Analysis on the problem of fund guarantee of "fertile land construction project"

1 Social background of project construction

In order to conscientiously implement the spirit of the Decision of the Third Plenary Session of the Seventeenth Central Committee of the Communist Party of China on Promoting Some Major Issues in Rural Reform and Development, the Ministry of Land and Resources has formulated and promulgated Several Opinions on Promoting the Stable Development of Agriculture, Increasing Farmers' Income and Promoting the Coordinated Development of Urban and Rural Areas, further clarifying the efforts to intensify the "ten thousand villages renovation" project nationwide. Jiangsu Provincial Department of Land and Resources actively responded to the call of ministries and issued the "Jiangsu Province" 10,000 hectares of fertile land construction project pilot program. Under the new situation that the current economy is affected by the financial crisis and the domestic demand is further expanded, the rigid demand for construction land is strong, and the pressure of sticking to the red line of 65.438+0.8 billion mu of cultivated land is crucial. Implementing the "ten thousand hectares of fertile land construction project" is an effective way to explore the scale and modernization of agricultural production and management, optimize the land use structure, save intensive land, accelerate the urbanization process and promote the coordinated development of urban and rural areas, which has far-reaching significance.

1. 1 the inevitable trend of modern agriculture development

In order to ensure national and local food security, on the basis of strict protection of cultivated land, all localities have continuously increased the intensity of land development and consolidation, and promoted the optimization, upgrading and adjustment of industrial structure. However, at present, the scale and mechanization level of agricultural production in China are not enough, and there is still a certain gap with the developed agricultural countries such as the United States. The main reason is that farmers' fields are scattered and there are many varieties of crops planted, and agricultural production in most areas has not yet formed a scale, which restricts the improvement of mechanization level and the reduction of agricultural production costs. Combined with China's national conditions, village renovation can promote large-scale concentration of agricultural land, which is conducive to large-scale agricultural management and is the need of modern agricultural development.

1.2 Inevitable demand for economical and intensive use of construction land

Land is a scarce and non-renewable limited resource, and the ultimate goal of economic development is often concentrated on land. With social progress and economic development, the demand for construction land will continue to rise. In order to ensure economic development, it is necessary to further improve the degree of economical and intensive utilization, and to dig deep into the potential stock of construction land. At the same time, with the improvement of urbanization level, rural population will gradually transition to cities and towns, and idle rural residential areas and other construction land will be gradually abandoned. At present, the extensive use of rural construction land makes it possible to further tap the potential stock of construction land. Under the dual choice of objective demand and realistic possibility, the implementation of "ten thousand hectares of fertile land construction project" is an inevitable requirement for economical and intensive use of construction land.

1.3 Effective ways to promote the coordinated development of urban and rural areas

Under the condition of market economy, it is objectively required that urban and rural residents enjoy equal social rights, and various production factors such as labor force can flow freely. At this stage, all parts of the country are constantly exploring new ways of coordinated urban and rural development that suit their own reality, gradually eliminating the policy obstacles that affect urban-rural communication, and the long-term mechanism of increasing farmers' income and reducing their burdens. Through the implementation of the "ten thousand hectares of fertile land construction project", we can promote the transformation from traditional agriculture to modern agriculture and from rural villagers to urban residents, break through the policy bottleneck restricting the coordinated development of urban and rural areas, fundamentally break the dual structure of urban and rural areas, realize the coordinated development of urban and rural areas and promote social harmony.

2. The capital demand of the project construction

The capital demand of engineering construction mainly includes three stages: start-up period, construction period and production date.

The fertile land construction project is a systematic project involving all aspects of society. From the perspective of feasibility and operability, the biggest obstacle is the balance of funds. The cash flow of funds, especially the project construction, is the core part of the whole project construction. Whether it can effectively reduce the demand for start-up funds, improve the utilization rate of capital turnover, reduce cash flow and capital investment is the fundamental guarantee for the feasibility of the project construction, and whether it can guide public participation and innovate the operation mode is the key to maximize the benefit of the project construction. This paper takes Dafeng's "fertile land construction project" as an example, and makes a simple analysis of the supply and demand of funds in the process of project construction.

2. 1 pilot project area

Dafeng City is located in the eastern coastal area of Jiangsu Province, with a total area of 3059 square kilometers, including cultivated land 1.9 1.7 million mu, with a total population of 730,000, including agricultural population of 636,000. The government is located in large and medium-sized towns. The per capita arable land area of agricultural population in the city is 3.0 mu, the residential land area of the city is 297,000 mu, and the per capita homestead area of farmers is 3 1 1.2 square meters.

