地产权问题方面,通过典型区域调查,揭示了农村集体建设用地产权结构特征、使用上存在的问题及其空间分布特点,发现了目前城镇建设用地中农村集体建设用地占有重要地位,指出农村集体建设用地确权需要关注农村集体建设用地来源的合法性,处理好农村集体建设用地使用权分配不均矛盾的重要性,进行土地权属调整有利于土地规模经营和土地利用布局优化。集体建设用地产权分配不均容易造成贫富差距问题,处理不好将影响农村集体建设用地的有效利用和农村社会的和谐发展。通过对集体建设用地与国有土地同地同权同价的研究,明确了集体土地制度改革和发展的方向,为集体建设用地直接入市提供了支持和依据。
(2)在空间置换问题方面,指出了空间置换是农村集体建设用地流转的具体表现,分析了区位对于农村集体建设用地级差收益发挥的决定性作用,构建了空间置换的六种运行机制。以宁波市姜山镇调研数据为基础,构建了空间置换的潜力测度模型,并对制约空间置换潜力的自然、经济、社会、生态、政策等影响因素基于Arcgis平台进行了定量化研究,为农村集体建设用地合理流转提供了科学依据和实现途径。
(3)在土地收益问题方面,通过重点引入监督机制,构建了收益分配的实施机制,对收益分配重新进行了制度设计。通过引入数学分析中的物元评价方法,构建了农村集体建设用地流转收益的物元评价模型,以定量化的方法对流转的收益等级水平进行了评价分析。
Rural collective construction land transfer is an inevitable choice to optimize the allocation of land resources in the process of China's urbanization. It has played a significant role in many aspects involving rigidly protecting arable land, accelerating the development of rural economy, and increasing farmers'income from property. However, at present, there are still a lot of vague understanding of China's rural collective construction land especially in terms of related legal system and practical land use. What's more, the property right of collective construction land doesn't enjoy fair treatment in the land market. Deals under the table and unreasonable phenomena are very common. The issue of rural collective construction land transfer needs to be studied in depth.
The thesis selected Jiangshan Town in Ningbo City as a typical study area and conducted elaborate field survey, revealing the property right structural characteristics of rural collective construction land as well as its function and position in construction land use and management. Based on the principles of structure optimization and layout adjustment of construction land, the thesis makes an analysis of the types and operation mechanisms of land replacement of rural collective construction land. It also discusses the interest formation mechanism in rural collective construction land transfer. From the perspectives of clarifying land property right, reasonably using land and fairly allocating profits, the thesis explains the direction and approaches of the implementation and management reform of rural collective construction land transfer.
The content of the thesis includes:
(1) According to the practices of rural collective construction land transfer and the need of land management reform, the thesis proposes the research topic, expounds the purpose and significance of studying rural collective construction land transfer, defines key issues and technical methods for the study, and forms a framework for thesis writing.
(2) A comprehensive review of related researches on land transfer and Chinese rural collective construction land transfer from both home and abroad provides the foundation of this study. The thesis summarizes previous research achievements regarding rural collective construction land transfer and raises questions for further in-depth study.
(3) The thesis focuses on the analysis of land property right. On the basis of field survey, the thesis specifies the realistic basis and reform direction of collective land, reveals the property right structural characteristics of rural collective construction land and problems in use, puts forward the principles, conditions and methods for reasonable rights establishment and transfer of rural collective construction land, explores the rationality of executing equal price and rights of the same state-owned land and collective construction land and the implementation conditions for doing so.
(4) The thesis makes a specific analysis of land replacement. It analyzes the importance of location in optimizing the allocation of construction land. It shows the types, objectives and principles of land replacement and constructs six operating mechanisms of land replacement. By constructing the evaluation index system and potential measurement model of land replacement, the case study of Jiangshan Town explores its theoretical potential and actual potential of land replacement.
