LandAcquisitionlawandfarmers土地征用法律和农民

China’sLandAcquisitionLawanditsimpacts?TejKumarKarkiLectureratXJT:UPlanninglawandGovernanceIndividualEssayIPlanningLaw•ReviewtheurbanlandacquisitionlawofChinaandcriticallyevaluateitsstrengthsandweaknesses.Whiledoingso,drawevidencesandexamplesfromdetailedcasestudiesofatleasttwourbanlandacquisitionprojectsimplementedinChinesecities.••OutlineandMarkingScheme••Urbanlanddevelopmentchallenges(10)•LandacquisitionlawofChina(10)•Casestudies(30)•Strengthsandweaknessesofthelaw(30)•Conclusionsandpolicyimplications10•References10Instructions•TotalmarksavailableforIndividualEssayIis100(50%ofthefinalmark).•OnlyanswersinEnglishareaccepted•CourseworkmustbesubmittedbyNovember1,2013intheassignmentdrop-inboxnolaterthan3.00p.m.Instructions•FailuretodosowillbepenalizedaspertheUniversity’spolicy.Bothhardanddigitalcopiesshouldbesubmittedbeforethedeadline.•ThewordlimitfortheEssayis2,000wordsandtheessaysshouldbewritteninA4format.MarkingcriteriaPointClassMark(%)5Firstclass100-90to99Outstanding80to89Excellent70to79VeryGood4Uppersecondclass(2.1)60to69Comprehensive3Lowersecondclass(2.2)50to59Competent2Thirdclass40to49Adequate1Narrowfail35to39Compensablefail0Fail20to34Deficient0to20ExtremelyweakPLAGIARISMPlagiarismLandrequirement•Fasturbanizationdemandslandforemploymentplacement,housing,andurbaninfrastructure.Newurbanresidentsprojected•Net10–15millionnewurbanresidentsannually(Ding,2004b).GrowthofnumberofcitiesinChina7923364066701002003004005006007008001949198119951999(Li,Zhou&Xu1988);(ChinaStatisticalYearbook1996and2000)Purposeoflandrequirement•Infrastructureprojects•Urbanrenewal•Housingdevelopment•Reformofstate-owned-enterprisesaretakingplaceatanunprecedentedpaceandscale.Everyyear4millionfarmersexpropriatedLandUseRights(LURs)•Leasingofpublic-owned-landinthecitiesandtownsbylocalgovernmentstousers.•Userscanthensell,rent,mortgage,subleasetothirdparties.•Theusersarerequiredtopayup-frontlandconveyancefeesthatdependuponleasingperiodsandlanduseintensity(Ding,2003)Landacquisitionistheotheroption•1)conversionofruralcollectively-ownedlandtostate-ownedlandshalltakeplace•2)Institutionalizingpowersoflocalgovernmentssothattheycan,atlowcost,expropriatelandfromfarmersandthensellittodevelopersatmuchhigherpricesLocalgovernmentearnmoneyforurbandevelopment•Throughthisprocessofacquisitionandleasing,localgovernmentsareabletoassemblelargeamountsofcashneededtofinanceurbandevelopment.ForcedtosellArticle10oftheChineseConstitutionstates•that[the]statemay,inthepublicinterest,requisitionlandforitsuseinaccordancewiththelaw.“•EminentDomain(ED):“Zhengdi”RegulationofPropertyTakingandCompensationonState-OwnedLandinJanuary2011•Governmenthastheobligationtofairlycompensaterelocatedresidents,witharequiredopeninformationandpublicparticipationprocess.•AcourthearingwillbeavailableforanyconflictarisingduringtherelocationprocessandthegovernmentnoLongerhastherighttoevictresidentswithoutacourtorder(Ye,2011).•Localgovernments,ontheonehand,havetofollowtheseregulations.(Chen,2008)Chen,J.(2008).China'sDingZiHu,TheUnitedState'sKelo,andSingapore'sEnblocProcess:ANewModelforEconomicDevelopmentEminentDomainfromagivenPerspective.JournalofLandUse,24(1).•In2004,Article13oftheChineseConstitutionwasamendedtogiveconstitutionalprotectiontoprivatepropertyrights•Itprovidesthat“[t]hestatemay,forthepublicinterest,expropriateortakeoverprivatepropertyofcitizensforpublicuse,andpaycompensationinaccordancewiththelaw.”•ThisprotectionisalsoechoedinArticle2oftheLandAdministrationLaw,whichwasamendedaftertheaforementionedconstitutionalamendment•AcomparisonwiththelanguageoftheFifthAmendmentoftheUnitedStatesConstitution,“norshallprivatepropertybetakenforpublicuse,withoutjustcompensation,”ChineseConstitutionmerelymentionscompensationwithoutanyrequirementthatitbejust.•2007enactmentandimplementationofthePropertyLaw,whichprovidesinArticle42that:•“itisnecessarytomakecompensationfordemolishmentandrelocationaccordingtolawandsafeguardthelegitimaterightsandinterestsoftheownersoftherealpropertiesexpropriated;asfortheexpropriationoftheindividuals’residentialhouses,itisnecessarytosafeguardthehousingconditionsoftheownersofthehousesexpropriated.”•Forurbanhousing,thelegalrequirementisthattheacquiringpartymustnegotiatewiththepropertyownertoreachanagreementastotheamountofcompensation,locationofreplacementhousing,andotherrelevantmatters.Weaknessintheprovision•However,thisnotioniseasilydispelledbytheprovision,whichallowstheacquiringpartytosimplyapplyforanadministrativedeterminationregardingtheacquisitionandthenproceedwiththeacquisitionwhennoprivateagreementcanbereachedwiththepropertyowner.•Whatisrevealingisthataftertheadministrativedeterminationhasbeenmade,thepropertyowner’sappealtoapeople’scourtdoesnotsuspendoreventemporarilyhalttheacquisitionprocess.•Intruth,“[t]hereisnoway...tochallengetheunderlyingevictionexante,onlythecompensationamountexpost.”In1986,theLAL•Itcontainedfourmaincomponents:•landcompensation•resettlementsubsidies•compensationforyoungcrops•Attachmentsonland•LaborresettlementFairCompensationchallenges•LandAdministr