Building cities. Vernon Henderson, Tanner Regan and Tony Venables January 24, 2016
|
|
- Felix Shelton
- 5 years ago
- Views:
Transcription
1 Building cities Vernon Henderson, Tanner Regan and Tony Venables January 24, 2016
2 Motivation Buildings and land are typically about 60% of private wealth in nations. Growing cities require new housing on the extensive margin of development With city population and income growth: demand for space increases. That shifts up rent gradients, where land nearest city centre most valuable. Rising rents imply needed densification, reconstruction & increased building heights to conserve on land African cities growing very fast: primate cities about 4% a year and housing prices rising Nairobi house prices up by 350% since 2000 (CPI by about 250%)
3 Motivation However for densification and reconstruction, capital in buildings is durable. Therefore: Extensive densification of population requires reconstruction into taller or broader (less green space) buildings Construction decisions are based on expectations. Formal sector development requires effective private property rights To secure financing & insurance Need to mitigate risk of law suits (if develop illegally ), expropriation, and the like. 62% of urban population in African cities are in slums (UN Habitat 2012; State of the Worlds Cities ): Generally poor property rights?
4 Issues about building patterns Motivation Involve long term commitment of so much of a nation s wealth: (1) How efficient is the allocation of construction between formal and informal (slum) sectors? (2) How are these allocations affected by planning and property right regimes? (3) Are cities built high and dense enough? Role of property rights How are decisions affected by expectations? Role of financing? (4) How are they affected by public investment (infrastructure) decisions
5 Motivation We know little about this process Little work in economics which studies the dynamic and spatial evolution of cities built with durable capital No work with formal and informal sectors and issues in property rights Little [no?] empirical work which tracks the redevelopment and infilling of the built-environment for entire cities
6 Model context Growing monocentric city, where access to centre is at a premium Given growth in city productivity relative to the rest of the economy, house rents are rising at a fixed growth rate and city population is growing Rising underlying land values
7 Model: sunk costs / durability with perfect foresight Formal and informal sectors: Choose height to build for each piece of land upon (re)construction. Formal sector. Buildings are putty-clay, with fixed height for long intervals of time. After first formal sector development, at some point need reconstruction to accommodate rising rents and demanded densification Informal sector. Buildings are putty (legos). Cheap to build one storey but marginal costs of height increases are much higher than in formal sector Cost of conversion: agricultural or informal sector land to first formal sector development. Cost to obtain property rights. Can vary over time and location. Also cost of permanent infrastructure/utilities. Nairobi example
8 Predictions of model Formal sector on intensive margin of development Develop informal into formal Informal develops at extensive margin, at city edge Redevelopment in formal nearer the city centre In example used, trigger price of space (same across time and space) upon which develop or redevelop achieve that price later further out Heights decline with distance from centre and are lower in informal sector An informal sector property at the same distance from the centre with a higher conversion cost will be developed later into formal sector usage, than a property with a lower conversion cost. Higher trigger price and built to different height--- and that differential persists in the next stage Key issues in development: Higher conversion costs cause a city to develop later and more slowly Expectations: if don t anticipate price rises will under-build
9 Same first time (D) conversion costs Segment of land with high conversion cost Formal (2) Building height Formal (1) Building height Formal (2) Formal (1) Informal Informal time Distance from CBD time Distance from CBD Distance constant Time constant Under assumptions: Trigger price: which is same across time and space to move to new height Hit that at later times for lots further out.
10 Model: sunk costs / durability with perfect foresight As rents grow, at each x want heights to rise. But with non-malleable capital only do that at intervals. At time 1 and x =5 probably h=2 is a height that is too high for initial rents; While, when redevelop (time < 50), h=2 is too low for rents. Of course that is why redevelopment occurs. Expectations about price rises affect heights. Building height 8+ x 3 (100) Perfect foresight Building height 5+ x 4 (100) Under-forecast (by 20% ) annual rise of rents x 2 (100) x 3 (100) x 2 (100) x 1 (100) x 1 (100) x 0 (100) x 0 (100) x 1 (1) x 0 (1) Distance from CBD x 0 (1) Distance from CBD Development at 1, 50 and 100 years, simulated for specific parameters
11 Empirical work Focused on Nairobi Data Built Environment data is both individual buildings and a grid with over 23,000 potential cells, which are 150m by 150m and populated with data on land cover and building counts for each of the years 2004 and 2013/15. Two main sources: Two cross-section of slums and building outlines, circa 2004 and 2015, based on aerial photo 2015 has heights (LIDAR) Some portions of the city with outline and height for 2009 and 2011 SPOT satellite data (built cover and roads) [2004 and 2013: meter resolution]: roads Rent and height data Geo- referenced household level data from the 2012 `Kenya: State of the Cities' survey by the National Opinion Research Center (NORC) and the World Bank. Houses rents and characteristics for a sample that is stratified between informal and formal areas Use property listings data set scraped from property24.co.ke. We focus on the vacant plot listings with information on price and plot area, which represent about 80% of all vacant land listings, but in the formal sector.
