基于GIS与综合指数法的农村集体建设用地质量等级评价

为推进以质量为基础的农村集体建设用地改革和为集体建设用地基准价格评估提供依据,在分析农村集体建设用地的内涵及其与国有建设用地的差异性的基础上,选择农村宅基地改革试点县余江县的4个乡镇为研究对象,借鉴城镇土地分等定级和农用地分等定级等的技术过程与主要方法,同时体现集体建设用地的特点和生态文明建设对土地质量的要求,构建了集体建设用地级别评价的技术思路和指标体系,在确定因素权重、划分评价单元、应用综合指数法计算单元总分后,采用总分频率直方图法和实地验证相结合得出了锦江镇、潢溪镇、马荃镇和洪湖乡等4个乡镇的集体建设用地质量级别,将锦江镇的农村集体建设用地划分为4个级别、潢溪镇和洪湖乡划分为3个级别、马荃镇划分为2个级别,每个乡镇面积占比最大的都是II级土地。建议尽快制定集体建设用地定级与估价的技术规范、加快推进集体建设用地的质量等级评价和基准地价评估。

Quality evaluation of rural collective construction land based on GIS and comprehensive index method

Abstract: Land quality is the core of rural collective construction land reform in China and is the basis for the evaluation of the benchmark price of rural collective construction land. In the year of 2015, Yujiang County in Jiangxi Province was selected by the Chinese government as the pilot county to launch the rural residential land reform. This reform made the Yujiang County become a perfect place to carry out the research on the rural collective construction land quality evaluation and gradation. In this paper, we firstly analyzed the connotation of rural collective construction land and its similarities and differences with the state-owned construction land. Jinjiang Town, Huangxi Town, Honghu Town and Maquan Town in Yujiang County were selected as the research areas based on the representation of the spatial distribution and identical development type. Secondly, the technical approaches and the evaluation indicator system for rural collective construction land quality evaluation were constructed referred to some relevant technical processes and methods. These reference materials mainly include the state-owned urban construction land gradation, the agricultural land gradation and classification. The technical approaches and the evaluation indicator system for rural collective construction land quality evaluation had fully reflected the characteristics of collective construction land and met the requirements of the ecological civilization construction to the land quality. Lastly, the comprehensive index method was applied to calculate the collective construction land quality scores in 4 research towns. The collective construction land quality scores were graded according to themethod combining the natural breakpoint method and the field verification. The results showed:1)The rural collective construction land quality evaluation system was different from the technical process of state-owned construction land gradation. This research chose some factors which could influence the rural collective construction land gradation, such as the net income per capital, the distance to built-up area, the rural electronic commerce availability, the construction condition of public service facilities, the farmland area per capital, the rural residential area per capital, the implementation of spatial plans, the green land proportion, the garbage disposal condition.2)The rural collective construction land quality in Jinjiang Town was divided into 4 levels, that in Huangxi Town was divided into 3 levels, that in Honghu Town was divided into 3 levels, and that in Maquan Town was divided into 2 levels.3) The second level of rural collective construction land possessed the largest proportion of each town''s area.4) The rural collective construction land with higher land quality grade in 4 towns was mainly distributed in the areas with higher population density and rural collective construction land distribution density, closer to state-owned urban construction land and main traffic roads.From this research, we strongly recommend formulating the technical standards for gradation and price evaluation of collective construction land in time, and land management department should take actions to promote quality evaluation and benchmark land price assessment of collective construction land.