Exploration of the spatial pattern of urban residential land use with geographically weighted regression technique: a case study of Nanjing,China

As the traditional methods and technical means cannot meet the quantitative research needs of the urban land use patterns, quantitative research methods for the urban land use pattern are established via the GIS （geographic information system ） technique combined with the related theories and models. Taking the city of Nanjing as an example, a spatial database of urban land use and other environmental and socio-economic data is constructed. A multiple linear regression model is developed to determine the statistically significant factors affecting the residential land use distributions. To explain the spatial variations of urban land use patterns, the geographically weighted regression （GWR） is employed to establish spatial associations between these significant factors and the distribution of urban residential land use. The results demonstrate that the GWR can provide an effective approach to the exploration of the urban land use spatial patterns and also provide useful spatial information for planning residential development and other types of urban land use.

Discussion on Registration Validity Doctrine of Housing Land Use Right

Relationship between the registration and right change of housing land use right is not clearly stipulated in the Property Law. Land registration involves functions of private law and public law. It is partial to only considering private rights dimension when deciding whether registration validity doctrine or registration confrontation doctrine should be implemented in housing land use right. Compilation of land use planning, implementation of land use control and promotion of arrangement project in rural residential area all rely on sound and complete housing land registration data. To clarify housing land right adscription, eliminate hidden troubles causing housing land dispute and promote the establishment of harmonious countryside can never be achieved without housing land registration data. To carry out registration validity doctrine of housing land use right can effectively guide farmers' registration behavior and thus build a perfect registration information system of housing land use right. After the cross-village and even cross-town arrangement in rural residential areas, rural acquaintance society has transformed into semi-acquaintance society and even stranger society. Therefore, housing land use right commending its existence with registration in public form has been a necessary choice in legislation.

Study on Circulation and Management of Rural Land Use Right

Currently,agriculture and rural economy have entered a new development stage. According to market demands and comparative advantages of regional resources,strategic adjustment of agricultural structure and realizing transformation from traditional agriculture to modern agriculture have become primary tasks. Land is the essential element of agricultural production,making innovation upon rural land use system and establishing flexible and effective land circulation system concern efficiency and optimization of agricultural resource allocation and development of rural element market. With more and more farmers engaged in secondary and tertiary industries,land left by those farmers is circulated to those farmers willing to do farming. Rural land circulation is inevitable trend of economic and social development,but it is a progressive process. To realize smooth rural land circulation,there must be standardized system.

Timberland Investing and Private Property Rights in the United States of America

Investments in rural land for agriculture, timber, and other natural resource purposes occur frequently and globally. Fundamental principles of liberty and property found in the United States of America’s (“US”) legal system, from its origins to recent US Supreme Court decisions, continue to positively benefit holders of real estate in the Southern US, through a deep-rooted public policy of supporting private property rights and rural economic development. This stable rule of law enhances the long-term adaptability and sustainability of timberland as an asset class. This article is a commentary. It combines legal research methodology with the observations and conclusions of the authors. Its purpose is to demonstrate that the existence of alienable, documentable ownership, and related property rights create inherent stability and security. These principles form the basis of a culture that is defined by the rule of law and is “open for business.” This business mindset is particularly prevalent in the Southern US.

A dispersed vegetative cover contributes to urban biodiversity:plant diversity across land use types and scale in an Asian city

Urbanization provides both challenges and opportunities for biodiversity conservation,but patterns of urban plant diversity across land uses,especially in Asian countries,remains unclear.To determine these patterns of diversity,woody plants in 174 sample quadrats across various land use types in Kyoto City were investigated.Richness,abundance,and evenness were evaluated at city,land use,and quadrat scales,and biodiversity of different land use types was compared.At the city level,223 species in 77 families were recorded.At the land use level,residential areas had the highest total biological richness,with moderate to low evenness,while commercial areas exhibited low richness.At the quadrat level,the low-rise residential area had higher species richness than the other land uses.Species abundance and evenness in quadrats were significantly different across land use types for the canopy layer but not for the understory.The results provide insights into urban biodiversity design and management by identifying prior land uses for biodiversity improvement and by highlighting the contribution of residential private yards.Urban heterogeneity,scale,and multidimensionality should be considered when measuring urban biodiversity.

Developing the Commons: Models of Rural Land Trust in China

In recent years,experiments on land trusts(xin tuo)have been made in the rural areas of China.To better understand such practice,this research identifies four case studies based on their operational structures and divides them into government-led models and market-led models.The government-led models include the Yiyang Model in Hunan Province,and the Longgang Model in Hubei Province.The market-led models include the Suzhou Model in Anhui Province,and the Golden Field Series Model in Jiangsu Province.This paper compares their profit-sharing mechanisms with specific attention given to the incentives for the villagers.Findings suggest that the villagers’profits are limited in both models.The government-led models concern less about profits but more on reusing the desolated agricultural land.The market-led models are profit-driven therefore tend to exclude the villagers from the profit-sharing process.