12 Nairobi 2004 Nairobi 2012/15 Kibera
13 Table 1. House rent and land price hedonics (1) (2) (3) (4) Ln Rent per Ln Rent per Ln Price per Ln Price per sqm sqm sqm sqm Distance to Centre *** *** *** *** (0.0245) (0.0255) (0.0151) (0.0246) Slum= *** *** (0.302) (0.337) Slum=1 X Distance to Centre 0.186*** 0.133*** (0.0397) (0.0393) Lot size *** * ( ) (0.0100) Coordinates estimated= ** ** (0.124) (0.122) (Suggested) Residential= (0.309) (Suggested) Residential=1 X Distance to Centre (0.0309) Constant 6.546*** 3.789*** 10.74*** 11.75*** (0.217) (0.782) (0.103) (0.372) Controls No Yes No No Listing Month No No Yes Yes Observations R-squared Standard errors in parentheses* p<0.10, ** p<0.05, *** p<0.01 Controls Include: Fraction of neighbourhood that is not built, tenancy agreement is written formal, number of bath rooms, piped water to dwelling, piped water within 50m, toilet facility in house, connected to electricity, wall is made from iron sheet or tin, wall is made from brick stone or block, roof is made from iron sheet, floor is made from earth or clay, access road is paved or tarmacked, access road is gravel, dwelling or room in multi-story, piped water to dwelling, one flood in recent rainy season, 2-3 floods in recent rainy season, 3+ floods in recent rainy season, and number of floors
14 Cross-sectional (in dynamic context) layout of city: driven by rents NORC: predicted rent price differences from centre per sq meter of floor space ln pˆ ( x) aˆ BZ ˆ ˆ x In formal sector Controls for many house and neighbourhood characteristics Error bands on prediction Sales price of vacant land per square meter. Controls for (use, roads (?) and) distance. Much steeper land price gradient Have NORC house rents 2012 Have market asking sale prices on vacant land 2015 Land prices: much steeper gradient Price at centre 13x price at edge
15 Cross-sectional layout of city: individual building sizes 2015
16 Residential heights NORC data: Residential Height: Slum vs non-slum
17 Cross-sectional layout of city: grid cover 2015, Heterogeneity: smooth with bigger cell size! Includes roads 43% 28% At edge is 30% of centre Issue: What is a Building? Consider row houses, commercial complexes with tower and non-tower portions, U-shaped dwelling complex with central garden and the like Separate or not Visual counting from satellite images by humans or machines On the ground by planners 3x as many buildings at edge as at centre
18 Dynamics To track reconstruction, demolition and in-fill: Need to overlay 2004 and 2015 images: in progress Can talk today about change by grid square in Building and road coverage Building counts
19 Changes in cover Paved roads 2 lanes 10 m; 4 lanes 20 (conservative) Likely greater width in city centre especially if one adds in sidewalks Increased demand for road space near centre for commuting. shopping and delivery purposes: Solow & Vickrey, Riley: 1970 s
20 Growth rate of counts and average roof size % coverage inn % coverage in 2006 Growth Counts Change Cover Growth Size km to Center 0.157*** 1.462*** *** ( ) (0.0756) ( ) Ln Count *** (0.0204) Ln Count 2006 X km to Center *** ( ) Cover *** (0.0218) Cover 2006 X km to Center ** ( ) Ln Avg Roof Size *** ( ) Slum= *** (0.188) (1.536) (0.129) Slum=1 X km to Center *** (0.0280) (0.231) ( ) Slum=1 X Ln Count (0.0501) Slum=1 X Ln Count 2006 X km to Center * ( ) Slum=1 X Cover *** (0.0523) Slum=1 X Cover 2006 X km to Center * ( ) Slum=1 X Ln Avg Roof Size (0.0239) Constant 0.580*** 1.931*** 2.063*** (0.0593) (0.497) (0.0565) Observations Standard errors in parentheses* p<0.05, ** p<0.01, *** p<0.001
21 Heterogeneity by initial counts: mean and mean plus 2 s.d. s Drop in count implies reconstruction?
22 What about slum costs? Look at overall pattern of development of slums Lack of development into formal sector near centre: Kibera as poster-child High costs of redevelopment Rent differentials at same location on standard house : slum & nonslum: Reflects differential land values: Evidence of misallocation?