Dafeng City is criss-crossed with rivers, mild climate and rich products. The ground is really high, generally between 2.5 and 3.0 meters. In 2008, the city's GDP reached 20.34 billion yuan, the fiscal revenue was 65.438+58.7 billion yuan, the per capita disposable income of urban residents was 654.38+0.365.438+0.29 yuan, and the per capita net income of farmers was 8,050 yuan, ranking among the "Top 100 counties (cities) with basic competitiveness of county economy in China" for six consecutive years.

Dafeng City's "fertile land construction project" pilot area is located in Dazhong Town and Yuhua Town of Dafeng City, involving three administrative villages: Fufeng, Fubei and Feng Wan. The per capita annual income is 9400 yuan, 10840 yuan and 9620 yuan respectively, involving 1495 households and 4 103 people. The total area of the experimental area is 1033.94 hectares, including 654.03 hectares of cultivated land, accounting for 63.26% of the total area; The residential land for farmers is 96.88 hectares, accounting for 9.37% of the total area; Independent industrial and mining land is 3.96 hectares, accounting for 0.38% of the total area. The pilot area is 6400 meters long from east to west and 6500 meters wide from north to south 1960 meters, including 6500 mu in large and medium-sized towns, involving 534 households with a population of 1490, and 9000 mu in Yuhua Town, involving 96 1 household with a population of 26 13. The people in the project area have a low level of education, mainly junior high school education, and the main sources of income for farmers are migrant workers and farmers.

The project area * * * involves farmers 1495, with a total population of 4 103, including relocated households 1335, with a total population of 3,684, with a total construction area of 226,486.06 square meters.

2.2 Forecast of capital demand

The capital demand of "fertile land construction project" is reflected in all stages of the project construction, including preliminary investigation and scheme preparation, peasant apartment construction, compensation for house demolition, compensation for industrial and mining enterprises, land development and consolidation, land circulation and other aspects.

2.2. 1 Pre-investigation and program preparation

The preliminary investigation is one of the key links in the whole project construction, and it is also an important guarantee for whether the scheme preparation is practical and whether the planning scheme can be implemented smoothly. The preliminary investigation is led by the government, coordinated by relevant departments, and participated by intermediaries. It can be conducted by specialized investigation and statistics institutions or operated by planning units. In the actual operation process, most of them are willing to be undertaken by the planning and programming unit, which is responsible for data investigation and programming, to a certain extent, reducing the demand for funds and improving data connection, with an estimated capital of 500,000 yuan.

2.2.2 Construction of farmers' apartments

The construction of farmers' apartments is a construction project with a great demand for funds. At present, the demand for funds is mainly reflected in the early investment and civil engineering costs of apartment construction. The government is responsible for the preliminary land acquisition and basic facilities for apartment construction, and signed an agreement with the builder to advance the construction funds in stages, and pay them from the land transfer income linked to the index at the end of the year. The main variable affecting the demand for funds for apartment construction is the number of resettlement households, and the secondary variables are the average resettlement area, floor area ratio, land acquisition cost, infrastructure supporting cost and civil engineering cost.

Taking Dafeng City as an example, the land acquisition cost in the project area is 20,000 yuan per mu, the supporting cost of infrastructure is per square meter 150 yuan, the civil cost of apartment construction is per square meter 1 10,000 yuan, the average household construction area is 95 square meters, and the planned plot ratio is 1.3.

86% farmers in the project area are willing to accept apartment placement, of which 40% are planned to be built in the first year, 50% in the second year and 10% in the third year. According to the calculation, the government's capital demand for apartment construction is 265,438+0,858,654,38+0,000 yuan, which translates into an apartment placement cost of 0 590 yuan per relocated population. The capital to be paid in advance by the construction unit is 12629.438+ ten thousand yuan.

Table 1 Calculation table of fund demand of peasant apartment construction unit: 10,000 yuan.

Compensation for house demolition

Housing demolition compensation includes farmers' housing demolition compensation, attachment compensation, young crops compensation, rental subsidies during the transition period, and demolition incentives. In the "fertile land construction project", the resettlement of relocated farmers includes apartment resettlement, monetary resettlement and pension resettlement. The resettlement of farmers' apartments adopts the replacement method of equal construction area, allowing farmers to choose their own houses under the principle of not exceeding the original residential construction area of 30 square meters, and the difference between the replacement construction area and the demolition construction area is implemented according to the standard. The monetary resettlement shall be paid in one lump sum by the government after standard evaluation. The resettlement fee for nursing homes is paid from the compensation for farmers' house demolition, and the insufficient part is borne by the municipal finance.

