THE ROLE OF SPATIAL INFORMATION SYSTEMS IN DECISION-MAKING PROCESSES REGARDING INVESTMENT SITE SELECTION

THE ROLE OF SPATIAL INFORMATION SYSTEMS IN DECISION-MAKING PROCESSES REGARDING INVESTMENT SITE SELECTION Monka Sejka, PhD Department of Land Surveyng, Unversty of Agrculture n Krakow e-mal: rmwech@cyf-kr.edu.pl Abstract One of the man tasks of real estate management s makng decsons concernng the locaton of nvestments. Takng nto consderaton the fact that any nvestment affects, drectly or ndrectly, the economc development of a commune, t has a sgnfcant mpact on the local real estate market. Investments that have a negatve mpact on the envronment can contrbute to a reducton n the actvty of the local real estate market. Upon performng tasks related to the economc development of a regon and to an ncrease n the nhabtants qualty of lfe, the actvty of the local real estate market ncreases. The paper presents the role of spatal nformaton systems as a source of data used n decson-makng processes related to local nvestment ste selecton. Currently, there are spatal nformaton systems functonng as a platform for mult-level nformaton systems on real estate and GIS, on local, regonal, natonal and nternatonal markets. In ths way, the resources of spatal nformaton are avalable to all nsttutons, natural and legal persons. As a result, the acquston of a seres of data can take place at any tme and at no cost. Key words: Infrastructure for Spatal Informaton, nvestments, locaton, real estate. JEL Classfcaton: Q01, Q15. Ctaton: Sejka M., 2017, The Role of Spatal Informaton Systems n Decson-Makng Processes Regardng Investment Ste Selecton, Real Estate Management and Valuaton, vol. 25, no. 3, pp. 62-72. DOI: 10.1515/remav-2017-0023 1. Introducton The desred state n real estate management s to acheve sustanable development, e.g., by the optmal locaton of publc nvestments. Ths oblgaton s mposed, among others, by the provsons of the World Conservaton Strategy elaborated by the Internatonal Unon for Conservaton of Nature and Natural Resources. Poland, as a full member of the EU, s oblged to mplement the rules n force n the Member States. In the feld of real estate management, there are gudelnes for UN/ECE land management developed by a group of experts,.e. Meetng of Offcals on Land Admnstraton (MOLA). The man task of MOLA was to promote land management n countres where the buldng of a market economy had only just started. The ndcated gudelnes defne land management as a process of creaton, storage and dssemnaton of nformaton about the area, ncludng the status of rghts (ownershp, use) as well as other forms of area management. They nclude, among others: the acquston of land by buyng or expropratng n order to locate nvestments of a publc character and supra-local range. The carryng out of soco-economc actvtes s gven as the prmary objectve of land management. The task of these actons s to follow the prncples of land management, takng nto account the equtable sharng of benefts arsng from t. The land management system ncludes, among others: strengthenng rghts to land, creaton and 62