23 Misallocation of land Land not in highest and best use. Inability to redevelop old slums.
24
25 Government more costly to redevelop? Role of political connections
26 Kibera 1000 acres given by British to Nubians in 1912, as a settlement for their military support, but not titled Nubians occupied some of area Rest over time illegally allocated by local chiefs and bureaucrats Run by slum lords. Majority owned by politicians Supposedly 60-80% rate of return (although bribe costs unknown) Can t redevelop. Slumlords and Nubians have no title. Political opposition: Redevelopment would be loss of rent profits for participating politicians. Need to buy them out Back of the envelope calculation base on rent differentials and land prices in formal sector suggests lost land value is for the 1000 acres in USA dollars is $1.86 billion
27 Summary City development involves Informal sector (low cost & low height) at the fringes Conversion to formal sector Redevelopment of formal sector (at increasing building heights) as city grows Issues Conversion costs Role of history and heterogeneity within city Role of expectations
Planning for better housing delivery in Africa. Adelaide Steedley
Planning for better housing delivery in Africa Adelaide Steedley Agenda overview Who we are African story = growth Growth = importance of planning Planning in Africa Supporting that effort 2 Centre for
More informationChapter 5: Inside the City II: A Closer Look
Chapter 5: Inside the City II: A Closer Look Introduction Chapter 4 & the Monocentric City Model presented the basics, but we need to broaden our study of urban form and land value to include some key
More informationSUBDIVISION FEASIBILITY REPORT
SUBDIVISION FEASIBILITY REPORT for 101 We Subdivide Avenue, Auckland 28 th September 2017 1 28 th September 2017 Our Clients 101 We Subdivide Avenue Auckland 1010 Hi Our Clients, The following report is
More informationWhat are Urban Landuse Zones?
Urban Landuse Zones What are Urban Landuse Zones? Urban = Landuse = Zones = a city or densely populated area. is the function of land or what it is used for. land use varies from area to area. These are
More informationHousing in African Cities: why it matters and what is going wrong
Housing in African Cities: why it matters and what is going wrong Tony Venables, Oxford & IGC 2.7 bn new urban dwellers by 2050 1.4 mn per week India, 200k per week 2001 11 Africa, 350k per week projected
More informationHOUSING ISSUES REPORT
HOUSING ISSUES REPORT 8, 12 & 14 HIGH PARK AVENUE AND 1908, 1910, 1914 & 1920 BLOOR STREET WEST CITY OF TORONTO PREPARED FOR: 619595 ONTARI O INC. February 2016 TABLE OF CONTENTS 1.0 INTRODUCTION 1 2.0
More informationRwanda: National Forum on Sustainable Urbanization. Robert Buckley March 21, 2014
Rwanda: National Forum on Sustainable Urbanization Robert Buckley March 21, 2014 Affordable Housing Finance Opportunities, Options, and Challenges Structure of the Talk Start with Challenges to Provide
More informationMinistry of Housing & Urban Poverty Alleviation. Ministry of Housing & Urban Poverty Alleviation Government of India. JnNURM & RAY
Government of India JnNURM & RAY Faridabad, 16 th March 2012 1 MoHUPA: Key Functions & Programmes Formulation of Housing Policy and Programs Matters related to Human Settlements & Urban Development including
More information11.433J / J Real Estate Economics
MIT OpenCourseWare http://ocw.mit.edu 11.433J / 15.021J Real Estate Economics Fall 2008 For information about citing these materials or our Terms of Use, visit: http://ocw.mit.edu/terms. Week 3: The Urban
More informationSettlement Pattern & Form with service costs analysis Preliminary Report
Settlement Pattern & Form with service costs analysis Preliminary Report Prepared for Regional Planning Halifax Regional Municipality by Financial Services, HRM May 15, 2004 TABLE OF CONTENTS INTRODUCTION...
More informationCities for development
Cities for development Tony Venables, Oxford & IGC 2.7 bn new urban dwellers by 2050 -- 1.4 mn per week India: 200k per week 2001-11 The cities that are constructed will be long-lived. Need to be places
More informationLand Markets and Land Rights in support of the Millennium Development Goals
Land Markets and Land Rights in support of the Millennium Development Goals A Global Perspective Prof. Stig Enemark President Aalborg University, Denmark 3rd LAND ADMINISTRATION FORUM FOR THE ASIA AND
More informationAffordable Housing in Kenya
Affordable Housing in Kenya Investment cases for developers building affordable homes in Nairobi Industry Report June 26, 2018 About the Report This report describes the affordable housing real estate
More informationUNPLANNED URBAN DEVELOPMENT
National Technical University of Athens School of Rural and Surveying Engineering UNPLANNED URBAN DEVELOPMENT Chryssy A Potsiou, Lecturer NTUA chryssyp@survey.ntua.gr UNECE WPLA WORKSHOP EFFECTIVE AND
More informationFiscal Cadastral Reform and the Implementation of CAMA in Cape Town: financing transformation
Fiscal Cadastral Reform and the Implementation of CAMA in Cape Town: financing transformation Jennifer WHITTAL, South Africa Mike BARRY, Canada Policies and Innovations Expert Group Meeting on Secure Land