The main variables that affect the compensation for house demolition are the number of relocated households and the proportion of choosing apartment resettlement or monetary resettlement or old-age resettlement. According to the method of easy first and difficult later, the demolition will be 30% in the first year, 40% in the second year and 30% in the third year. According to the calculation, the total compensation cost for farmers' apartment placement is 68.9864 million yuan, and the average apartment placement cost is 466.5438+0 million yuan. The total compensation cost of pure monetary compensation is 1969 16000 yuan, which translates into 122300 yuan per household, 13893600 yuan for nursing homes and 103700 yuan per household. See Table 2 and Table 3 for details.

Table 2 Budget Table of Compensation Expenses for Resettlement of Farmers' Apartment

Table 3 Budget Table of Compensation Expenses for Other Resettlement Methods Unit: 10,000 yuan

2.2.4 Relocation of industrial and mining enterprises

The industrial and mining enterprises involved in the project area have been abandoned and no longer produce. With reference to local historical data, compensation shall be made according to the construction area 180 yuan per square meter. The construction area to be compensated is 148 19 m2, and the compensation cost is 2,667,400 yuan. The expenditure in the first year was 2,667,400 yuan, which was borne by the municipal and town governments. The investment in industrial and mining land in the project area is 673,600 yuan per hectare, and the investment per unit area in the project area is 0.26 yuan per hectare.

2.2.5 Land development and consolidation

The construction scale of land consolidation project in the "fertile land construction project" area is 65,438+0,033.94 hectares. After the development and consolidation, the cultivated land will be increased by 1.7 hectares, with a budget investment of 36,462,800 yuan, mainly to complete the grave relocation, land leveling, irrigation and water conservancy facilities, field road engineering and shelter forest engineering in the project area. It is estimated that 654.38+00938800 yuan will be invested in the first year, 654.38+06408400 yuan in the second year and the rest in the third year.

2.2.6 Land circulation

The area of cultivated land rented by the people in the "Wanqing fertile land construction project" project area is 684.26 hectares. After the project is completed, it will be transformed into large-scale agriculture and modern agriculture through land transfer. Farmers in the project area have different levels of age structure, different levels of ideological understanding and consciousness, and different forms of land transfer, mainly including the following three types:

(1) directly leased by the village collective economic organization, with an annual rent of 900 yuan per mu. Considering that the initial impact of the project construction is limited and the benefits are not fully manifested, the farmers who choose this circulation method account for about 60% of the total farmers in the first year, and it will drop to 40% in the second year and 20% in the third year.

(2) At the beginning of the year, the village collective economic organization pays the guaranteed annual rent to the farmers in the form of guaranteed rent and dividend, and at the end of the year, the farmers get 65,438+00% of the net income per mu of land. In the first year, farmers who choose this mode of circulation account for about 25% of the total farmers, and it will increase to 35% in the second year and 45% in the third year.

(3) social security replacement and year-end dividends. Farmers will not get any rent after transferring the contracted land management right to the village collective economic organization, but they can replace the social security in the corresponding year and get 8% of the net income per mu of land at the end of the year. Social security fees are paid in advance by the village collective economic organizations and deducted from the land income at the end of the year. Farmers who choose this transfer mode account for about 15% of the total farmers in the first year, and will increase to 25% in the second year and 35% in the third year.

Table 4 Budget Table of Land Transfer Expenses

As can be seen from Table 4, the average cost of land transfer is 0.74 million yuan per mu. With the growth of replacement population, the average transfer cost per mu gradually increases to 0.88 million yuan per mu.

2.2.7 Other expenses

The fertile land construction project involves a wide range, and the capital demand exists in all aspects of the project construction. Other expenses are 65438+ 00% of the total government funds required for the project construction this year.

To sum up, the investment budget of "Wanqing Fertile Land Construction Project" is about 209,788110,000 yuan, and the budget of the entrusted construction unit to advance funds in batches is 12629 1 10,000 yuan, and the total capital demand is about 336,079,5438+0,000 yuan.

3 project construction fund raising

3. 1 actively strive for funds.

"Ten thousand hectares of fertile land construction project" is an important means to effectively increase cultivated land area, improve land quality, save intensive land, improve agricultural and rural production and living conditions, effectively improve farmers' living standards, promote coordinated urban and rural development, and break the dual structure. Provincial Department of Land and Resources is very concerned about project construction. This project is in line with the application for land consolidation projects invested at or above the provincial level. According to the relevant requirements, all land except the demolition of rural residential areas and abandoned industrial and mining areas can be included in the scope of land consolidation, with a provincial financial budget of 36.4628 million yuan. The funds will be allocated in the first year and put into construction in three years.

