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2024年05月01日
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Hebei Yongqing Economic Development Zone: Let Farmers Embark the Park Development
时间:2015-06-29 15:33:32  来源:城市化杂志 

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  Reporter: Yang Huabin, Secretaty of Working Committee and Director of Management Committee in Taiwan  Industrial New City

  Preface

  During the recent years, in the development process of local economy, Yongqing Economic Development Zone in Hebei Province has been focusing on the overall plan of urban-rural development, exploring means of transfer in accordance with the contractual right of land, and it has also remolded the land joint-stock system and carried out the land trust mode for the first time in the nationwide, with the purpose of realizing the goal of land capitalization, capital demutualisation, long-term income and benefit socialization. Just because of this kind of new trust mode of “Land Bank”, farmers were able to benefit from the development of the Zone and solve certain problems concerning development, which could benefit the economic development of the Zone, safeguard farmers' land rights as well as guarantee farmers' long-term livelihood. Therefore, the new mutual-benefit development ideas came into being in the Zone. Since the mode was put into trial use in November, 2011, the total amount of trust lands has reached 14,008 mu, providing the Zone's economic management with basic development support; meanwhile, farmers' net income per capita was on the trend of steady increase compared with that in the year 2010 without the implementation of land trust. The achievement of this mode has been highly appreciated by leaders of the Ministry of Land and Resources as well as related experts. The trust mode of “Land Bank” has been reported by the Xinhua News Agency as well as Territory Resource News and many other news media, and it was paid attention to and appreciated by many leaders of the Provincial Party Committee and the Provincial Government of Hebei Province.

  Background and Cause

  It was the need for development, and the construction of the Zone was in urgent need of solving “the Four Problems”.

  The origin of Yongqing Economic Development Zone is Taiwan Industrial City in Yongqing, being the initial part of provincial industrial accumulation areas of the province, it is the extension of South City in Beijing, with the unique area advantages of developing Beijing,s industry, especially on the aspect of garment processing industrial shift. The Development Zone is located at the historical Yongding inundated district with numerous sandy wastelands, few per cultivated area, poor agricultural infrastructure and land management efficiency as well as low income of the farmers'. The most realistic difficulty in the development  process and construction in the Zone was how to take advantage of the beneficial areas and solve the farmers’ problems, and the most prominent ones were the “the Four Problems”.

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  First of all, it was the problem of difficult land acquisition with garden planned in the project. While carrying out the project, it was inevitable to acquire the rural collective lands which have been arranged into the development plan of the Zone. As the benefits of farmers' and developers' were contradictory, the villagers usually took various measures to set barricades and require to increase the compensation. At the very beginning of the establishment of the Zone, the well-prepared plan and project failed to carry out because of the difficult and slow process of land acquisition. After the adoption of land acquisition with different prices according to the areas in 2009, the controversy aroused by compensation standard of land acquisition decreased sharply. However, the controversy caused by compensation of young crops and the land attachments became relatively fierce. Some farmers even rushed to plant the crops right before the land acquisition began and asked for high prices out of market, thus in this way, it was difficult to reach an agreement on the compensation. In addition, the examination and approval procedure of with the acquisition and transfer took long time, so some projects lost their opportunities either for the long acquisition period or for people from localities appealing the higher authorities for help because of the developers' illegal land acquisition activities of using without approval or using while applying.

  Secondly, it was the problem to guarantee benefits of farmers' who have lost their lands. So far, in the process of land acquisition, the main measure was to adopt one-time cash compensation. By doing so, the current problems could be solved quickly, but the potential problems appeared at the same time. Some farmers have lost their lands as well as their long-term steady financial sources. Lacking the ability to arrange their money and splashing it out after being rich instantly, it was easy for them to use up the compensation in a short time. At the same time, they didn’t have enough skills to make a living, so it is impossible for them to support a family in the long run only with social insurance and their part-time jobs. After wasting the compensation, some farmers became “Three-no-farmers”--- without land, job or social insurance. And with no more money to rely on, some farmers continued to ask for compensation from the Development Zone or the local enterprises for the reason that the ticket price of the subway increased sharply or the land acquisition compensation was low, making the acquisition  full of social problems.