A Contribution to a Better Understanding of Global Land Grabbing＇s Impact on Employment and Environmental Threats

In the last two decades, the global interest on farmland grew at a remarkable pace. As a consequence, million hectares of land exchanged hands. The ways the transfers happened combined with their geographic concentration in Sub-Saharian Africa, have earned the phenomenon the name of ＂land grab＂. The agricultural sector considered a ＂sunset industry＂ when commodities prices were declining, is now attractive to financial investors. These foreign investments may be good as they may improve agricultural productivity or instead bad as they may benefit only financial investors. Some results in terms of environmental and local communities＇ worsening conditions have already emerged. This paper aims to investigate what drives the big size transfers of land, to empirically estimate their effects in terms of local employment and to assess the environmental effects produced by the rapid transformation in the use of vast amount of land in terms of CO2 emissions. It is also proposed to use the estimation in terms of local employment impact as a way of distinguishing between foreign direct investment and land grabbing.

Understanding the spatiotemporal patterns of nighttime urban vibrancy in central Shanghai inferred from mobile phone data

In recent years,major cities around the world such as New York in USA,Melbourne in Australia,and Shanghai in China,have planned to boost their nighttime urban vibrancy levels to spur the economy and achieve cultural diversity.The study of nighttime urban vibrancy from the perspective of spatiotemporal characteristics is increasingly being recognized as part of the essential work in the field of urban planning and geography.This research used mobile phone signaling records to measure urban vibrancy in central Shanghai and revealed its spatiotemporal patterns during nighttime.Specifically,this research explored the changes of urban vibrancy within a day,studied the distribution of urban vibrancy during the nighttime,and visually presented the spatiotemporal changes of nighttime urban vibrancy in central Shanghai.Moreover,on the basis of the behavior pattern of each mobile user,we classified nighttime urban vibrancy into three different types:nighttime working vibrancy,nighttime leisure vibrancy,and nighttime floating vibrancy.We then tried to determine how land use affected nighttime leisure vibrancy.The results showed that urban vibrancy in central Shanghai exhibits a periodic pattern over one-day period.A high-level nighttime urban vibrancy belt is present within central Shanghai.Business offices,hotels,entertainment and recreational districts,wholesale markets,and express services contribute most to the vibrancy at nighttime.In addition,the correlation analysis shows that public and commercial facilities generate high levels of nighttime leisure vibrancy than residential facilities.The mixed land use of public and commercial facilities and residential facilities within 500 m is more critical than the mixed use of a single land lot.The research can be a basis for supporting land use planning and providing evidence for policy-making to improve the level of nighttime urban vibrancy in cities.

“城乡两栖”视角下农村宅基地“三权分置”问题研究

“三权分置”改革有助于化解“城乡两栖”背景下宅基地的制度困境。在我国城镇化进程和乡村振兴过程中,城乡人口双向流动以及异地居住的“城乡两栖”现象日益明显。人口迁居带来了宅基地及其地上房屋所承载的居住功能弱化,而它们的财产功能和社会情感功能则逐渐增强。总体来看,现有部分制度抑制了宅基地的产权权能开发和资产价值挖掘,造成了闲置、低效利用与隐性流转共存的困局,需要合理推进“三权分置”改革。宅基地“三权分置”改革受到乡村治理机制不完善、产权边界不清晰、农民宅基地权属观念模糊等因素掣肘,面临所有权主体虚置、过度“资本化”等诸多问题,阻碍了相关体制机制创新。为此,“三权分置”改革需要清晰界定“三权”边界,明确宅基地的法权属性,在保障农户资格权的基础上适度拓展宅基地使用权,推动实现宅基地的财产价值;引入市场机制多元盘活闲置宅基地,进而提高土地资源利用效率。

宅基地发展权转移交易:逻辑、演进与机制——基于“集地券”和“复垦券”的双案例比较

宅基地发展权转移交易通过闲置土地资源的优化配置,焕发“沉睡资产”的生机与活力。运用双案例对比分析方法,比较宅基地发展权转移交易“集地券”和“复垦券”的共性与异质性。研究发现:宅基地发展权转移交易是“集地券”和“复垦券”的实质核心,蕴含着增减挂钩占补平衡、土地节余指标交易、土地增值收益分配、票券利用和再利用的核心特征;“产生—交易—利用”的运作范式搭建了“集地券”和“复垦券”的逻辑流程框架,刻画了宅基地发展权转移交易的故事线;“人—地—权—利”四维要素和诱导、整治、竞合、契约、分配、共享的六大机制贯穿于整个运作流程之中。各要素、各机制、各阶段之间的相互耦合确保了政策的长效运作和目标实现。因此,应厘清宅基地发展权转移交易的逻辑、演进与机制,助推闲置宅基地的再利用和资产价值发挥,从而为政府深化土地改革提供智力支持。