More informationCHANGE IN VALUE ALTERATIONS MADE OCCUPANCY CHANGES
INTRODUCTION This assignment is based on a residential house situated on 104 Rochester Road in Salt River, Cape Town. The house has an erf size of 238m 2 and floor size 350.82 m 2 with two storeys. The
More informationUrban Land Supply, Real Resource Constraint or Man Made Shortage? World Bank March 9 10, 2009 Washington DC
Urban Land Supply, Real Resource Constraint or Man Made Shortage? World Bank March 9 10, 2009 Washington DC By Alain Bertaud Duatreb@msn.com http://alain bertaud.com/ 1 Outline A. last decade review: how
More informationNORTH LEEDS MATTER 2. Response to Leeds Sites and Allocations DPD Examination Inspector s Questions. August 2017
NORTH LEEDS MATTER 2 Response to Leeds Sites and Allocations DPD Examination Inspector s Questions August 2017 CLIENT: TAYLOR WIMPEY, ADEL REFERENCE NO: CONTENTS 1.0 INTRODUCTION 2.0 TEST OF SOUNDNESS
More informationRegulatory Impact Statement
Regulatory Impact Statement Establishing one new special housing area in Queenstown under the Housing Accords and Special Housing Areas Act 2013. Agency Disclosure Statement 1 This Regulatory Impact Statement
More informationProperty values in Kigali city (draft) Introduction. Data and Methodology
Property values in Kigali city (draft) Introduction Rwanda is the only African country that recently completed a country-wide land regularization exercise. The benefits of this effort on land-related investment,
More informationLand II. Esther Duflo. April 13,
Land II Esther Duflo 14.74 April 13, 2011 1 / 1 Tenancy Relations in Agriculture We continue our discussion of Banerjee, Gertler and Ghatak (2003) A risk-neutral tenant (the agent ) works for a risk-neutral
More informationReview of the Prices of Rents and Owner-occupied Houses in Japan
Review of the Prices of Rents and Owner-occupied Houses in Japan Makoto Shimizu mshimizu@stat.go.jp Director, Price Statistics Office Statistical Survey Department Statistics Bureau, Japan Abstract The
More informationAN OVERVIEW OF LAND TOOLS IN SUB- SAHARAN AFRICA: PAST, PRESENT AND FUTURE
AN OVERVIEW OF LAND TOOLS IN SUB- SAHARAN AFRICA: PAST, PRESENT AND FUTURE BY CLARISSA AUGUSTINUS CHIEF, LAND AND TENURE SECTION UNHABITAT Nairobi, 11-11-2004 WHY UN-HABITAT HAS CO-SPONSORED THIS EGM UN-HABITAT
More informationGood Land Governance for the 2030 Agenda
Good Land Governance for the 2030 Agenda Addis Ababa, Ethiopia 20-22 April, 2014 Role of Geospatial Information in Good Land Policy and Governance Oumar Sylla UN-Habitat/GLTN oumar.sylla@unhabitat.org
More informationSorting based on amenities and income
Sorting based on amenities and income Mark van Duijn Jan Rouwendal m.van.duijn@vu.nl Department of Spatial Economics (Work in progress) Seminar Utrecht School of Economics 25 September 2013 Projects o
More informationNational Technical University of Athens School of Rural and Surveying Engineering
National Technical University of Athens School of Rural and Surveying Engineering INFORMAL SETTLEMENTS REAL ESTATE MARKET NEED FOR GOOD LAND ADMINISTRATION AND PLANNING FIG COM3, UNECE CHLM & WPLA JOINT
More informationA Brief Overview of H-GAC s Regional Growth Forecast Methodology
A Brief Overview of H-GAC s Regional Growth Forecast Methodology -Houston-Galveston Area Council Email: forecast@h-gac.com Data updated; November 8, 2017 Introduction H-GAC releases an updated forecast
More information7224 Nall Ave Prairie Village, KS 66208
Real Results - Income Package 10/20/2014 TABLE OF CONTENTS SUMMARY RISK Summary 3 RISC Index 4 Location 4 Population and Density 5 RISC Influences 5 House Value 6 Housing Profile 7 Crime 8 Public Schools
More informationCHAPTER 2 VACANT AND REDEVELOPABLE LAND INVENTORY
CHAPTER 2 VACANT AND REDEVELOPABLE LAND INVENTORY CHAPTER 2: VACANT AND REDEVELOPABLE LAND INVENTORY INTRODUCTION One of the initial tasks of the Regional Land Use Study was to evaluate whether there is
More informationFORMAL URBAN LAND SUPPLY IN KENYA: THEORY AND PRACTICE. By Rose M. Musyoka, PhD Department of Physical Planning, Ministry of Lands, Kenya
FORMAL URBAN LAND SUPPLY IN KENYA: THEORY AND PRACTICE By Rose M. Musyoka, PhD Department of Physical Planning, Ministry of Lands, Kenya CONTEXT Kenya s colonial history has influenced land access and
More informationMETROPOLITAN COUNCIL S FORECASTS METHODOLOGY JUNE 14, 2017
METROPOLITAN COUNCIL S FORECASTS METHODOLOGY JUNE 14, 2017 Metropolitan Council s Forecasts Methodology Long-range forecasts at Metropolitan Council are updated at least once per decade. Population, households
More informationHousing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West. Prepared by PMG Planning Consultants November 18, 2014
Housing Issues Report Shoreline Towers Inc. Proposal 2313 & 2323 Lake Shore Boulevard West Prepared by PMG Planning Consultants November 18, 2014 PMG Planning Consultants Toronto, Canada M6A 1Y7 Tel. (416)
More information14 th century the Black Death caused a huge number of deaths. Built St. Patricks Cathedral. Trinity College was built.