  Thirdly, it is the problem with financing in the pre-development period. At the early stage of the construction, a large amount of pre-investment was in need. A large amount of construction capital was needed for the construction of infrastructures like road, electricity, water as well as communications, and a large amount of money was used to pay for  land acquisition. No matter whether it is in the form of government-oriented or in the form of the Zone and developer-oriented, they will face the financing problems before the project was ready or before the interests came into being. Meanwhile, after farmers got the compensation from the land acquisition, they had no idea of effective investment channels, so the compensation became idle capital, with time passing by and the capital devaluation loss caused by the rising prices, it is difficult to guarantee farmers’ long-term livelihood. It has become the common problem that the lack of construction capital in the Zone as well as the idle capital of the farmers’ coexisted.

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  Fourthly, it is the problem with overall plan of town - driving - country policy. It is a significant way to implement the overall plan of urban and rural development with the adoption of “Nurturing Agriculture with Industry” and “Town - Driving - Country Policy”, while farmers are easy to become “losers” in the Development Zone with current land acquisition mode. They might lose contract with the land they had and with the Zone development right after the land was acquired. Once some farmers  lost their lands, they would be isolated from the process of urbanization and industrialization, facing the problems of “losing lands” and “losing benefits”. They could neither enjoy the policy benefits brought by the land nor enjoy the benefits developed from their original lands, thus becoming “citizens” without the feature of citizens' as well as “farmers” without land. Benefits of farmers and the Zone contradicted with each other, resulting in some isolated feelings between farmers and Zone, which would hinder the sustainable development and the development of the enterprise, and furthermore, some certain kinds of recessive social problems might come into being.

  Major Solution

  In November, 2011, the land trust mode was explored by Yongqing at Taiwan Industrial City. The major measures were: establishing  land trust center with the characteristics of the enterprise's (it is also called Land Bank), and on the basis of following the law, being voluntary, negotiating and compensating, farmers in the range of the planning area could get access to the land trust management center with the evaluation of contractual right of land, and the land in the planning area was managed by the land trust center, meanwhile, farmers becoming a shareholder could get their stock dividends and the promised benefits.

  Specific Methods and Their Effects

  Firstly, change asset into capital, and the farmers would not worry about their earnings. It is the result of idea and system innovation of Yongqing Development Zone to change the tangible assets that farmers relied on into the capital which farmers could benefit in the long run. And in the real practice, it was divided into three steps.

  Step 1: The masses have become the shareholders with their lands pooled as shares. On the basis of following the law, being voluntary, negotiating and compensating, farmers in the range of the planned area could get access to the Land Bank with the evaluation of contractual right of land. They would sign the land trust agreement and the allotted period of the first agreement would be five years, during the entrusted period, the land was levied and the legal levy procedures would be carried out. After five years, in accordance with farmers' will, all the capital could be withdrawn at one time, and with the principle of compensation of equal value, unified management as well as minimum yield, it could also be converted into the real estate for commercial use on the basis of a certain proportion. And as it was the farmers’ assets to become shareholders, it could guarantee their income would increase steadily and their long-term profits would be available.

  Step 2: Check and ratify the profit, so the lands could turn into capital. On the basis of overall assessment of the using evaluation of the trust land, lands contracted by farmers would be taken into their shares in accordance with the unified land price standard (32,000  yuan/mu),  the stock dividend would be paid off as 7% annually, and the account would be settled at the end of the year. Means of allocation on the stock dividend would follow that formulated by the government, which means 80% of it would be given to farmers who own the contractual right of land, much more than 300 - 500 yuan/mu, the annual net income of theirs when relying on the crops from the land. And 20% would be given to the economic organization of village collectives, for public and villagers' welfare use. By the end of 2014, the total granted stock dividend of the Land Bank in the Development Zone was over 60 million yuan.

