宅基地整治盘活与乡村产业发展的路径选择——基于两个直辖市七个典型试点村的研究

The Selection Strategies of Homestead Revitalization and Rural Industry Development:Based on a Study of Seven Typical Pilot Villages in Two Municipalities

在“三权分置”框架下的新一轮宅基地制度改革,探索盘活利用农村闲置宅基地和闲置住宅发展乡村产业的途径,探索退出宅基地统筹利用政策,为乡村振兴提供土地要素。本研究以天津、重庆两个直辖市七个典型试点村为研究对象,基于ECIRM理论构建分析框架,对“原址投资开发”“集中规划开发”“集体统一经营或管理”“整村出租流转”“集体经营性建设用地入市打通”等五种助推产业发展的宅基地整治盘活模式进行比较分析,总结五种模式在土地市场化利用或退出宅基地统筹利用方式的优势特点和适用的产业类型上的经验逻辑及不同产业主导区域和不同地区的宅基地整治盘活模式选择策略。实践中宅基地整治盘活不同程度面临发展难题亟待解决,例如资金、退出意愿、产权认定、规划、流转等问题,在改革推进中需要注重科学制定村庄规划;稳定宅基地使用权,保障投资主体土地权益;鼓励农房转让、租赁、入股等方式参与产业用地供给;构建土地整理激励机制;完善乡村发展用地保障机制。

In the new round of homestead system reform under the framework of“separation of three homestead rights”,this paper explores ways to develop rural industries by revitalizing vacant homestead and policy of homestead to provide land elements for rural revitalization.This paper selecsts 7 typical pilot villages in Tianjin and Chongqing as the research objects,compares 5 modes of“original site investment and development”,“centralized planning and development”,“collective unified operation or management”,“whole village rental has transfer”and“collective operational construction land entering the market”.Based on ECIRM theory framework,the paper summarizes the empirical logic of the five homestead utilization methods in the land market-oriented utilization or exit,the advantages and the applicable industry types.The paper summarizes the selection strategies of the homestead renovation and activation modes in different industry-leading regions and different regions.In practice,the renovation and revitalization of homestead are faced with development problems to be solved by varying degrees,such as capital,exit intention,property right identification,planning,circulation and so on.In the promotion of reform,the government needs to pay attention to the scientific formulation of village planning,stabilize the use right of homestead,protect the land right and interest of investors and encourage the transfer and leasing of rural houses.