Urbanisation Revision Notes Growth of Dublin over time (Marking Scheme: 12 marks 3 factors @ 4 marks each, 2 marks statement and 2 marks development.) Time Economic Factors Social Factors Administrative
More informationSTAFF REPORT. September 25, City Council. Chief Planner and Executive Director, City Planning Division
STAFF REPORT September 25, 2006 To: From: Subject: City Council Chief Planner and Executive Director, City Planning Division Request for Directions Report Toronto & East York Community Council, Report
More informationCity of Bellingham Urban Growth Area - Land Supply Analysis Summary
City of Bellingham Urban Growth Area - Land Supply Analysis Summary Population & Employment Growth Forecasts APPENDIX D, ATTACHMENT 3 The ECONorthwest Whatcom County Population & Economic Forecasts report
More informationGovernment Land-Use Interventions: An Economic Analysis by J.K. Brueckner
Government Land-Use Interventions: An Economic Analysis by J.K. Brueckner The notion that government land-use interventions can be counterproductive has been an ongoing theme of World Bank research. Negative
More informationRents in private social housing
Rents in private social housing Mary Ann Stamsø Department of Built Environment and Social Science Norwegian Building Research Institute P.O. Box 123 Blindern, NO-0314 Oslo, Norway Summary This paper discuss
More informationThe impacts of land title registration: evidence from a pilot in Rwanda. Daniel Ali Klaus Deininger Markus Goldstein Preliminary: Please do not cite
The impacts of land title registration: evidence from a pilot in Rwanda Daniel Ali Klaus Deininger Markus Goldstein Preliminary: Please do not cite Do land rights matter for productivity? Insecure rights
More informationSmall-Tract Mineral Owners vs. Producers: The Unintended Consequences of Well-Spacing Exceptions
Small-Tract Mineral Owners vs. Producers: The Unintended Consequences of Well-Spacing Exceptions Reid Stevens Texas A&M University October 25, 2016 Introduction to Well Spacing Mineral rights owners in
More informationThe Governance of Land Use
The Governance of Land Use Country fact sheet Sweden The planning system Levels of government and their responsibilities Sweden is a unitary country with 3 levels of government; the national level, 21
More informationPolicy and Standards for Public Local Residential Streets And Private Streets
Appendix A City of Toronto Development Infrastructure Policy & Standards Policy and Standards for Public Local Residential Streets And Private Streets November 2005 Policy and Standards For Public Local
More informationMark Napier, Remy Sietchiping, Caroline Kihato, Rob McGaffin ANNUAL WORLD BANK CONFERENCE ON LAND AND POVERTY
Mark Napier, Remy Sietchiping, Caroline Kihato, Rob McGaffin ANNUAL WORLD BANK CONFERENCE ON LAND AND POVERTY RES4: Addressing the urban challenge: Are there promising examples in Africa? Tuesday, April
More informationTuss and Lisa Taylor. Agriculture
ZONE CHANGE STAFF REPORT CCPC City-County Planning Commission warrenpc.org (270) 842-1953 1141 State Street Bowling Green, KY 42101 DOCKET/CASE/APPLICATION NUMBER 2018-29-Z-CO PUBLIC HEARING DATE July
More informationSummary of Sustainable Financing of Housing Public Hearings November 2012
Summary of Sustainable Financing of Housing Public Hearings November 2012 For an Equitable Sharing of National Revenue 10 December 2012 Financial and Fiscal Commission Montrose Place (2nd Floor), Bekker
More informationDirector, Community Planning, Toronto and East York District
STAFF REPORT September 1, 2005 To: From: Subject: Toronto and East York Community Council Director, Community Planning, Toronto and East York District Further Report Applications to amend Official Plan
More informationOn the Determinants of Slum Formation
On the Determinants of Slum Formation Tiago Cavalcanti 1 Daniel Da Mata 2 Marcelo Santos 3 1 University of Cambridge and FGV/EESP 2 IPEA 3 INSPER Motivation Slums represent a large portion of housing markets
More informationControl % of fourplex additions on a particular street. Should locate to a site where there are other large buildings
Fourplex Ensure privacy of adjacent back yards window Location on the edge of neighbourhood is more Consistent design to blend in with existing street placement: minimal overlook Closer to arterial road
More informationResidential. Infill / Intensification Development Review
Residential Infill / Intensification Development Review How Best to Manage The Compatible Integration of New Housing Within Established Residential Neighbourhoods Identification of Issues Privacy/overlook/height
More informationPublic Interventions in Urban Land Markets: An Overview with African Highlights. Part 1: Land Markets, Regulation and Welfare