(5) The thesis carries out an in-depth analysis on the issue of land profit. Based on an overview of transfer profit, the thesis explores the allocation subjects, allocation ratio and implementation mechanism of transfer profit. Through constructing a matter-element model, the thesis evaluates and analyzes different levels of transfer profit.
(6) From the macro and micro point of view, the thesis proposes general policy suggestions and concrete reform measures for rural collective construction land transfer.
The innovation of this thesis may lie in:
(1) In terms of land property right, through a typical area survey, the thesis reveals the property right structural characteristics, problems in use, and spatial distribution characteristics of rural collective construction land; demonstrates that currently, rural collective construction land occupies an important position in urban construction land; points out that rights establishment of rural collective construction land should pay attention to the source legitimacy of rural collective construction land. Besides, it points out that it is important to properly handle conflicts due to unbalanced allocation of rural collective construction land use rights, and that the adjustment of land ownership is conducive to the scale management and layout optimization of land. Unbalanced allocation of collective construction land property right is likely to cause wealth gap, and if handled improperly, it will affect the efficient utilization of rural collective construction land and the harmonious development of rural society. The study on the issue of executing equal price and rights of the same state-owned land and collective construction land illuminates the reform and development directions of collective land system, and offers support and grounds for the marketing of collective construction land.
(2) In terms of land replacement, the thesis points out that land replacement is the manifestation of rural collective construction land transfer. It analyzes that location plays a decisive role in gaining differential profits from rural collective construction land. It builds six operating mechanisms of land replacement. On the basis of surveyed statistics in Jiangshan Town, Ningbo City, the thesis builds a measure model of land replacement potential, and performs a quantitative research into natural, economic, social, ecological, policy and other factors that restrict land replacement potential based on the platform of Arcgis, thus providing a scientific basis and realization methods for the reasonable transfer of rural collective construction land.
(3) In terms of land profit, by introducing a key monitoring mechanism, the thesis builds an implementation mechanism of profit allocation, and re-designs the institution of profits allocation. By introducing the matter-element evaluation method in mathematical analysis, the thesis constructs a matter-element evaluation model of transfer profit of rural collective construction land, and adopts the quantitative approach in evaluating the differential levels of transfer profit.
本论文选择宁波市姜山镇作为典型研究区域,通过详细的实地调查,揭示出农村集体建设用地的产权结构特征及其在区域建设用地利用与管理上的作用和地位。根据建设用地结构优化和布局调整的原则,探析农村集体建设用地流转中空间置换的类型及其运行机制,并对农村集体建设用地流转的利益形成机理进行探讨。从明晰土地产权关系、土地合理利用和利益公平分配等方面阐明农村集体建设用地流转实施及管理改革的方向与途径。
本论文的主要内容包括：
(1)从我国农村集体建设用地流转的实践及其土地管理改革需要出发,提出了论文研究的选题,阐明农村集体建设用地流转研究的目的与意义,确定了研究的关键问题及研究的技术路线,形成了论文的写作框架。
(2)在国内外关于土地流转及中国农村集体建设用地流转研究文献综合评述的基础上,明确了本文的研究基础,揭示出我国农村集体建设用地流转问题研究取得的成就及其需要进一步深入研究的问题。
(3)对土地产权问题进行了重点分析。在实践调研的基础上,阐明了集体土地存在的现实基础及改革方向,揭示了集体建设用地的产权结构特征及使用存在的问题,提出了集体建设用地合理确权和流转的原则、条件及方式,探讨了集体建设用地与国有土地同地同权同价的合理性及实施条件。
(4)对空间置换问题进行了具体分析。对建设用地优化配置过程中区位的重要作用进行了分析。明确了空间置换的类型、目标和原则,构建了空间置换的六种运行机制。以姜山镇为例,通过构建空间置换的评价指标体系与潜力测度模型,对姜山镇空间置换的理论潜力与实际潜力进行了分析。