SECURITY OF USE RIGHT FOR FOREST LAND AND COMMUNITY FORESTRY-A Case Study of the CompensatedTransfer of Use Right over CollectiveWasteland in Yao'an County

1Background1.1BasicsituationofstudysiteYao'ancountyislocatedinthenorthwesternpartofcentralYunnanplateau.ItisoneoftheimportantgrainProductionbasecountiesofYunnanProvince.HanandYiarethemainethnicgroupsinthisprovince.BanliuAdministrativeVillagebelongsto...

试点地区农户跨村有偿实现宅基地资格权探究——基于安徽省凤阳县燃灯社区的考察

研究目的:探索宅基地农户资格权保障机制是新一轮农村宅基地制度改革重点探索的内容,研究在新一轮改革试点背景下跨村保障农民户有所居何以实现,为试点地区探索宅基地资格权的多种实现形式和深化农村宅基地制度改革提供有益参考。研究方法:基于安徽省凤阳县小溪河镇燃灯社区的考察,从公共池塘资源治理视角出发,借鉴IAD分析框架,分析试点地区农户跨村有偿实现宅基地资格权何以实现。研究结果:科学合理的村庄规划是农户跨村有偿实现宅基地资格权的前提;不同行动情境下约束各主体行为的规则框架是农户跨村有偿实现宅基地资格权的关键;宅基地常务理事会积极作为是农户跨村有偿实现宅基地资格权过程中的重要推动力。研究结论:在农村宅基地制度改革中,试点地区需要加快“多规合一”村庄规划的编制工作,重视发挥村民自治的作用,围绕保障农民基本居住权,在宅基地“三权分置”框架下进一步探索农户宅基地资格权的多种实现形式。

宅基地使用权流转的合宪性分析

随着宅基地“三权分置”政策和地方改革试点深入推进,宅基地使用权流转问题受到学界关注,相关论争背后是宅基地使用权流转的合宪性命题。现行立法坚持农户居住自用、禁止向集体外流转的基本立场,反映出成员居住保障、农地农用、涨价归公等基于集体所有制的目的制约,彰显宅基地作为“公共财产”需要“合理利用”的宪法意涵。同时,宅基地使用权应当是集体成员的一项基本财产权利,宅基地制度改革政策以“扩权赋能”为基本方向,正是还原了宅基地使用权的基本权利属性。宅基地使用权流转与坚持集体土地所有制并不矛盾,现行法上相关限制性规定不具有合宪性。宅基地使用权在赋权流转的同时,应基于“合理使用”受到规划和用途管制之限制。

住宅建设用地使用权续期问题研究——兼评《民法典》与《城市房地产管理法》之冲突

随着一些地区住宅建设用地使用权届临期限,使用权续期问题逐渐引发讨论。梳理相关立法,肯定“自动续期”的《民法典》和肯定“申请续期”的《城市房地产管理法》相互矛盾,而关于续期期限和续期费用则属于立法空白。分析认为,《民法典》的位阶高于《城市房地产管理法》,故“自动续期”模式具备合理性。有期限续期模式符合物权基本理念但应当合理界定续期年限,再次续期期限应比照初次续期逐步递减,直至房屋使用价值耗尽为止。有偿续期模式已被现存立法承认,但具体设计上应注重对使用权人权利保障,如不能及时缴费或存在缴费困难,应设置“缓冲时间”以减轻负担。

“三权分置”视角下城乡合作建房实践观察与理论模式构建

研究目的:通过实践观察,系统性构建城乡合作建房理论模式,分析不同模式产权配置与风险收益,为推动农村宅基地“三权分置”改革提供理论支撑。研究方法:比较研究法,理论研究法,归纳演绎法。研究结果:(1)在实践观察基础上,从农户合作参与方式和宅基地使用权流转比例维度构建城乡合作建房理论模式,包括农房流转型、个体合作型和成片开发型。(2)从农户角度来说,所需要承担的风险大小依次是成片开发型>个体合作型>农房流转型,即农户的剩余控制权依次增强,合建方依次减弱。(3)三种模式下产权结构与配置不同,所要承担的风险与收益各异,适用的区域也不同。研究结论:城乡合作建房应因地制宜选择不同模式,政府应当加强城乡合作建房管理减少社会资本投机行为,强化集体经济组织的控制权地位,平衡农户宅基地资格权与合建方宅基地使用权权能设置,才能使双方权益得到保障,从而实现城乡融合发展与乡村振兴战略目标。

