Guo Guanglei：Director of Beijing Rural Economy Research Center  President of Beijing Suburban Economy Research Institute

　　Distinguished leaders, experts and scholars,

　　Good morning! First of all, on behalf of Beijing Suburb an Economy Research Institute, I would like to express my sincere appreciation to all the leaders, experts and scholars for a long-term care, concern and support of three problems about countryside, agriculture and farmers research in the capital. According to the requirements of the conference agenda, I will briefly introduce the promotion of the capital new urbanization construction and land utilization, and  communicate with you.

　　Urbanization is the process that land, labor, capital and other production factors are transferred from traditional agriculture to manufacturing and services to improve resources allocation efficiency, but the land element is different from the other two elements with non-removable characteristics, therefore, urbanization may also be deemed as the optimal adjustment process of the relationship between people and land. In this process, land development and utilization has become the core of a new urbanization. The Third Plenary Session of the 18th Central Committee of the CPC proposed that improve the institutional mechanism for the healthy development of urbanization, and adhere to the new road of urbanization with Chinese characteristics, “establish a unified urban and rural construction land market. Early last year, the General Secretary Xi Jinping's important speech during his inspection in Beijing indicated a forward direction for us to promote the capital new urbanization construction. Report on the work of Beijing municipal government (2015) pointed out that “promote new urbanization from multiple levels, form multi-point support, balanced and coordinated urban development pattern. Expand 'one green' area urbanization construction pilot,  make great efforts to 'two green' area overall arrangement of ​​urban and rural construction land pilot work.” Promote the capital new urbanization process, intensively and economically use collective construction land, firstly form a new pattern of urban and rural integration development in Beijing, which is of great practical significance to achieve balanced and coordinated development.

　　I. The Land Development Model Transformation is the Core of New Urbanization Path.

　　To understand new urbanization, a more comprehensive analysis of the old mechanism of the traditional urbanization shall be conducted at first to recognize the  central role of land element in the deep chain transmission mechanism. We have reconsidered and summarized the traditional urbanization, and proposed three core concepts of new urbanization.
　　
　　First of all, from the strategic target level, the basic logic of traditional urbanization is to minimise the cost of urbanization and accelerate the development, while new urbanization is to coordinate urban and rural areas and achieve the balanced development. Under the condition of traditional urbanization, it is to coordinate urban and rural areas and realize the balanced development. Under the condition of traditional urbanization, reducing the economic costs of urbanization by cast off a burden way has left a large number of social costs and accumulated more and more serious structural problems. In the land development process, low-cost traditional urbanization embodied in: First, land development is chooser. Land developers firstly choose easily developed and good location land, minimize demolition and relocation scope and get rid of some maginal corners, i.e., eat the meat and spit out the bones; Second, the low level of compensation. To speed up the progress of project construction, minimize resettlement costs, land compensation and relocation costs, and it is difficult to effectively safeguard the interests of farmers. During Beijing No.16 Ordinance, the farmers often got 30,000-50,000yuan per capita compensation and then find jobs on their own. Many social problems have been accumulated by unstable employment. Therefore, No.148 Ordinance issued in 2004 put forward that all the farmers shall be given non-agricultural status and included in social security for land expropriation, which has effectively improved the farmers' compensation and security level, but it still can only solve some farmers' problems in the land expropriation area; Third, the lack of long-term resettlement consideration. Disposable land acquisition, farmers together moved into the buildings, but farmers are lacking in long-term development interests basis without industrial land guarantee. The basic logic of new urbanization path is to achieve equal rights of land and realize the balance of interests in all respects, both the short-term interests and long-term benefits of farmers, not only protect the partial interests of farmers, but also coordinate the overall interests of farmers . The key method is to bundle the farmers and industry in the land development process and change “kill the hen to get the eggs” to “protect the it to lay eggs”, so that farmers have a sustainable collective industrial support to achieve farmers' interests basis in the urbanization process and promote the steady and harmonious transition of rural social structure.
Secondly, from the basic characteristics level, the traditional urbanization is separate development, while new urbanization requires an overall planning and a top-level design. Traditional urbanization has government-led, epitaxial growth, GDP-oriented and other features, but the basic feature is separate development centering in mutual separation  between urban and rural areas, among regions and departments. Village in city is a typical representative of this segmentation development mode. It is specifically as follows: First, the space segmentation. Its essence is planning constraint. For a long time, urban and rural plannings are dually segmented, and rural areas have been lacking planning support. For example, industrial parks or real estate development can not drive the renovation of the surrouding old villages, open space has been  developed and launched, and the old villages haven't been removed; large-scale transportation infrastructure construction simply concerns direct occupied areas, regardless of adjacent marginal corners and gives up the obligation of demolition and construction; and even some road construction leads to poor drainage of nearby villages and causes water flow backward. Second, the industrial segmentation. Industrial parks are closely operated, which can not be effectively integrated and connected with the collective industrial development of nearby villages, inside and outside the parks are totally different. Third, the system separation. The project is becoming bigger and bigger, and  the land resources are less and less, we need to concentrate and optimize the allocation of resources. However, the villages fighting on their own  the small accounting system leads to the fragmentation of land utilization and affects the concentration and optimization of resources allocation. Fourth, the policy segmentation. Policies from different departments, different objectives, imperfect mechanism, it is difficult to implement the blueprint. For example, there is no top-level design of policy mechanism for in the collective land construction park  Property Ownership Certificate, three-high enterprises reform, farmers small property right management, plain afforestation post-maintenance mechanism,etc.. Also, No. 148 Ordinance only partially changes the residential status, part of social security costs are accounted into  primary development costs, and some farmers can't change the residential status in the future as well. Some homesteads in Jinzhan Village, Chaoyang District were demolished without the entire residential status transformation. Especially in the urban and rural dual land system, the intensive utilization of collective construction land lacking in  policy support system is beyond the law and breeds low-end industries. New urbanization is an overall planning and coordinative development, which realizes the space, industrial, mechanism and policy co-ordination between urban and rural areas, among regions and among departments.