  Step 3: Employment being transformed, farmers have become into citizens. As Yongqing lies in the inundated district with numerous sandy wastelands, fewer per cultivated area, poor agricultural infrastructures and land management efficiency as well as low income of the farmers, by means of land trust, farmers could not only get a certain amount of stock dividend and related welfare subsidies, but also go outside to make money. According to the statistics, after the implementation of the land trust, in the 6 administrative villages of the Development Zone, there were more than 1,600 farmers going outside to work, accounting for 28% of the whole population, and among which, there were over 1,100 people working in the Development Zone occupied with public security, afforestation, business, to name but a few, accounting for 68% of the whole amount of the people going out to work. In the Development Zone, there were 170 self-employment merchants engaged in project construction and supporting services. So far, the new residential construction project with the total area of 180,000 square meters - the first-stage project of New World Community has been accomplished, and 560 households have settled in; the second-stage project has started, with the plan of being accomplished by the end of 2015, with 588 households settling in, creating conditions for the transformation from farmers to citizens.

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  Secondly, turn acquisition into trusteeship, the projects could be implemented smoothly. Yongqing Development Zone has made a breakthrough by means of getting rid of the simply traditional way of land acquisition that other enterprises adopted, exploring the new style of “reservation before acquisition” and eliminating the hinders in the projects. It mainly benefited from the three coups:

  Coup 1: Trust being legally implemented, the earnings were guaranteed. In order to implement the land trust mode smoothly, according to the “Rural Land Contract Law”, “Guide on Perfecting the System of Land Acquisition Compensation and Resettlement” by Ministry of Land and Resources and other laws as well as regulations, the Baodao Land Trust Center in Yongqing was established (also called Baodao Land Bank), and in accordance with the mode of “Public Institution, Management with the Characteristics of Enterprization”, the “Trust Agreement”, and related business like stock rights transfer, management of land trust as well as granting welfare were signed. And the three “Basic Regulations” like “Baodao Land Trust Center Regulation in Yongqing”, “Land Trust Center of Land Trust Management Implementation Method” and “The Exchange Method between Trust Stock Rights and Business Real Estate” have comforted the farmers a lot about their long-term and steady land benefits. Since the implementation of land trust mode, the total amount of lands has reached  14,008mu, which has offered basic support for the latter development.

  Coup 2: Spread the welfare widely, and people’s livelihood can be guaranteed. The principle of the development is that both people and the Development Zone itself should benefit and welfare policy should spread to all farmers with the adoption of land trust each of the Farmers under 16 years old could get the subsidy of 80 yuan per month;each male over 60 years old and female over 55 years old could get the subsidy of 100 yuan per month; each handicapped without labor capacity could get the subsidy of 150 yuan per month; those who take part in the College Entrance Exam only once and get the admission could get 5,000 yuan each with the regular college course, and each of those with junior college could get 3,000 yuan . By the end of June, 2014, the total welfare granted to farmers by the Development Zone has reached  8.64 million yuan, which has basically guaranteed people’s long-term livelihood.

  Coup 3: Being rich in the preserved land and the construction can be guaranteed. Since the establishment of Yongqing Development Zone, 720 projects have been brought in, and  the total amount of investment has reached 86 billion yuan, the number of accomplished projects has been 18, and 40 projects have been in progress, with the  14,008 mu entrusted lands as guarantee , Yongqing Development Zone can carry out any proper projects and this has been Yongqing’s advantages to achieve its goal of spanning development. In April, 2014, the Municipal Government of Langfang signed the Cooperation Framework Agreement respectively with the District Government of Xicheng and BDA (Beijing Economic - Technological Development Area), confirming that Yongqing Economic Development Zone as the undertaking place of Beijing Zoo Clothing Wholesale Market, and establishing Beijing Yizhuang·Yongqing Industrial Park at Yongqing Economic Development Zone. It is predicted that by 2020, there will be 1,000 settled enterprises and over 200,000 employees, meanwhile, the total income from the major business will reach over 150 billion yuan with the tax revenue reaching over 5 billion yuan.