(5)对土地收益问题进行了深入分析。在对流转收益进行概述的基础上,对流转收益的分配主体、分配比例与实施机制进行了探讨。通过构建物元模型,对流转收益的等级水平进行了评价和分析。
(6)从宏观与微观两个层面对农村集体建设用地流转提出了总体性的政策建议与具体性的改革措施。
本论文可能的创新点在于：
(1)在土地产权问题方面,通过典型区域调查,揭示了农村集体建设用地产权结构特征、使用上存在的问题及其空间分布特点,发现了目前城镇建设用地中农村集体建设用地占有重要地位,指出农村集体建设用地确权需要关注农村集体建设用地来源的合法性,处理好农村集体建设用地使用权分配不均矛盾的重要性,进行土地权属调整有利于土地规模经营和土地利用布局优化。集体建设用地产权分配不均容易造成贫富差距问题,处理不好将影响农村集体建设用地的有效利用和农村社会的和谐发展。通过对集体建设用地与国有土地同地同权同价的研究,明确了集体土地制度改革和发展的方向,为集体建设用地直接入市提供了支持和依据。
(2)在空间置换问题方面,指出了空间置换是农村集体建设用地流转的具体表现,分析了区位对于农村集体建设用地级差收益发挥的决定性作用,构建了空间置换的六种运行机制。以宁波市姜山镇调研数据为基础,构建了空间置换的潜力测度模型,并对制约空间置换潜力的自然、经济、社会、生态、政策等影响因素基于Arcgis平台进行了定量化研究,为农村集体建设用地合理流转提供了科学依据和实现途径。
(3)在土地收益问题方面,通过重点引入监督机制,构建了收益分配的实施机制,对收益分配重新进行了制度设计。通过引入数学分析中的物元评价方法,构建了农村集体建设用地流转收益的物元评价模型,以定量化的方法对流转的收益等级水平进行了评价分析。
Rural collective construction land transfer is an inevitable choice to optimize the allocation of land resources in the process of China's urbanization. It has played a significant role in many aspects involving rigidly protecting arable land, accelerating the development of rural economy, and increasing farmers'income from property. However, at present, there are still a lot of vague understanding of China's rural collective construction land especially in terms of related legal system and practical land use. What's more, the property right of collective construction land doesn't enjoy fair treatment in the land market. Deals under the table and unreasonable phenomena are very common. The issue of rural collective construction land transfer needs to be studied in depth.
The thesis selected Jiangshan Town in Ningbo City as a typical study area and conducted elaborate field survey, revealing the property right structural characteristics of rural collective construction land as well as its function and position in construction land use and management. Based on the principles of structure optimization and layout adjustment of construction land, the thesis makes an analysis of the types and operation mechanisms of land replacement of rural collective construction land. It also discusses the interest formation mechanism in rural collective construction land transfer. From the perspectives of clarifying land property right, reasonably using land and fairly allocating profits, the thesis explains the direction and approaches of the implementation and management reform of rural collective construction land transfer.
The content of the thesis includes:
(1) According to the practices of rural collective construction land transfer and the need of land management reform, the thesis proposes the research topic, expounds the purpose and significance of studying rural collective construction land transfer, defines key issues and technical methods for the study, and forms a framework for thesis writing.
(2) A comprehensive review of related researches on land transfer and Chinese rural collective construction land transfer from both home and abroad provides the foundation of this study. The thesis summarizes previous research achievements regarding rural collective construction land transfer and raises questions for further in-depth study.
(3) The thesis focuses on the analysis of land property right. On the basis of field survey, the thesis specifies the realistic basis and reform direction of collective land, reveals the property right structural characteristics of rural collective construction land and problems in use, puts forward the principles, conditions and methods for reasonable rights establishment and transfer of rural collective construction land, explores the rationality of executing equal price and rights of the same state-owned land and collective construction land and the implementation conditions for doing so.
