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The author:(作者)hpmailerpublished in(发表于) 2013/11/17 8:55:04 Chinese Academy of social sciences researcher： rural construction land market will reduce land seizures _ Sina news
"Aspect"
The decision made: the establishment of the integrated urban and rural construction land market. Premise and uses subject to planning control, allowing transfer of rural collective construction land, lease, share, the implementation of right to equal footing with State-owned land into the city, with the same price.
The Beijing news yesterday, the CPC Central Committee on several major issues of comprehensive reform decision (hereinafter the decision) announced, in which rural collective construction land use right to equal footing with State-owned land into the city, with the same price.
Urban and rural construction land market "any triple"
18 bulletin issued by the day of the closing of the third plenary session of the plenary proposed "the establishment of the integrated urban and rural construction land market". Yesterday, as the 11th article of the decision clearly illustrates "building urban and rural construction land market in" scope and direction.
Referred to therein, "the establishment of the integrated urban and rural construction land market. Premise and uses subject to planning control, allowing transfer of rural collective construction land, lease, share, the implementation of right to equal footing with State-owned land into the city, with the same price. ”
Contrast to journalists found that 17 expressed similar documents adopted in the plenary session, but slightly different.
17, adopted at the third plenary session of the CPC Central Committee on several major issues of promoting rural reform and development set out in the decision, gradual establishment of the integrated urban and rural construction land market, made of rural collective construction land according to the law, must pass the uniform tangible land market, to transfer land use rights in an open specification, subject to planning and State-owned land on the premise of equal rights.
The decision will "gradually" removed the word directly stated as "the establishment of the integrated urban and rural construction land market." Collective construction land use right with equal market for State-owned land, with the price of clear, instead of "equal rights".
Operating limits the scope of collective construction land
Yesterday, the Academy of social sciences, Dang Guoying, a researcher at the Institute of rural economy noted that establishment of the integrated urban and rural construction land market, clearly the scope of rural collective construction land, in fact, culling out the homestead.
Dang Guoying believes that it may also be considered from the soundness and don't want to step too far. In addition, the decision has also been qualified in "premise and uses subject to planning control", with the overall plan was to land-use planning and rural construction planning context, and under the control of, entry.
Dang Guoying believes that rural construction land market in the future, means that land acquisition will be less and less, and land deals more. Equal conditions for farmers to proceed with the sale, rather than the Government to requisition. This naturally protect the interests of farmers ' income and assets.
Background links
Save hidden construction land market in countryside
Experts pointed out that village of rural collective land for construction is the Organization of collective-owned construction land transfer of leases, to businesses and individuals. Most of these construction land has become the factory buildings, warehouses, commercial market. Also included in the law on land management before the introduction of, the Pearl River Delta, the transfer of rural land to businesses and individuals.
In fact, collective-owned construction land transfer from the 80 's of the last century, there has always been. In Guangdong in the form of assignment, transfer, lease and mortgage of spontaneous hidden market circulation of collective construction land use right.
These hidden turnover for large numbers of "compensation trades" enterprises, provides a basis for all forms of business, provide shelter for a large number of migrant workers.
Land sector in Guangdong Province, the Pearl River Delta region, through the use of circulation of rural collective construction land, actually has more than 50% of collective-owned construction land.
Earlier this year, the State Council approved the village collective economy organizations in Shenzhen industrial land to enter the market. Experts point out that Shenzhen pilot village of circulation of collectively industrial land, is actually the collective-owned construction land.
With the decision, establishment of the integrated urban and rural construction land market has not "shall" issue, but a question of how to practice according to the law. Stressed "the establishment of the integrated urban and rural construction land market" and that "giving people more rights of property" to make interlocking land requisition system reform, collective-owned construction land transfer, the unified registration of real property and other issues into the overall breakthrough. To empower people to enable farmers to guaranteed survival, property development, breakthroughs from the countryside, to the integration of urban and rural general goals. --The Ministry of land dispute mediation Affairs Center Director Sun Yinghui
According to Xinhua News
Case
Shenzhen to try the original village collective land transactions
During a longer period of reform and opening up, Shenzhen, large amounts of land in rural areas, such as leasing, transfer of undertakings.
A few years ago, Shenzhen received State approval, all land is State-owned land in the city. But when the Government does not give the original village collective economic compensation, and large quantities of collectively-owned land still belongs to the original village.
A long time, the village collective have been set up in Shenzhen collective ownership or joint-stock companies. In economic development, and some village collective enterprise relies on land-lease income, have introduced village collective enterprise development.
In order to enliven the collective construction land in the village, Shenzhen in Shenzhen last year on the basis of the land management system reform plan in January this year, introduction of "land reform" rules allow former industrial land in rural collective economic organizations to enter the market.
The industry believes, this is China's rural collective construction land's first pilot entry.
Centre of urban planning and development of land property right in Shenzhen Jiang Renrong, the Minister said in an interview with local media, this reform in Shenzhen to bypass Government land acquisition program, village collective direct assignment of the land can be listed on the Trade Center. Need the Government to come forward in the past, collective land expropriation for the after State-owned land can be external assignment of the tone.