  Thirdly, transferring from “being extensive” to “being intensive”, and there will be non-blind areas in land utilization. Since we have carried out the land contract policy, the prominent problems that farmers are facing in their daily work are that the lands are managed and utilized extensively as well as the benefits are poor, and problems like these have been put on the agenda of various levels of governments’ in recent years. In the process of seeking for the land intensive utilization, Yongqing Development Zone has carried out three excellent measures.

  First of all, an overall plan and more scientific resources allocation. All lands taken into the trust process should be in accordance with the overall plan of land utilization of Yongqing and the unified construction plan of the park, at the same time, problems like private construction without permission, abuse of cultivated land and extensive utilization of the land have been solved. In accordance with the principle of overall plan of “industry and city integration development, urban-rural integration development as well as enterprises’ common development”, in the firststage of the planning area with 7.59 square kilometers, the Development Zone was divided into eight parts including:

  Administrative Business Area, Headquarter Avenue, Airport Service Base, Traditional Industrial Zone, Northern Guanjie Modern Delivery Park, Taiwan Flower EXPO Park, Zhejiang Merchants New City as well as Beijing South Botanical Garden. Setting “South City in Beijing and New City in Taiwan” as the development location, “the City of Chinese Clothing and the Comfortable City to Live in South Beijing” as the development goal, Yongqing has made further progress in achieving the goal of realizing industrialization, urbanization and agricultural modernization. What’s more, Yongqing has grasped the rare historical opportunity of the synergetic development of Beijing-Tianjin-Hebei Region, benefiting from its unique geographic advantages, endeavoring to prepare well for the expansion of the capital function of Beijing, allocating the production factors and taking over the industrial shift. So far, it has reached various framework agreements on synergetic development. The Zhejiang Merchants New City Program is under construction, taking up the total area of 20,000 mu with the whole investment of 30 billion yuan, including five stages: Zhejiang Merchants Clothing City, Zhejiang Merchants Trade City, Headquarter of Brand Enterprise, Zhejiang Merchants Ideal City and Zhejiang Merchants Tourism City. After the accomplishment of the whole construction, it can get the realizable operation revenue of more than 10 billion yuan, offering over 100,000 employment opportunities. And so far, there have been 613 officially signed clothing industries and the 16 clothing factories at the first stage has come into operation, 30 clothing industries of the first stage have been under construction.

  Secondly, unified management, makes land revenue more reliable. In order to enhance the unified management of the entrusted land, the Development Zone has formulated regulations and related regulatory frameworks to explicitly stipulate the Equity Trust and land business management; a special Trust Center Council has been established and members of the Council were elected by the collective economic organization, villagers, the Economic Development Zone as well as Baodao Construction Investment Development Co., Ltd. All the villages with land trust could elect one to two Council members according to the total amount of stock rights, and thus the farmers’ rights to know, to participate and to manage could be guaranteed. Once the lands are in the process of trusteeship, before all the procedures are ready, the utilization and condition of them should not be changed, no illegal land utilization and occupation or deserted farmland is allowed. The land should be made fully use of with the adoption of large-scale and efficient agriculture. On the basis of adhering to the related policies and self-check at regular intervals, supervision from the Ministry of Land and Resources should be accepted voluntarily and actively, in that case, the illegal and violated activities could be avoided.

  Thirdly, centralized development will generate more profits. Yongqing Development Zone has taken full advantages of the lands and adopted the method of centralized development, the basic and supporting facilities are being perfected, and the new structure has formed. There is a master station of Beijing bus set in the Zone, the comprehensive administrative services have come into use, and the first 11 SME Incubation Project Headquarters in small size have been accomplished. The New City Clothing Program of the Zhejiang Merchants New City takes up more than 8,000 mu areas and the planned investment is 10 billion yuan, mainly responsible for connecting the relocation of 10,000 clothing enterprises in South Beijing, and attracting enterprises including the world famous enterprises as well as enterprises from Yangtze River Delta, Pearl River Delta and hongkong, Macao and Taiwan to settle. Setting clothing industry as the leading enterprises, they extended the business from fields like product research, technology patent and financial service to brand establishment, channel construction and logistics. In this way, an industrial chain integrated with clothing production, research, exhibition, sales, industry, incubation, and fashion schools has been established, making it possible for the Zone to develop its maximum utilization efficiency and marketing values.