(4) The thesis makes a specific analysis of land replacement. It analyzes the importance of location in optimizing the allocation of construction land. It shows the types, objectives and principles of land replacement and constructs six operating mechanisms of land replacement. By constructing the evaluation index system and potential measurement model of land replacement, the case study of Jiangshan Town explores its theoretical potential and actual potential of land replacement.
(5) The thesis carries out an in-depth analysis on the issue of land profit. Based on an overview of transfer profit, the thesis explores the allocation subjects, allocation ratio and implementation mechanism of transfer profit. Through constructing a matter-element model, the thesis evaluates and analyzes different levels of transfer profit.
(6) From the macro and micro point of view, the thesis proposes general policy suggestions and concrete reform measures for rural collective construction land transfer.
The innovation of this thesis may lie in:
(1) In terms of land property right, through a typical area survey, the thesis reveals the property right structural characteristics, problems in use, and spatial distribution characteristics of rural collective construction land; demonstrates that currently, rural collective construction land occupies an important position in urban construction land; points out that rights establishment of rural collective construction land should pay attention to the source legitimacy of rural collective construction land. Besides, it points out that it is important to properly handle conflicts due to unbalanced allocation of rural collective construction land use rights, and that the adjustment of land ownership is conducive to the scale management and layout optimization of land. Unbalanced allocation of collective construction land property right is likely to cause wealth gap, and if handled improperly, it will affect the efficient utilization of rural collective construction land and the harmonious development of rural society. The study on the issue of executing equal price and rights of the same state-owned land and collective construction land illuminates the reform and development directions of collective land system, and offers support and grounds for the marketing of collective construction land.
(2) In terms of land replacement, the thesis points out that land replacement is the manifestation of rural collective construction land transfer. It analyzes that location plays a decisive role in gaining differential profits from rural collective construction land. It builds six operating mechanisms of land replacement. On the basis of surveyed statistics in Jiangshan Town, Ningbo City, the thesis builds a measure model of land replacement potential, and performs a quantitative research into natural, economic, social, ecological, policy and other factors that restrict land replacement potential based on the platform of Arcgis, thus providing a scientific basis and realization methods for the reasonable transfer of rural collective construction land.
(3) In terms of land profit, by introducing a key monitoring mechanism, the thesis builds an implementation mechanism of profit allocation, and re-designs the institution of profits allocation. By introducing the matter-element evaluation method in mathematical analysis, the thesis constructs a matter-element evaluation model of transfer profit of rural collective construction land, and adopts the quantitative approach in evaluating the differential levels of transfer profit.
引文
① 相关解释详见《中华人民共和国第十届全国人民代表大会第五次会议文件汇编》,人民出版社(2007年版),第三编第十二章。
② 相关解释详见《中华人民共和国土地管理法》(2004年版),第十一条第二款。
⑤ 资料来源：《2012年湖州市南浔区政府工作报告》。
⑥ 详见国土资源部土地利用管理司调研组：《原则与政策——河南省集体建设用地流转调研报告》。
⑦ 资料来源：《宁波市姜山镇总体规划(2008～2020)》。
⑧ 资料来源：《2012年姜山镇政府工作报告》。
① 相关解释详见《重庆农村土地交易所管理暂行办法》第31条第2项以及《无锡市集体建设用地使用权流转管理暂行办法》。
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② 相关解释详见《中华人民共和国土地管理法》(2004年版),第十一条第二款。
⑤ 资料来源：《2012年湖州市南浔区政府工作报告》。
⑥ 详见国土资源部土地利用管理司调研组：《原则与政策——河南省集体建设用地流转调研报告》。
⑦ 资料来源：《宁波市姜山镇总体规划(2008～2020)》。
⑧ 资料来源：《2012年姜山镇政府工作报告》。
① 相关解释详见《重庆农村土地交易所管理暂行办法》第31条第2项以及《无锡市集体建设用地使用权流转管理暂行办法》。
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