　　Thirdly, from the aspect of operation mechanism, traditional urbanization mainly relies on the triple soft constraints and overdraws the future development space, while new urbanization pursues sustainable urbanization under hard constraints.Traditional urbanization operation mechanism embodies in the triple soft constraints: First, soft budget constraint, such as urban investment companies and other government financing platforms realize bank credit support, reduce demolition costs and residential transformation costs; Second, soft market constraint, such as the government monopolizes the land market, and the collective land has been excluded from the norms supply channels, which cause structural tension supply, the land market constraints become soft; Third, soft resource constraint. In order to ease the contradiction between population resources and environment, planning construction land  index shortage has become a common problem all over the country, forming a resource-constrained inhibiting magic phrase. However, the resource constraint has been softened in some regions by transferring the index of other regions  to meet the needs of this regional development to protect new town or the progress of major projects. The planning index namely development right space transformation results in more than half of the villages in some towns built in the planning green space. However, the issues of farmers employment, social security and house moving in these areas have not been effectively addressed, the enterprise's plants with collective land lease can not be upgraded, and the old village residence can't be renovated. With awakening of farmers property consciousness, land expropriation cost is rapidly increased and the rigidity of budget constraints will continuously be strengthened. With the continuous improvement of collective commercial construction land, agricultural land and homestead system, the trend of collective land entering into the market is irreversible, which will also lead to the continuous enhancement of land supply market constraints. And the gradual strengthening of ecological function positioning, especially the continuous strengthening of farmers' development right guarantee will continuously strengthen the resources constraint conditions. Therefore, the traditional urbanization operation mechanism is bound to be unsustainable. The core mechanism of new urbanization is to improve the efficiency of resource allocation, make utmost efforts to promote the material civilization, achieve geographical interests share and promote social transformation and spiritual civilization through the rise of price belonging to the public, ease the contradiction of population resources and the environment and promote ecological civilization for a balanced, coordinated and sustainable development road by increasing (planning indexes) to reduce (people and land current scale situation),  returning the decreased land to the green. The premise is that the market shall play a decisive role in the allocation of resources, changing from  triple soft constraints to  triple hard constraints and forming an effective budget constraints, market constraints and resource constraints.

　　II. “Township Coordination, Planning Approval, Property Right Certification, Mortgage Financing” are the Four Nodes for  Intensive Utilization of Collective Construction Land.