At the same time, you can apply for high-quality commodity grain base construction, agricultural industrialization projects, agricultural sightseeing subsidies, etc./kloc-0.8 million yuan.

3.2 The paid use fee for new construction land shall be returned at the provincial level.

In 2008, 8.3 million yuan of provincial-level returned funds for the paid use of new construction land can be used for the construction of this project. According to the conservative forecast of the regional economic development situation, the provincial-level return funds for newly-increased construction land use fees in 2009 and 2065,438+00 will reach 9.5 million yuan and 65,438+065,438+0.3 million yuan respectively. * * * During the construction period of the project, 296,543,800 yuan can be raised, which will be put into construction on an annual basis.

3.3 Transfer income of linked indicators

The area of residential land and independent industrial and mining land in the "Wanqing fertile land construction project" project area is 100.84 hectares, which can increase agricultural land 100.84 hectares, including 92.85 hectares of cultivated land. According to the requirements of "double control" of linked projects, the project construction will form a linked turnover index of 92.85 hectares, the total land area of the new district will not exceed 100.84 hectares, and the cultivated land area will not exceed 92.85 hectares. The resettlement planning construction area is 9. 12 hectares, and the reserved construction area is 83.73 hectares, of which industrial land accounts for about 30%, residential land accounts for about 35% and commercial land accounts for about 35%.

The transfer price of industrial land is per square meter 144 yuan according to the latest national lowest price standard for industrial land transfer, and the transfer prices of residential land and commercial land are calculated according to the benchmark land price level of Dafeng City, respectively, according to the 330 yuan per square meter of three types of residential land and 600 yuan per square meter of three types of commercial land. The total land transfer fee for the reserved area index can reach 33817160,000 yuan. According to the development cost of land primary market in normal years, the proportion of government revenue in land transfer is about 55%, so the government land transfer revenue is about185.9944 million yuan, including 74.3978 million yuan in the first year, 92.9972 million yuan in the second year and18.59944 million yuan in the third year.

Table 5 Calculation Table of Income from Land Transfer for Increase or Decrease Linked Resettlement Area and Retained Land Construction

3.4 Public sale of the remaining peasant apartments

Since farmers who choose apartments for resettlement account for about 86% of the total households, after all farmers are resettled, they will save 189 sets of peasant apartments and sell them at a level lower than the market open price of 30% (the market open average price is 2,600 yuan per square meter), and the income will be 37417,400 yuan.

To sum up, during the construction period of this project, the government can raise 306,974,600 yuan through upward struggle and land transfer, as shown in Table 6.

Table 6 Project Construction Fund Raising Table Unit: 10,000 yuan

4 analysis of the balance between supply and demand of funds

In order to ensure the smooth progress of the project construction, government funds will be actively reduced through various channels. Taking Dafeng City as an example, the government finance will bear 38.0737 million yuan, including 23,000 yuan in the first year and 38.0507 million yuan in the second year. In the third year of project construction, the government no longer needs to invest. After the project construction, the total government investment is about 29 10.45 million yuan. The government investment will be recovered after the completion of the project construction, which has good social and economic benefits. See table 7 for details.

Table 7 Balance between supply and demand of construction funds Unit: 10,000 yuan

5. Financial guarantee measures for engineering construction

5. 1 policy support

The fertile land construction project is a new measure to realize intensive land use in China in the new period, an effective way to promote the upgrading of agricultural structure, increase farmers' income and increase agricultural efficiency, and a powerful attempt to promote the coordinated development of urban and rural areas. By actively striving for projects and preferential policies, we can reduce the local financial burden, create regional characteristics with project implementation as the carrier, expand regional social influence, actively connect with advanced areas, and better promote economic and social development.

5.2 Market participation

The "fertile land construction project" needs the leadership of the government and the close cooperation of relevant departments. Give full play to the organization and coordination role of the government, attract foreign investment through industrial investment, promote the upgrading of industrial structure, actively explore the land share management in land circulation, give full play to the enthusiasm of the masses to participate in agricultural production, improve the quality of farmers, promote employment, and amplify the social effects of engineering construction.

5.3 Local matching

Through the matching of local financial funds, the problem of difficult capital turnover and long cycle in engineering construction has been effectively solved, which has further attracted social funds and promoted a virtuous circle of engineering construction. Fourth social response