Public Interventions in Urban Land Markets: An Overview with African Highlights Presentation at the 4 th World Urban Forum, Nanjing, China November 2008 Robin Rajack World Bank Part 1: Land Markets, Regulation
More informationINFILL DEVELOPMENT. Elective Course January 14, 2017 Derek Pomreinke Tammy Henry Nazim Virani
INFILL DEVELOPMENT Elective Course January 14, 2017 Derek Pomreinke Tammy Henry Nazim Virani Agenda 9:05 What is infill? 9:20 How is it regulated? 9:45 How do developers view infill? Break 10:30 Applications
More informationFORMALIZATION OF INFORMAL REAL ESTATE. Prof Chryssy Potsiou FIG President, UNECE WPLA bureau member
FORMALIZATION OF INFORMAL REAL ESTATE Prof Chryssy Potsiou FIG President, UNECE WPLA bureau member chryssy.potsiou@gmail.com Procedures for the legalization and registration of buildings and building units-challenges
More informationModelling a hedonic index for commercial properties in Berlin
Modelling a hedonic index for commercial properties in Berlin Modelling a hedonic index for commercial properties in Berlin Author Details Dr. Philipp Deschermeier Real Estate Economics Research Unit Cologne
More informationSpatial Enablement and the Response to Climate Change and the Millennium Development Goals
Spatial Enablement and the Response to Climate Change and the Millennium Development Goals Prof. Stig Enemark President Aalborg University, Denmark 18th UNITED NATIONS REGIONAL CARTOGRAPHIS CONFERENCE
More information06.09 Urban Structural Density (2017 Edition)
06.09 Urban Structural Density (2017 Edition) Overview Natural landscape and urban development - both have determined the urban structure of Berlin. The maps "Actual Use of Built-Up Areas", "Inventory
More informationHousing market and finance
Housing market and finance Q: What is a market? A: Let s play a game Motivation THE APPLE MARKET The class is divided at random into two groups: buyers and sellers Rules: Buyers: Each buyer receives a
More informationKey findings from an investigation into low- and medium-value property sales. National Audit Office September 2017 DP
from an investigation into low- and medium-value property sales National Audit Office September 207 DP 557-00 from an investigation into low- and medium-value property sales Contents 3 4 5 6 7 8 9 0 2
More informationNew Models for Property Data Verification and Valuation
New Models for Property Data Verification and Valuation for 2006 IAAO Councils and Sections Joint Seminar May 9-11, 2006 Charleston, South Carolina Presented by George Donatello, CMS Principal Consultant
More information50 and 52 Neptune Drive Rezoning Preliminary Report
STAFF REPORT ACTION REQUIRED 50 and 52 Neptune Drive Rezoning Preliminary Report Date: February 11, 2010 To: From: Wards: Reference Number: North York Community Council Director, Community Planning, North
More informationHedonic Pricing Model Open Space and Residential Property Values
Hedonic Pricing Model Open Space and Residential Property Values Open Space vs. Urban Sprawl Zhe Zhao As the American urban population decentralizes, economic growth has resulted in loss of open space.
More informationSkyview Ridge Mobile Home Park 400 Friendship St. Waldoboro, ME
Skyview Ridge Mobile Home Park 400 Friendship St. Waldoboro, ME Contact: Andrew Roberts (owner) 860 301-6067 andy65@cox.net At 44 lots, this is among the larger parks in the area. Seldom is a park this
More informationKLEIN BRAK-REEBOK-TERGNIET (population: Census 2011)
5.9 KLEIN BRAK-REEBOK-TERGNIET (population: + 4 411 Census 2011) Figure 5.9.1.1 Klein Brak-Reebok-Tergniet: Aerial photograph CNdV africa (Pty) Ltd DRAFT CONCEPTUAL DEVELOPMENT FRAMEWORK REPORT page 445
More informationSquatters No More: Singapore Social Housing
Squatters No More: Singapore Social Housing For World Bank 3 rd Urban Research Symposium Brasilia, Brazil, 4-6 April 2005 Singapore Today A/P Belinda Yuen, PhD National University of Singapore 2 UBIQUITOUS
More informationModeling Farmland Conversion with New GIS Data
Modeling Farmland Conversion with New GIS Data August 7, 2001 Nicolai V. Kuminoff and Daniel A. Sumner University of California Agricultural Issues Center One Shields Avenue, Davis, CA 95616 TEL (530)
More informationEvaluating the award of Certificates of Right of Occupancy in urban Tanzania
Evaluating the award of Certificates of Right of Occupancy in urban Tanzania Jonathan Conning 1 Klaus Deininger 2 Justin Sandefur 3 Andrew Zeitlin 3 1 Hunter College and CUNY 2 DECRG, World Bank 3 Centre
More informationTHE APPLICATION OF GIS AND LIS Solutions and Experiences in East Africa. Lenny Kivuti
Using GIS and LIS for Planning Sustainable Development Bepic Group CHOGM, Malta 2005 THE APPLICATION OF GIS AND LIS Solutions and Experiences in East Africa Lenny Kivuti 21 November, 2005 Presented by