  Fourthly, change “Opposition” into “Unification”, and the goals will be the same. From the perspective of the Development Zone, it urgently hoped to acquire the lands without a hitch and make full use of them; while for the farmers owning the lands, they are eager to get the maximum benefits by means of land trust. It is significant for the Development Zone to find out the key connection and unify the benefits of both. On this aspect, the Development Zone paid attention to activating the “Three TurningPoints”.

  Turning point 1: Build consensus and push it forward smoothly. People always have a gradual process to recognize new things. Since the implementation of land trust mechanism, farmers have been in the recognition process of “unfamiliarity- suspicion- knowing- acceptance”. Before this, farmers were used to getting the whole compensation at only one time, and they felt upset and worried about this long-term benefits, so many farmers did not understand or accept, with the attitudes of waiting and seeing. In those circumstances, the Development Zone strengthened their broadcasting work and communicated with the people there instead of pushing the implementation forward blindly and violently. By means of Villager Representative Conference, Whole Villagers Conference and household interview, they took advice from the farmers, setting farmers' will and satisfaction as the standards to formulate the system. Following the principle of “the easier issue first, demonstration first and comprehensive promotion”, by means of adopting setting trial village street and farm households as an example, they have got the support from majority of the farmers. And the farmers have realized that land trust is an effective way of changing the “deserted lands” into “viable lands” and it is also the effective supporter to push the great development of the Zone’s economy and improve the farmers’ income to a large extent. So far, 1,567 peasant households have signed the Land Trust Agreement, and the total amount of entrusted lands has reached 10,839 mu, accounting for 97% and 98.5% of the formulated amount of peasant households and lands respectively. The satisfaction rate of the farmers’ signing the Agreement has reached 99%.

  Turning point 2: Stock rights are transparent and the supervision is effective. Yongqing has explored the new policy of land utilization——Land Trust System, based on voluntary and agreement. The farmers could evaluate their own lands in the form of contract for the managerial right and become stockholders, and their lands would be deposited into “Land Bank”. Meanwhile, they could withdraw the interests annually, and the lands in shares would be managed by the Land Trust Center. This kind of mode was popular among the masses, and the key point was that stock rights that the Development Zone distributed to the farmers were open and transparent, of which the masses could be well- informed. In order to guarantee the successful implementation of the trust mechanism, related regulations have been formulated to clarify the stock rights trusteeship and the land business management, which were: Baodao Trusteeship Approaches of Land Trust Center in Yongqing, Management Approaches of Trusted Stock Rights, Implementation Approaches of Stock Rights Trusteeship and Land Business Management. Meanwhile, the daily supervision has been enhanced continually and the supervision function of the Trusteeship Center Council has been fully shown. The regulations were strictly followed, and the illegal and violated utilization of lands were forbidden, so the land status has been protected. Besides, the stock dividends and the welfare have been distributed to the farmers in time.

  Turning point 3: There was room for maneuver and the expectation was foreseeable. The implementation of Yongqing Land Trust Management System has been successful, and the principle of following the law, being voluntary, negotiating and compensating has been abided by. If the farmers were unwilling to cooperate with the Land Bank, they could take steps to withdraw their lands when the signed contract was due. And if the farmers felt that the income of the entyusted lands was considerable and hopeful, they could require to continue with land trust and renew the contract. In order to guarantee that the trusted stock rights could maintain and increase in values, further show the achievement of Economic Development Zone to the farmers holding stocks and the village collectives, the Development Zone has been exploring the approach of “Managed Equity Exchange Commercial Property”, which means that in accordance with the principle of equity and free will, equal compensation, unified management as well as guaranteed minimum income, the land trust stock rights would be converted into house property for commercial use according to a certain percentage, and it would become the the framers’ assets with stocks in their hands. In this way, their incomes would increase steadily, and their benefits would get long-term guarantee. So far, “Management Approaches of Managed Equity and Commercial Property ” has been accomplished and it will be implemented after consulting comments from different fields and being discussed by the experts.