mplementaton of spatal development plans takng nto account sustanable development of both urban and rural areas, and the sustanable management of envronmental resources (Wlkowsk et al., 2006). The gudelnes clearly ndcate that the sustanable management of the envronment s resources s reflected n real estate management n the felds of envronmental protecton, envronmental polluton and land reclamaton. Both envronmental protecton and polluton are aspects that determne the sze of the fnancal nvestment whch generates the need for reclamaton. In ths stuaton, t s mportant to carry out research n order to develop a methodology for choosng the locaton of publc purpose nvestments. Arports, ralroads, publc roads (especally motorways, rng roads of ctes, hghways), muncpal waste dsposal plants, cemeteres, sports facltes, hosptals, schools, etc. can be specfed, nter ala, as publc purpose nvestments. Investments related to the locaton of objects such as wnd, nuclear or coal power plants, relay masts (cellular sgnalng networks, televson), ndustral plants, etc. also affect the respect for the prncple of sustanable development (SIEJKA 2015). Indcatng the locaton of the above-mentoned nvestments s assocated wth the consderaton of many factors. These factors can be classfed nto three basc groups. The frst group wll represent the factors determnng the legal and techncal condtons related to the gven nvestment. The second group contans the soco-economc factors, and the thrd one - factors related to envronmental protecton. The presented prncples ndcate that the methodology of nvestment locaton selecton should, n ts assumptons, take mult-crtera analyss nto account (SIEJKA 2015, 2016). 2. Spatal nformaton systems Carryng out an analyss assocated wth ndcatng the locaton of an nvestment requres obtanng nformaton ncludng, wthn ts scope, varous topcs of spatal data. These are surveyng, geographc, hydrographc, geologcal, envronmental, socal data, etc. The presented thematc scope of the data s a part of the Infrastructure for Spatal Informaton (INSPIRE 2007). The constructon of the nfrastructure for the spatal nformaton platform sgnfcantly contrbuted to facltatng the access to products and servces based on spatal data collected at dfferent levels of admnstraton. The turnng pont n the development of spatal data was the INSPIRE Drectve (2007) and the Act on nfrastructure for spatal nformaton, passed three years later (Act 2010). These regulatons defned the thematc scope of necessary data and pledged to create a coherent platform of Infrastructure for Spatal Informaton (ISI). The aforementoned INSPIRE Drectve defnes ISI as collectons of spatal data descrbed by metadata, as well as the connected servces, techncal measures, processes and procedures used and shared by the bodes creatng ths structure. Accordng to the quoted defnton, the prmary purpose of ISI s to facltate access to spatal data n order to carry out tasks n the feld of real estate management. The constructon and development of the ISI have resulted n t functonng today as a platform of mult-level nformaton systems on real estate and GIS, on local, regonal, natonal and nternatonal markets. In ths way, the spatal nformaton resources functonng wthn the ISI are avalable to all nsttutons, natural or legal persons (BIEDA et al. 2015; Sejka 2015). Wth the development of computer technology, the actve spatal databases are made avalable va web servces. Artcle 12 secton 1 (Act 2010) guarantees ther unversalty and that they are free of charge. The unversalty of the Internet makes t possble to acqure the necessary nformaton about propertes at any tme and place. Lmtaton of unversal access to the collectons and servces contaned n the publc records concerns classfed data. Accordng to Artcle 11 paragraph 2, classfed data are: data on the actvtes of the judcary and tax authortes, publc statstcs, envronmental protecton, protecton of personal data, ntellectual property rghts and economc actvty. In the framework of the mplementaton of tasks arsng from the referred Act on the nfrastructure for spatal nformaton, bodes keepng the publc regsters are oblged to provde nformaton contaned theren. Fgure 1 shows the mappng servces for the cty of Krakow avalable on the platform of Malopolska Spatal Informaton System (MSIP). In the MSIP system, nne map servces addressed to dfferent groups of users were created. The user decdes on the type of the base map. Ths can be a map of the admnstratve dvson or an orthophotomap. The plannng and urban space servce ncludes a range of data used by surveyors, real estate apprasers, real estate agents, property managers, developers and other professonals, eissn: 2300-5289 63

related to the real estate market. The map for archtects and planners s a servce contanng basc nformaton related to spatal plannng. Inhabtants' portal s a servce contanng nformaton relevant to the resdents and owners of propertes located wthn a cty. Apart from the basc data on the land regstry and spatal plannng, there s also nformaton of an admnstratve and socal character. Servces such as: envronmental protecton, nose maps, greenery management and Mont- Ar provde nformaton about the level of polluton n the cty, protected areas and taken decsons and preventve measures ntended to mprove the qualty of the envronment n the cty. Hstorcal Maps s a servce presentng preserved, hstorc maps of the cty of Krakow, so that t s possble to follow the drectons of ts development. The last servce s a collectve composton of maps. Ths servce combnes nformaton contaned n all of the above-mentoned servces. Jest It, on the other hand, s dedcated to users who need nformaton beyond the scope of a sngle servce. Examples of nformaton avalable wthn the selected servces have been shown n Fgures 2 and 3. Collectve maps composton Urban space and plannng Map for archtects and planners Hstorcal maps OBSERVATORY Ctzen portal Mont-Ar Kraków 2016 Envronmental Protecton Greenery management Nose Maps Fg. 1. Mappng servces avalable wthn the MSIP portal for the cty of Krakow. Source: own research based on www.msp.um.krakow.pl/obserwatorum Fg. 2. Fragment of the land and buldngs regstry map wth the contours of the spatal development plans, land development and structure of the possesson of land, scale 1:5000. Source: own research based on www.msp.um.krakow.pl/obserwatorum 64