More informationUN-HABITAT s Mission and Vision. Sustainable urban development Adequate shelter for all
GLTN contributes to the implementation of pro poor land policies to achieve secure land rights for all www.gltn.net GLTN Secretariat, facilitated by PO Box 30030, Nairobi 00100, Kenya Tel: +254 20 762
More informationRapid Urbanization What can land surveyors do? Paul van der MOLEN. % (millions) % Rural ,974 3, ,
Rapid Urbanization What can land surveyors do? Paul van der MOLEN What is it all about? population World Urban % Rural % (millions) (millions) (millions) 2011 6,974 3,632 52.1 3,341 47.9 2050 9,306 6,252
More informationHigh Level Summary of Statistics Housing and Regeneration
High Level Summary of Statistics Housing and Regeneration Housing market... 2 Tenure... 2 New housing supply... 3 House prices... 5 Quality... 7 Dampness, condensation and the Scottish Housing Quality
More informationEyal Salinger. Supervisor: Professor Daniel Shefer. Center for Urban and Regional Studies Technion Israel Institute of Technology, Haifa, Israel
The Economics of Conservation of Buildings with Cultural Heritage Value: The White City of Tel Aviv Eyal Salinger Phd. Research Supervisor: Professor Daniel Shefer Center for Urban and Regional Studies
More informationIMPLEMENTATION STRATEGY
2018 2022 0 MINISTRY OF TRANSPORT, INFRASTRUCTURE, HOUSING & URBAN DEVELOPMENT (State Department of Housing & Urban Development) One million affordable homes by 2022 program IMPLEMENTATION STRATEGY 1 Project
More informationThe Fit- for-purpose Concept
The Fit- for-purpose Concept Building Spatial Frameworks for Sustainable Land Governance in Sub-Sahara Africa Prof. Stig Enemark Honorary President Aalborg University, Denmark LAND POLICIES AND LAND GOVERNANCE,
More informationMarkets, Design through regulations, and housing affordability
Markets, Design through regulations, and housing affordability By Alain Bertaud New York University, Stern School of Business abertaud@stern.nyu.edu http://alainbertaud.com NZ Initiative Auckland, July
More informationPAPRlamird4-Lairds Corner
PAPRlamird4-Lairds Corner Lamird Report This report provides the written record of local circumstances that explains how the Lairds Corner LAMIRD ( this lamird ) fits within the rural element goals of
More information1417, , 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report
STAFF REPORT ACTION REQUIRED 1417, 1421-1425, 1427 & 1429 Yonge Street - Official Plan Amendment and Zoning Amendment Applications - Preliminary Report Date: March 24, 2015 To: From: Wards: Reference Number:
More informationNew Urban Agenda (NUA)
New Urban Agenda (NUA) welcome to this presentation Prof. Banji Oyelaran-Oyeyinka Director, Regional office of Africa 1976 1st UN conference on Human Settlements HABITAT 3 PROCESS May,2015 Nairobi PREPCOM
More informationNew Urban Agenda (NUA)
New Urban Agenda (NUA) welcome to this presentation Prof. Banji Oyelaran-Oyeyinka Director, Regional office of Africa 1976 1st UN conference on Human Settlements HABITAT 3 PROCESS May,2015 Nairobi PREPCOM
More informationRequest for a District-Wide LEMA Submitted To the Chief Engineer, Kansas Department of Agriculture, Division of Water Resources.
Request for a District-Wide LEMA Submitted To the Chief Engineer, Kansas Department of Agriculture, Division of Water Resources June 9, 2017 In order to reduce decline rates and extend the life of the
More information8.5.1 R1, Single Detached Residential District
8.5.1 R1, Single Detached Residential District The purpose of this district is to provide for residential development in the form of single detached dwellings. Dwelling, Single Detached Home Business,
More informationNonresidential construction activity in the Twin Cities region was robust in 2013
1 Recent Nonresidential Construction Activity in the Twin Cities Region March 2015 Key Findings After bottoming out in 2010, nonresidential construction activity in the Twin Cities region is once again
More informationValuation Methodology of Unregistered Properties in East Africa
FIG KL 2014 Valuation Methodology of Unregistered Properties in East Africa James Kavanagh MRICS John Tracey-White FRICS Valuation Methodology of Unregistered Properties in East Africa Origin of the Study
More informationZONING AMENDMENT, SUBDIVISION & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 16, 2006
ZONING AMENDMENT, SUBDIVISION & SIDEWALK WAIVER REQUEST STAFF REPORT Date: November 16, 2006 NAME SUBDIVISION NAME Terhaar & Cronley Investment Partnership P & E Subdivision LOCATION 4210 and 4218 Halls
More informationRe: Case # ZP Preplanning Application for 8 townhomes at 1526 Ingalls Street in Lakewood, CO.