  Experience and Enlightenment

  The reason for the success and achievement of Land Bank in Yongqing was that it seized the opportunity of connecting the benefits of the zone development of the Zone and the farmers, in the circumstances of following the policy and law, it innovated boldly and standardized its operation, so the win-win goal has been achieved. During the operation process, the “Four Principles” were strictly followed.

Principle 1: The premise should be consistent with the plan. Yongqing required that the managed lands with stocks must be in line with the general plan of the new round land utilization, the general plan of the urban development and the industrial development plan of the Zone. With the overlapping of the three plans, not only the legality of the trust mode and the stability of interests of all parties could be guaranteed, and the conservation rate of land utilization could be promoted, but also the random expansion of trust range as well as the risk caused by adding stock interests expenditure could be controlled. And the effective and sustainable utilization of entrusted lands could be guaranteed. Just because of this thoughtful and long-term strategy, the combination of long-term and short-term plans, the construction and development of the Zone was powerfully supported.

  Principle 2: Put the respect for farmers in the first place. In the practical operation, the wills and rights of farmers’ were always the most important to Yongqing, and it has formulated trusteeship to ask for advice from leaders and the representatives in the village, implementing the trust system, broadcasting and interpreting it well. Some of the leaders and representatives in the village were invited to take part in and the farmers’ recognition and satisfaction were highly improved. Meanwhile, various kinds of welfare were offered to the senior people and children in the Zone, farmers’ intimacy and trust to the Zone has been enhanced. It is this kind of practical action respecting and benefiting farmers that linked farmers’ benefits and the Zone’s development closely, and it has been extremely popular among farmers who have lost the lands.

  Principle 3: The key point is to follow the law and regulations. While formulating and implementing the Land Trust System, Yongqing always adhered to the policies and principles released by the Party Central Committee and Provincial Party Committee, following laws and regulations like “Land Management Law”, “Rural Land Contract Law” and “Rural Land Contract Management Right Transfer Management Approach”, implementing the regulations and policies into the whole process of Land planning, transfer utilization as well as acquisition and adhering to the principle that each task had its basis, each issue had its standard, each procedure was standardized and each detail could be discussed. It is just this kind of standardized operation that has shown the sincerity and consideration to the masses of the Party and the government with the wide support of the masses’.

  Principle 4: Regard the enhanced supervision as the guarantee. In terms of the managed lands, Yongqing Development Zone has its own set of systems and standard procedures on the aspect of trust process, land degeneration, distribution of land stock dividends and welfare, guaranteeing that the masses could get access to know, to participate and to manage. And it is this kind of public and transparent operation system that has obtained the support and trust from the masses, and the strong guarantee to explore the successful practice has been offered.

  Expert Reviews

  Jin Dejun: Former Chief Engineer of Ministry of Housing and Urban-Rural Development, Director of CIUDSRC

  Qiao Runling: Deputy Director of National Development and Reform Commission Urban and Small-town Reform and Development Center

  Frédéric Asseline (An Lin): Leader of Sino-European Low-carbon Eco-city Cooperation Project Team

  Florian Schmied: Chairman of the Construction Committee of EU Chamber of Commerce

  Li Fengling, Deputy Director of China International Urbanization Development Strategy Research Committee, Director of Beijing  Xiushi Public Welfare Fund Management Committee, President of Beijing Zhizhong Energy Sources Internet Institute, Professor of Tsinghua University

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  Jin Dejun: Yongqing Takes Care of the Interests of Farmers in the Urbanization Process

  I have been to Yongqing and attended many conferences about Yongqing. Today, I  only talk about some experiences, Yongqing has really treated farmers as the owner of urbanization in the process of promoting urbanization, I was impressed by this. I hope that we properly study their experience.