For the new deal, nanlian, Longgang District, change Office Director Xue Hesong told the media that the community, the village had a choice. They are likely to jingjizhang, if the existing plant rental yield rich, they were unwilling to take out the land to be sold. Plant rental income if the village is not high, and good industry coming in, they will choose to sell the land.
Challenge 1
Natural community of interests how to break?
"Three agricultural problems" experts, Wen tiejun, Dean of Renmin University of China agriculture and rural development, stressed that the decision made in the "right to equal the market, with the same electricity price" will break the longstanding pattern of land dominated by local governments, will also break up the long-standing land markets by the Government and the developers interest structure of the pork barrel.
Wen tiejun says, the land management Act allows local governments to impose collective land in the countryside, rural collective land owner--automatic waiver of ownership. To form a local government and developers "pork barrel" interests of cure.
Wen tiejun believes that urban and rural construction land in "three", the will have to break the pattern of land interests curing, form a village collective, farmers ' unity of the urban and rural trade market with the right price, fair trade.
Wen tiejun believes that is not an easy task to break the traditional interests of the curing pattern. Curing pattern has been formed is such an interest, cut off financing channels, broken chain will result in local government funding. Second, weaker voices protecting the rights and interests of farmers. In order to achieve "with same rights and the same prices" still have a long way to go.
Challenge 2
Why market five years little progress?
Dang Guoying suggested that rural collective construction land market in fact 17 raised too, basically no breakthrough until now, is still marking time.
One of the most difficult to define is limited in front of, "and uses subject to planning control under the premise" after this qualifying, operating construction land market in rural areas to work on.
Dang Guoying said previously we only do basic farmland control, control of the village have not and are ideal use control, haven't clarified.
In addition, the town and country planning Act, rural planning has long been more casual, townships and villages are planning in rural areas, in the context of this casual village planning, once you let go, it would result in hundreds of thousands of villages are on the market. Therefore, although 17 such rural land market also made it clear, but 5 years still do not have an explicit action method.
Challenge 3
How to prevent hot money poured into the rural market?
Wen tiejun proposed, let go of the rural construction land market, should pay attention to the influx of hot money to the land market.
Wen tiejun said that in recent years, the international financial capital surplus, leading international hundreds of millions of hectares of land was stolen by financial capital, the formation of a new "enclosure movement".