Planning Department Civic Center North 480 South Allison Parkway Lakewood, Colorado 80226-3127 303.987.7505 303.987.7057 TTY/TDD Lakewood.org/Planning February 27, 2017 Nathan Taylor 601 S Jason Street
More informationFebruary 29, To: Sarah Absher Senior Planner Tillamook County Department of Community Development
February 29, 2016 To: Sarah Absher Senior Planner Tillamook County Department of Community Development From: Richard Hook Chair, Neskowin Citizen Advisory Committee Subject: Application 851-15-000265-PLNG:
More informationScenic Nepal. Land Administration Systems. Outline of Presentation. Interests in land. Rights: Registration and security of tenure positions
Scenic Nepal Land Administration Systems Managing Rights, Restrictions, and Responsibilities in Land Prof. Stig Enemark President Aalborg University, Denmark SURVEY DEPARTMENT KATHMANDU, NEPAL. 16 FEBRUARY
More informationLand Tools for Tenure Security for All
Land Tools for Tenure Security for All PROF. JAAP ZEVENBERGEN UNIVERSITY OF TWENTE - ITC 1 ST JUNE 2017 HELSINKI, FINLAND GLOBAL LAND CHALLENGES 70 % Dealing with the affordability issue - how to modernize
More informationFilling the Gaps: Active, Accessible, Diverse. Affordable and other housing markets in Johannesburg: September, 2012 DRAFT FOR REVIEW
Affordable Land and Housing Data Centre Understanding the dynamics that shape the affordable land and housing market in South Africa. Filling the Gaps: Affordable and other housing markets in Johannesburg:
More informationTrinidad and Tobago Land Governance Assessment. Charisse Griffith-Charles
Trinidad and Tobago Land Governance Assessment Charisse Griffith-Charles 2 Land Characteristics of Trinidad and Tobago Land Area 5,528 sq km. Internal waters 7,134 sq. km. Territorial sea 9,337 sq. km.
More informationSECTION 73 CHESTER VILLAGE DISTRICT REGULATIONS
SECTION 73 CHESTER VILLAGE DISTRICT REGULATIONS 73.1 AUTHORITY 73.1.1 Authority and Uniformity. It is the intention of the Commission to adopt use regulations and design standards for the area known as
More informationView of Slums in the First Master Plan of Delhi
Image Source : PBSNewshour View of Slums in the First Master Plan of Delhi AARUSHI JAIN SHIVANG BANSAL SUMAIRHA MUMTAZ The Planned development of the city of Delhi was started with the preparation of the
More informationStaff Report for Council Public Meeting
Agenda Item 3.1 a Staff Report for Council Public Meeting Date of Meeting: October 25, 2017 Report Number: SRPRS.17.161 Department: Division: Subject: Planning and Regulatory Services Development Planning
More informationKensington Legion redevelopment: a case of NIMBY versus YIMBY
Kensington Legion redevelopment: a case of NIMBY versus YIMBY RICHARD WHITE More from Richard White (HTTP://CALGARYHERALD.COM/AUTHOR/RICHARD-WHITE) Published on: October 30, 2015 Last Updated: October
More informationSummary. Draft Redevelopment Plan Summary Flowery Branch Tax Allocation District # 1:
Summary Draft Redevelopment Plan Summary Flowery Branch Tax Allocation District # 1: Flowery Branch Tax Allocation District Old Town and Commercial Gateways 1 Public Hearing Presentation November 21, 2007
More informationLearning from land suitability analysis and Dutch spatial policy for sustainable land use in Japan
Learning from land suitability analysis and Dutch spatial policy for sustainable land use in Japan Toru Nagayama 22 January 2009 GIS Research Group Seminar, University of Tsukuba Highlights from : Nagayama.,
More informationMotivation: Do land rights matter?
Impacts of land registration: Evidence from a pilot in Rwanda Daniel Ali; Klaus Deininger; Markus Goldstein Motivation: Do land rights matter? Insecure rights can lower productivity Goldstein and Udry,
More informationDirector, Community Planning, North York District NNY 23 OZ Related File Nos NNY 23 OZ and NNY 23 SA
STAFF REPORT ACTION REQUIRED 75 Canterbury Place Official Plan Amendment Application and Revised Zoning By-law Amendment Preliminary Report Date: December 15, 2014 To: From: Wards: Reference Number: North
More informationThe Effects of Land Title Registration on Tenure Security, Investment and Production
The Effects of Land Title Registration on Tenure Security, Investment and Production Evidence from Ghana Niklas Buehren Africa Gender Innovation Lab, World Bank May 9, 2018 Background The four pathways
More informationEffects of Zoning on Residential Option Value. Jonathan C. Young RESEARCH PAPER
Effects of Zoning on Residential Option Value By Jonathan C. Young RESEARCH PAPER 2004-12 Jonathan C. Young Department of Economics West Virginia University Business and Economics BOX 41 Morgantown, WV
More informationAccessory Dwelling Units (ADUs)
Community Development Department Planning Division 14177 Frederick Street PO Box 8805 Moreno Valley, CA 92552-0805 (951) 413-3206 Fax (951) 413-3210 Accessory Dwelling Units (ADUs) Completed Project Application
More informationGOVERNANCE OF URBAN LAND. UNDERSTANDING THE POLITICAL ECONOMY OF CONSTRAINED URBAN LAND ACCESS by. 28 th April Outline
GOVERNANCE OF URBAN LAND MANAGEMENT IN NAIROBI, KENYA UNDERSTANDING THE POLITICAL ECONOMY OF CONSTRAINED URBAN LAND ACCESS by Peter M. Ngau, Jackie Klopp, Jeremiah Nyabuti, and Rose Musyoka 28 th April
More informationEstimating Commercial Land-Use Conversion: Case Study of Athens-Clarke County, Georgia
Estimating Commercial Land-Use Conversion: Case Study of Athens-Clarke County, Georgia Arthur C. Nelson, PhD, FAICP Presidential Professor and Director of Metropolitan Research University of Utah Grace
More information