  I came  from the countryside. I think China's farmers have made indelible contributions to our whole country. Land reform after the foundation of PRC distributed the land to the peasants with no or little land. In 1954, agricultural cooperation began, so the land were collected, regardless of the farmers' original land or distibuted land by land reform, all are collected together. In the Junior Commune stage, land and other assets were included in dividends, but in the Senior Commune stage, farmers' land, farm implements, farm cattles and other assets belonged to the state without any compensation. Later, the state has absorbed a large amount of financial resources in the countryside by price scissors to support national industrialization construction. The farmers had to worked for and contributed to national industrialization after taking out the money. We shall not forget these things. In the urbanization process, we must consider the vital interests of farmers and hear their views, and let them participate in this work as the owners, so they will be motivated. In fact, Chinese farmers very closely and affordably concern the interests, but Chinese farmers are great, they can not only see the immediate interests, but also see the long-term interests.

  I think Yongqing's land bank approach is very good. Although the value of farmers' did not increase, they paid farmers in advance. 2000 yuan per acre per year is not a small amount. How much can farmers annually earn by growing wheat and corn? It is basically like this. In addition, they have given various subsidies to the old, the young and the students, so they have really treated farmers as the owner of urbanization and effectively taken care of their interests. In this way, we may fairly treat farmers and increase the power of promoting urbanization in the urbanization process,.


  Qiao Runling: Yongqing Mode is a New Way to Explore the Settlement of Urbanization Land Problem

  Today this subject is very good and wall worth discussing. In general, there are two key aspects in urbanization and land problem: First, whether or not the landowners can participate in the benefits of urbanization and industrialization; Second,  whether or not the landowners can participate in the intensive utilization of the land.

  Yongqing mode belongs to the type that development zone and the farmers jointly participate in the development and share revenues. From China's overall situation, there are generally three modes for the farmers to participate in the development: The first mode, it is predominantly developed by the farmers themselves. The most typical example is Hot Spring Leisure City in Beijing wholly developed by  farmers without the participation of the government, banks and the land bank. The farmers may earn a lot in this mode, but it is not necessarily a good thing. Now the problems have occurred for listing, development, loans and mortgages, because all are small property houses, and they are unable to mortgage or loan regulated by the policies. The second mode, it is jointly developed by farmers and enterprises. This type  widely existed in the South, for example, Guangzhou Huaqiang Industrial Park has been jointly developed by farmers and enterprises, mainly engaged in toy manufacturing. There are also some examples of enterprises and farmers cooperation in Shuangliu, Chengdu, farmers owning the land and enterprises has jointly developed Ganglong Industrial Park, and its feature is that farmers can share more revenues than the land bank. Yongqing's land bank trust mode is similar to Chongqing's land idex from concept and operation. I think, in northern China, it is already commendable for Yongqing to explore such a pattern. It solves the problem of farmers' continous sharing industrialization and urbanization benefits. The third mode, it is like Yongqing's land bank model. This mode might bind the government, because the premise of this mode is that the expected land value will increase forever, the development zone will be profitable forever, and China's economy has been developing forever. However, everything is unpredictable, will the development zone  always be profitable ? I'm afraid not. Once the land price falls business insolvency and economic crisis occur, how to deal with it? Therefore, this mode is slightly lessthan the joint development of enterprises and farmers This mode is easy to bind the government, but fortunately, Yongqing is around Beijing and there is of course no problem of the land here. It might be impossbile for any other places in Hebei.

  Anyway, I think the mode currently introduced by Yongqing is very good. For China's vast expanses, one or two files, one or two modes can't solve all the problems, and China needs a thousand kinds of modes.