Fg. 3. Fragment of the land and buldngs regstry map for areas wth decsons on buldng condtons or buldng permts, land development, and the utltes network, scale 1:1000. Source: own research based on www.msp.um.krakow.pl/obserwatorum 3. The area and method of research The mappng servces avalable wthn the ISI contan data whch are necessary to carry out the analyss regardng the ndcaton of the locaton of nvestments. In order to conduct research on the completeness of nformaton avalable wthn the ISI system, fve types of nvestments were ndcated. Investments of a resdental character - R (resdental sngle-famly and mult-famly buldngs), commercal - C (offce buldngs, hotels, shoppng malls, etc.), publc utlty buldngs PS (sports facltes, parks, hosptals, schools, etc.), communcaton nfrastructure - CI (arports, ralways, publc roads, etc.), and nvestments of an ndustral nature - I (ndustral plants, relay masts, power plants, etc.). Choosng a locaton for the gven nvestment should be preceded by the determnaton of requrements that must be met, as well as the effects of ts mplementaton on the envronment. The requrements are related to legal, techncal and economc condtons. The effects may relate to socal (mprovement of socal condtons, ncrease n employment, health care etc.) and envronmental (protecton of ar, water, sol, nose, protecton of envronmentally valuable areas, protecton of resdental areas, agrcultural, etc.) crtera. The basc spatal nformaton avalable wthn the MSIP s shown n Table 1. Table 1 The scope of data avalable wthn the MSIP Type of nformaton Scope of nformaton Type of nvestment R C PS CI I legal local spatal development plans + + + + + studes of condtons and drectons of spatal development + + + + + decsons - buldng permt / renovaton / modernzaton + + + + + ownershp + + + + + perpetual usufruct + + + + + structure of land possesson + + + + + techncal area of the plot + + + + + confguraton of borders + + + + + nfrastructural networks + + + + + land development + + + + + communcaton accessblty + + + + + type of land use / land class + + + + + hydrogeologcal condtons + + + + +, eissn: 2300-5289 65

economc average transacton prces + + + + + the average areas of the sold propertes + + + + + rental rates + + + socal access to publc / socetal / socal servces + access to commercal servces + demographc condtons + + + + + envronmental dstance from resdental areas + + + + + dstance from agrcultural land + dstance from the valuable natural areas + + ar polluton / dust, gases + + sol polluton + water polluton + nose + Key: nvestments of a resdental character - R; commercal character - C; publc utlty buldngs PS; communcaton nfrastructure - CI; nvestments of an ndustral nature - I; Source: own research. The nformaton contaned n Table 1 shows that the MSIP for the cty of Krakow provdes a full range of data necessary for decson-makng processes concernng the locaton of nvestments. Usng the data contaned n the MSIP, the rato of the sutablty of the ste (Sejka, 2015) for the locaton of a housng estate was calculated. Research was conducted among 10 developers operatng n Cracow, who ndcated the factors determnng the choce of potental locatons of housng estates. All the factors ndcated by the respondents have been summarzed n Table 2. The study area ncludes the south-western part of Krakow n the land regstry unt Podgórze. A pont grd was created n the study area. In each pont grd data were collected n the form of the factors (x ) referred to n Table 2. Group of factors K Legal Techncal K1 Economc and Socal K2 Envronmental K3 Factors concernng the locaton of the housng estate Type of factor P Desgnaton of the area P1 techncal nfrastructure P2 access P3 publc transport P4 transacton prces of land P5 transacton prces of resdental premses P6 dstance from publc/ socetal/ socal servces P7 dstance from commercal propertes P8 demographc condtons P9 dstance from resdental areas P11 dstance from green areas P11 nose P12 Descrpton of factor spatal development plan, decson on buldng condtons Table 2 the dstance from the techncal nfrastructure network expressed n meters, dstance from man publc roads expressed n meters dstance from publc transport stops, expressed n meters average prce of land per transacton [PLN/m 2 ] average unt transacton prce of resdental unts n the prmary market [PLN/m 2 ] dstance from the school / nursery / health center and others expressed n meters dstance from the shoppng center, expressed n meters populaton densty n a gven area - the number of persons / ha dstance from resdental areas, expressed n meters dstance from green areas expressed n meters nose level [db] 66