　　Coordinative and intensive utilization of collective commercial construction land is a key method to promote the capital new urbanization process. At present, there are some important typical experiences, such as Lugouqiao Township C9 land development, the overall transformation of the industrial yard in Xihongmen Town, Daxing District, Science and Technology Park of Dongsheng Township, Haidian District, the coordinative development of Lianying Area, Lian Village, Jiugong Town. These typical cases have four common nodes in practice:

　　Firstly, township coordination, farmers as the subject. The work mainly involves the management departments, based on the characteristics of metropolitan planning, by township coordination, change the past “launched in each village” development mode and achieve balanced development. It mainly includes two aspects: First, the government coordination, mainly related to the planning guide and program approval; Secondly, union coordination, achieve interests relationship overall plannning, deepen the township property system reform, establish the township association, set up the township coordinative utilization of collective commercial construction land platform and exert a principal role of farmers primarily through reconstructing farmers' organizations subject and asset resources management mechanism. 27 industrial yards in Xihongmen town with a total of 10km2, scattered in each village,now has become five zones after intensification. It is impossible to respectively establish sewage treatment plants and substations for 27 industrial zones in 27 villages, so the intensive utilization shall be encouraged to optimize the space. Nearly 10km2 industrial yards through optimizing adjustment, vacate nearly 8km2 land for urban green areas and intensively use 8km2 land for the industrial development. But this broke the traditional “villages fighting on their own”development system, which requires the farmers' subject reconstruction to form a new township coordinative development system. For this purpose, an associated company was established in Xihongmen by 27 villages, overall allocating the income arising from 2km2 land.

　　Secondly, planning adjustment, the government approval. The work is mainly related to the planning department, the government approval is the premise for market acceptance. Enhance collective land's attractiveness of the high-end resources by strengthening the approval of collective land intensive utilization project to address the issues of farmers' market position misssing in the past due to lack of government recognition. In four villages of South Street Area, Jiugong Town, Daxing District, the township coordinative utilization of collective construction land has been carried out to upgrade industrial yards. South Street No.1 Village, South Street No.2 Village, South Street No.3 Village and South Street No.4 Village have coordinatively and intensively used new land planning index due to the green area returned by the illegal demolition to build e-commerce valley project with 274 hectares demolition area, 2,750,000m2 construction area of industrial yards, 48 hectares of planning construction land accounting for 18% of the demolition area, the area of the remaining 82% is planned for returning to the green area, 880,000m2ground floor area accounting for 32% of the demolition area.

　　Thirdly, property right certification, a separation of building and land. The work mainly involves Ministry of Land and Resources and Ministry of Housing and Urban-Rural Development. It aims to protect farmers' collective land ownership and use right, revitalize the buildings on the ground, absorb the high-end resources through cooperation with social capital equity and promote industrial upgrading. Bureau of Land and Resources has specifically issued a certification policy for Daxing Xihongmen and Jiugong pilots. Jiugong town firstly issues collective construction land ownership certification, collective construction land use right certification to the project locations South Street No.1 Village and No.4 Village, and then through the change of ownership, the collective construction land use right certification will be registered in the name of the township associated company. Then, achieve a separation of building and land. Village collective and associated company respectively own collective construction land ownership and use right, commercial facilities on the ground have been constructed and operated by the investors, and the property right shall belong to the investors. The associated company acquires future profits of 150,000m2 virtual real estate and sets the least annual rent of 50 million yuan, the least annual dividends 20,000 yuan for 2500 collective economic orgination members in four villages.

　　Fourthly, the bank's recognition，mortgage financing. This work mainly involves the financial departments. Approved by banks and other financial departments, buildings on the collective land takes the expected future profits for mortgage financing to settle fund balance of pilot projects, so that farmers can get full market status. Zhongguancun Dongsheng Science and Technology Park, Dongsheng Town, Haidian District was established in July 31, 2012 with a planned area of ​​3.78km2 and a total construction area of ​​about 3,000,000m2, and it was invested, developed and managed by Beijing Dongsheng Bozhan Investment Management Co., Ltd.. In September 2013, it officially obtained the first batch of Beijing collective construction land premises permit registered by Beijing Municipal Commission of Housing and issued by Urban-Rural Development and Haidian District Construction Committee. To achieve Premises Permit mortgage financing, negotiate with the relevant financial departments for many times, Jinqiu International Building with State-owned Premises Permit and 11 buildings inside the Park with collective construction land Premises Permit are jointly combined for the overall mortgage, among them, the evaluation value of Jinqiu International Building is 700 million yuan; the evaluation value of of 11 buildings inside the Park is 300 million yuan. China Minsheng Bank has implemented commercial property installment loans of 500 million yuan for a period of 10 years, and the interest rate shall float upwards by 10% over the  standard interest rate. At present, 220 million yuan funds has been paid, mainly for the repayment of bank loans and property management.

　　All the leaders, experts and scholars, the above are my several thoughts on capital new urbanization and intensive utilization of collective construction land. If there is anything inappropriate,please let me know, thank you!