  Frédéric Asseline (An Lin): The Land issue Is a Huge Challenge Faced by  the Development of Urbanization

  With urbanization, the environment, population and other issues nowadays have become the most important issues faced by the development of urbanization. Meanwhile, as aforesaid by several experts, farmers are faced with the problem of losing their lands, and the government is faced with the problem of how to rationally use the lands , these are the major challenges faced by the development of new urbanization. I am very interested in the above mentioned land use application trials in some pilot cities in China, and I have heard of similar advanced cases in other parts of China, such as some cities in Guangdong, the approach of land use is very advanced. Not only in China, in many parts of the world, farmers can't reasonably address land loss problems and can't adapt to the development of urbanization, which have become a very serious challenge. How to solve these problems is very critical for the cooperation among government organizations and the development of urbanization. At the same time, I think that the support of the Ministries, such as Ministry of Housing and Urban-Rural Development, Ministry of Land and Resources, National Development and Reform Commission, etc., shall be very important as well for the whole urbanization development.

  Florian Schmied: Sino-European Cooperation to Crack the Urbanization Land Problem

  As far as I know, many countries and regions of the world have very successful cases on the aspect of land. In the urbanization development process, they not only pay farmers due land compensation, but also ensure the transparency of land utilization and new urbanization development. The main objective of Sino-EU low-carbon Eco-city Cooperation Project is to help people to share, experience, exchange their feelings in the urbanization process. We hope that through our cooperation with all parties in China, through our help, farmers' land compensation and application problems may be solved to make a better rational and efficient use of the land in some areas of China while developing new urbanization.

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  Li Fengling: The government Should Take Responsibility for the Long-term Livelihood of Landless Peasants

  I am not new to Yongqing Economic Development Zone for I have been there many times and known about the land bank more than once. I think that the farmers shall be on board instead of doing business in a regional economic development and urbanization process, which is the most fundamental principle of Yongqing Development Zone addressing land issues and is also the base point of today's content. The difficulty of this problem is that in the urbanization process,  to consider the interests and simultaneous development of farmers, or make a thorough break with farmers by the land consideration. For the enterprise as the market investment subject, the latter choice is completely understandable, because this may avoid tangling with farmers in the investment projects development process. But for the government leading the urbanization process, the former should obviously be considered. The long-term livelihood of landless peasants should be considered, and this content should be concerned by  government.

  I used to work in the development zone and handled many land acquisition related problems. I can cite many cases in which farmers are unreasonable, and even some serious incidents have also occurred, what's the problem? I think, first of all, for farmers, the land acquisition is the only chance for generations, they must seize this opportunity. Secondly, because farmers lack confidence, farmers make a living by land, once they lose the land, they may not survive. Based on these two reasons, we believe that many farmers' behavior is understandable.

  The approach of Yongqing Economic Development Zone has fundamentally solved the farmers' problems in the long run. For the economic circles around Beijing, this approach is highly desirable, I quite agree. This approach has a positive effect on four aspects: First, the dispersed land contracted by the farmers has been centrally hosted, contributing to the implementation of development plans. The overall planning can be executed over farmers' . This approach just solves this problem. Second, it is controllable , contributing to the principle of fairness. For example, male labor and female labor, labor and non-labor, the youth and the elderly as well as students are fully regulated. Third, the farmers can get higher expected value than the current land revenue, while land value is not realized in initial period, so that the farmers may enjoy the benefits in advance. Fourth, with the increase of land value, the farmers' land interests  are rising as well, which is conducive to sustainable development.

  Yongqing's approach in this particular environment is very commendable. Of course, the point mentioned by Director Qiao Yunling is also very important that different areas may take a different way for the way or method is not the only one. However, Yongqing mode does have some risks. I think Yongqing Technological Development Zone should seriously study this issue from now on. Because the land price around Beijing can't always be increasing, there will be some fluctuations. How to improve this approach for responding to the potential economic downturn situation. Do the preparation work for the contradiction between the farmers' expection and the objective, so that event may become more sustainable, and it is particularly important.

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