ar polluton / dust, gases P13 exstng ar polluton by dust and gases - the degree of dsperson of pollutants Source: own elaboraton. Values of collected factors are expressed n dfferent unts. Standardzaton of ther values was carred out n order to use them n the analyss. Lnear standardzaton was appled accordng to the followng formulae: when factors mean benefts w w x (1) max x x 1 (2) max x when factors mean losses. At each pont of the grd, the value of the usefulness factor of the ste, was calculated accordng to the formula: W pt n 1 where: = 1,2,3,..., n; k-weght factor. Values between nodes of the grd are nterpolated usng blnear nterpolaton, accordng to the algorthm shown n Fgure 4. k w (3) Fg. 4. Algorthm of blnear nterpolaton. Source: own study. Weght factors are calculated usng the method of analytcal herarchy process (AHP) (Formula 4). AHP s one of the methods of solvng mult-crtera decson-makng tasks. Currently, ths method s ncreasngly used n many felds of scence, as well as n the mplementaton of practcal tasks. The most common applcaton s for forecastng and plannng n engneerng, real estate management, economcs, and admnstraton and management, at the local as well as central levels (Saaty 1980; Saaty 2000; Hamalanen et. al. 2000; Petts 2000; Mardle et. al., 2004; Srkjpanchkul, Ferrera 2005; Rao 2007; Wu, Chen 2007; Yoxas et. al. 2011; Salo, Hämälänen 2012; Zelenovc -Vasljevc et. al. 2012; Sejka, 2015). Weghts of ndvdual factors were calculated accordng to the formula: T C k [ 1, k] B B B B (4) where: 2 k k 1 2, eissn: 2300-5289 67

C[1,k] - The vector of resultng weght parameters for crtera assocated wth elements of herarchcal level k, n relaton to the objectve, whch s the frst level, B - matrx of level "" where columns are vectors of the prorty of elements of ths level n relaton to the elements of level 1. The research work carred out n ths study was performed wth the use of a propretary soluton concernng the development of a method for ndcatng potentally the best nvestment locaton along wth the propretary applcaton LandRange, developed n Delph envronment. As a reference bass, the publcly avalable GoogleMaps servce was used. The applcaton dsplays the results on the area ndcated n Google Maps covered by the analyss, n the form of the spatal dstrbuton of the factor value of the usefulness of land for the mplementaton of the assumed objectve. The usefulness of the ste s vsualzed by the mask of color (Fg. 5). The applcaton usng the extrapolaton method predcts the sutablty of the area outsde of the establshed area covered by the analyss, wthn a strp the wdth of one sde of the nner nterpolaton grd. Fg. 5. Algorthm of color gradent. Source: own study. The developed applcaton can be used to determne, wthn the study area, locatons wth dfferent levels of usefulness for the realzaton of a specfed nvestment, whch s a startng pont for dscussng envronmental ssues. It also allows stes the usefulness of whch has been determned to be at a level lower than ndcated by the decson-maker to be excluded from the analyss. 4. Research results The factors lsted n Table 3 were evaluated n terms of ther mpact on the outcome of the analyss. The weght of each factor was calculated usng the AHP method. Fgure 6 shows a dagram of the herarchy. The general objectve s on the frst level; the second level contans groups of factors, whle the thrd level contans all factors dentfed n the survey as relevant from the pont of vew of analyss. Ths structure was the bass for the creaton of the matrx of parwse comparsons for each level. For each matrx, the egenvalue was calculated, the assessment of complance was carred out, and the vector of prortes was calculated as a normalzed egenvector for maxmum real egenvalue. The results of these calculatons have been shown n tables 3-6. Table 3 Calculaton results for the frst level Group of factors K1 K2 K3 Prorty Legal Techncal K1 1.00 0.30 0.30 12 Economc and Socal K2 4.00 1.00 0.50 36 Envronmental K3 3.00 2.00 1.00 52 Complance assessment CI<0.1 0.043 CR<0.1 0.074 Source: own research. 68