In recent years, China also printing money, the financial surplus. Rural construction land once released, this policy will have on those "rich" became good to facilitate inflows of rural construction land market. Yihou, rural construction land will become a new area of investment, the issue deserves attention.
This version of the section (apart from signature,)/Beijing News reporter tuzhonghang intern Jia Shiyu
(Original title: rural construction land market will reduce land acquisition)
【看点】
《决定》提出：建立城乡统一的建设用地市场。在符合规划和用途管制前提下，允许农村集体经营性建设用地出让、租赁、入股，实行与国有土地同等入市、同权同价。
新京报讯 昨日，《中共中央关于全面深化改革若干重大问题的决定》(以下简称《决定》)公布，其中，农村集体经营性建设用地与国有土地同等入市、同权同价。
城乡建设用地入市“三同”
十八届三中全会闭幕当天发布的全会公报就提出“建立城乡统一的建设用地市场”。昨日，《决定》中将此作为第11条，明确阐释“建立城乡建设用地市场”的范围和方向。
其中提到，“建立城乡统一的建设用地市场。在符合规划和用途管制前提下，允许农村集体经营性建设用地出让、租赁、入股，实行与国有土地同等入市、同权同价。”
记者对比发现，类似表述在十七届三中全会中通过的文件中就有，但略有不同。
在十七届三中全会通过的《中共中央关于推进农村改革发展若干重大问题的决定》中提出，逐步建立城乡统一的建设用地市场，对依法取得的农村集体经营性建设用地，必须通过统一有形的土地市场、以公开规范的方式转让土地使用权，在符合规划的前提下与国有土地享有平等权益。
这次的《决定》将“逐步”二字删除，直接表述为“建立城乡统一的建设用地市场”。另外将集体经营性建设用地与国有土地同等入市、同权同价明确，而非“享有平等权益”。
范围限集体经营性建设用地
昨日，社科院农村经济研究所研究员党国英指出，建立城乡统一的建设用地市场，明确的范围是农村集体经营性建设用地，实际上是把宅基地剔除在外。
党国英认为，这也可能是从稳妥性考虑，不想步子迈得太大。另外，《决定》中也限定了“在符合规划和用途管制前提下”，符合规划就是要在土地利用总体规划，和乡村建设规划等前提下，以及用途管制之下，才能入市交易。
党国英认为，今后农村建设用地可以入市，意味着征地将越来越少，而土地交易越来越多。农民拿着手里的地可以平等买卖，而不是政府来征地。这自然就保障了农民的收益和财产权益。
■ 背景链接
农村建设用地存隐性市场
相关专家指出，农村集体经营性建设用地是指村组织将集体建设用地租赁、转让给企业、个人使用。这些建设用地多数已经成为厂房、仓库、商业市场等。也包括在《土地管理法》出台前，珠三角等地的农村转让给企业和个人的土地。
事实上，集体经营性建设用地的流转从上世纪80年代开始，一直存在。在广东存在以出让、转让、出租和抵押等形式自发流转集体建设用地使用权的隐性市场。
这些隐性的流转为大量“三来一补”企业、各种所有形式企业提供了用地基础，为大量农民工提供安身之所。
据广东省国土部门统计，珠江三角洲地区通过流转的方式使用农村集体建设用地，实际已超过集体建设用地的50%。
今年年初，国务院批准深圳原村集体经济组织工业用地可进入市场流通。有关专家指出，深圳试点流转的原村集体工业用地，实际上就是集体经营性建设用地。
随着决定出台，建立城乡统一建设用地市场已不是“要不要”问题，而是怎么依法实践问题。强调“建立城乡统一的建设用地市场”，“赋予农民更多财产权利”，使环环相扣的征地制度改革、集体建设用地流转、不动产统一登记等问题进入整体突破期。要赋权于民，使农民以产权保生存、以产权谋发展，从农村突破，向城乡一体化总目标迈进。 ——国土部土地争议调处事务中心主任孙英辉
据新华社电
■ 案例
深圳尝试原村集体土地交易
深圳在长期改革开放中，农村大量的土地存在租赁、转让等经营。
数年前，深圳市获得国家批准，全市所有土地变更为国有土地。但当时政府并没有给原村集体进行经济补偿，因此大量土地还属于原村集体所有。
长期以来，深圳的原村集体纷纷成立集体所有制或股份制公司。在经济发展中，有的村集体企业依靠土地租赁收益，有的村集体引进企业发展。
为了盘活这些原村集体建设用地，深圳市在去年《深圳土地管理制度改革总体方案》基础上，今年1月，出台“土改”细则，允许原农村集体经济组织工业用地可进入市场流通。
业内人士认为，这是中国农村集体经营性建设用地入市交易的首个试点。
深圳市城市规划发展研究中心土地产权部部长姜仁荣在接受当地媒体采访时表示，深圳这次的改革绕过以往政府征地的程序，村集体直接可以将土地在交易中心挂牌出让。以往需要政府出面，将集体土地征收为国有用地后，才能对外挂牌出让。
对于这项新政，龙岗区南联社区旧改办主任薛鹤松对媒体表示，村里多了一个选择。他们自己也会算经济账，如果现有的厂房租金收益丰厚，他们则不愿意把土地拿出去卖。若是村里厂房租金收益不高，又有好的产业进来，他们就会选择出售土地。
难题1
固有利益共同体如何打破？
“三农问题”专家、中国人民大学农业与农村发展学院院长温铁军强调，《决定》中提出“同等入市、同权同价”，将打破长期以来土地被地方政府垄断的格局，也将打破长期以来，土地市场由政府与开发商分肥的利益格局。
温铁军说，《土地管理法》使得地方政府在征收农村集体土地后，土地的所有者——农村集体自动放弃所有权。从而形成地方政府和开发商“分肥”的利益固化局面。
温铁军认为，城乡建设用地“三同”后，势必要打破土地利益固化的格局，形成村集体、农民在城乡统一的交易市场中同权同价，公平交易。
温铁军认为，要打破传统的利益固化格局并非易事。一是这种利益固化格局已形成，如果切断地方政府融资渠道，将导致地方政府资金链条断裂。二是农民的权益保障呼声较弱。要想实现“同市同权同价”，还有很长的路要走。
难题2
入市提出五年为何进展不大？
党国英提出，事实上农村集体经营性建设用地入市十七大时提出过，直到现在基本没有突破性进展，依旧是原地踏步。
其中，最难界定的就是前面的限定范围，“在符合规划和用途管制前提下”，这个限定之后，农村经营性建设用地入市很难操作。
党国英说，以前我们只能做到基本农田管制，而村庄的管制一直没有，什么是符合用途管制，还没厘清。
另外，我国虽然有城乡规划法，但是农村的规划长期以来比较随意，乡镇村都可以对农村进行规划，在这种随意的乡村规划背景下，一旦放开，将导致几十万个行政村都推向市场。因此，虽然十七大也明确提出这类农村集体土地入市，但5年仍未有明确的操作办法。
难题3
如何防热钱涌向农村市场？
温铁军提出，放开农村建设用地市场后，应该注意热钱向土地市场的大量涌入。
温铁军说，最近几年，国际金融资本过剩，导致国际上亿公顷土地被金融资本侵占，形成新的“圈地运动”。
而近几年，中国也存在增发货币，金融过剩的现象。一旦农村建设用地开闸，这个政策将对那些“有钱人”成为利好，便于他们将热钱流入农村建设用地市场。以后，农村建设用地将成为新的投资领域，这个问题应该引起重视。
本版稿件(除署名外)/新京报记者 涂重航 实习生 贾世煜
(原标题：农村建设用地入市将减少征地)
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