农村住宅买卖合同的效力——以“房地产权分离原则”和“房地交易一体原则”的区分为研究视角

随着近现代城市多层建筑的出现,产生了房地产权分离原则。该原则逐渐成为整个不动产领域的立法原则,其目的在于赋予多层建筑中的区分所有权人单独处分其房屋的权利。另外,考虑到房地物理属性的不可分性,在房地产交易时应坚持房地一体原则。我们应根据房地交易一体原则,而不是产权分离原则去判断农村住宅买卖合同的效力。农村住宅买卖合同的标的物,既包括农村住宅,也包括宅基地。我国法律对取得宅基地使用权的主体资格有限制性规定,如果农村住宅买受人不具备取得宅基地使用权的资格,转让宅基地使用权无效,根据房地交易一体原则,宅基地使用权转让无效会导致农村住宅买卖合同整体无效。

宅基地确权的社会经济效应:基于全国50035个村庄的经验证据

研究目的:基于产权理论评估宅基地确权的社会经济效应,以期准确把握宅基地确权的现实价值,加快推进农村宅基地确权工作,释放制度红利。研究方法:理论分析法、问卷调查法、广义精确匹配法和回归分析法。研究结果:宅基地确权有助于保障农民居住权益、壮大村集体经济,充分彰显宅基地的社会价值,同时能够促进宅基地流转和经营性利用,释放宅基地的经济价值。具体而言,每100个村庄中,宅基地确权使存在应分未分农户的村庄下降2.8个,村集体获得宅基地增值收益的村庄增加3.8个,有宅基地流转的村庄增加4.9个,有宅基地经营性利用的村庄增加2个。区位条件对宅基地确权的社会效应无显著影响,但会弱化其经济效应。研究结论:宅基地确权是释放宅基地多重功能的前提和基础,未来各级政府还需强化对农村宅基地确权的宣传和支持力度,为有效落实户有所居、发挥集体经济优势、提高农民财产性收入提供制度保障。

宅基地资格权立法表达与实现形式研究综述

研究目的:系统梳理宅基地资格权立法表达与实现形式的相关研究,明确当前宅基地资格权研究的热点、观点及进展,为未来深化宅基地资格权的研究提供参考。研究方法:CiteSpace的文献计量法与文献归纳法。研究结果:(1)当前学界对于宅基地资格权的关注度持续上升,研究内容日渐深化与多元化;(2)当前对宅基地资格权立法表达的研究,主要集中在宅基地资格权的立法困境、法律属性及入法路径三方面;(3)当前对宅基地资格权实现形式的研究,可总结为宅基地资格权实现困境、实现模式、实现路径三方面。研究结论:目前宅基地资格权研究内容主要服务于农民权益保障和乡村振兴战略,研究方法呈现多学科交叉融合态势,研究成果为深化宅基地制度改革提供了重要的理论支撑和科学依据。未来研究需重点关注宅基地资格权入法困境,明确宅基地资格权法律性质,探究宅基地资格权权能及居住保障权益实现的多样化形式,探索建立宅基地资格权退出机制。

集体主导盘活闲置宅基地的实践路径及制度规范

研究目的:明晰宅基地的盘活形式由“农户自主流转”向“集体主导、统筹流转”的模式转变,探索集体主导盘活闲置宅基地的实践路径及制度规范。研究方法:比较分析法、逻辑演绎法。研究结果:(1)集体主导盘活的试点路径可总结为委托流转、转权流转和扩权流转。(2)路径局限:农户退出意愿掣肘盘活效率、地性转换易导致宅基地面积缩减、受让方权利名称及属性未明晰、单一赋权逻辑较难契合多元流转形式。(3)委托代理方式以及宅基地经营权的规范构造可为集体盘活路径所吸收。研究结论:宅基地用途应适当向经营性利用扩张,农村集体经济组织作为盘活主体和宅基地所有权人,应在充分尊重农户退出意愿的基础上,为受让人设立宅基地经营权,由此构建以农户退出意愿为前提的多元盘活路径。

传统村落新住区营建中的主体利益分析——基于土地发展权视角

文章基于土地发展权视角,从传统村落新住区营建土地发展权内涵和土地开发利用政策方面,分析传统村落新住区土地发展权现状,对各参与主体在传统村落新住区营建中的行为选择进行博弈分析。结果表明,传统村落集体土地发展权引致土地增值收益是传统村落新住区营建中地方政府、村集体、村民三方博弈的关键。产权制度及乡村治理模式创新是传统村落新住区营建的根本动力;完善规划管控体系、规范征地制度将为传统村落新住区营建提供保障;加快实现城乡一体化是传统村落新住区营建的必然选择。