LOCATION OF HOUSING ESTATE K1 GROUP P1 P2 P3 P4 K2 GROUP P5 P6 P7 P8 P9 K3 GROUP P10 P11 P12 P13 Fg. 6. Schematc structure of the herarchy - the locaton of the housng estate. Source: own research. The calculaton results for the second level K1P Group of factors K1P1 K1P2 K1P3 K1P4 Prorty desgnaton of the area K1P1 1.00 7.00 5.00 5.00 8 techncal nfrastructure K1P2 0.14 1.00 3.00 3.00 2 access K1P3 0.20 0.33 1.00 0.50 1 publc transport K1P4 0.20 0.33 2.00 1.00 1 Complance assessment CI<0.1 0.071 CR<0.1 0.079 Source: own research. Calculaton results for the second level K2P Table 4 Table 5 Group K2P5 K2P6 K2P7 K2P8 K2P9 Prorty transacton prces of land K2P5 1.00 4.00 0.20 4.00 0.33 5 transacton prces of K2P6 resdental premses 0.25 1.00 0.20 3.00 0.14 2 dstance from publc/ K2P7 socetal/socal servces 5.00 5.00 1.00 7.00 3.00 17 dstance from commercal K2P8 propertes 0.25 0.33 0.14 1.00 0.14 1 demographc condtons K2P9 3.00 7.14 0.33 7.14 1.00 11 Complance assessment CI<0.1 0.076 CR<0.1 0.068 Source: own research. Calculaton results for the second level K3P Group K3P10 K3P11 K3P12 K3P13 Prorty dstance from resdental K3P10 areas 1.00 0.30 7.00 3.00 16 dstance from the green areas K3P11 3.33 1.00 3.00 3.00 26 nose K3P12 0.14 0.33 1.00 0.50 4 ar polluton / dust, gases K3P13 0.33 0.33 2.00 1.00 6 Complance assessment CI<0.1 0.082 CR<0.1 0.091 Source: own research. Table 6, eissn: 2300-5289 69

Emprcal studes have shown that, among groups of factors, the domnant role s played by the group of envronmental factors (52%), then the group of soco-economc factors (36%), wth the lowest weght for the group of legal and techncal factors (12%). The dstrbuton of weghts n each group, however, s dfferent. The followng factors are characterzed by the hghest weghts: the dstance from green areas (26%), the dstance from publc servces (17%), the dstance from housng areas (16%), populaton densty (11%), and the use of the land n the spatal development plan (8%). Other factors possessed weghts below 8%. Weghts of factors calculated usng the AHP method were ncluded n the LandRange applcaton algorthm. The results of the analyss n the form of the dstrbuton of values of the usefulness factors of the ste for the locaton of resdental estate n the study area have been shown n Fgure 7. For the analyzed area, the factor value s n the range from 18.4 to 73.4. The dstrbuton of the factor wthn the gven nterval s shown by the mask of colors. The largest areas of maxmum or nearmaxmum values are located n the central and south-western part of the studed area. These areas are potentally the best locaton for housng development n the study area. Fg. 7. Dstrbuton of values of land usefulness n the analyzed area. Source: own research. Fgure 8 shows the areas n whch the value of the usefulness of the ste s above the mean value. In total, the area accounts for about 45% of the area covered by the analyss. The developed method of calculatng the usefulness of a gven ste to the completon of an nvestment project makes t possble to dsqualfy areas n whch the factor s lower than the value expected (establshed) by the person conductng the analyss. Fg. 8. Area n whch the usefulness value s above the average. Source: own research. 70

5. Conclusons Decsons concernng the locaton of nvestments undertaken by the government admnstraton, at dfferent levels, have a sgnfcant mpact on the economy f a regon. They can contrbute to an ncrease or nhbt ts development. To avod or at least mnmze the negatve mpact of nvestment decsons, they should be taken on the bass of prevously conducted analyses. Analyses of decsons concernng the locaton of nvestments requre the consderaton of a number of factors defnng the terms of ther locaton, and the effects of ther mpact on people and the envronment. The soluton for calculatng the usefulness of land for the locaton of a gven nvestment proposed n the work s effectve only when the person carryng out the analyss has access to full and relable nformaton. As follows from the study for the area of the cty of Krakow, mappng servces avalable wthn the ISI contan complete data necessary to carry out studes on the ndcaton of the sutablty of an nvestment locaton. Usng the local spatal nformaton system, all factors dentfed by the surveyed developers as mportant to carryng out ths analyss were acqured. Therefore, nformaton systems play a key role n the decson-makng processes concernng the locaton of nvestments. Hgh qualty and unlmted access to data collected theren ncreases the accuracy of the results of decson-makng analyses. 6. References BIEDA A., BYDŁOSZ J., DAWID L., DAWIDOWICZ A., GLANOWSKA A., GÓŹDŹ K., PRZEWIĘŹLIKOWSKA A., STUPEN M., RATATULA R., ŹRÓBEK, R., 2015, Kerunk rozwoju katastru neruchomośc, (Trends n the Development of the Real Estate Cadastre), Monografa, Beda A., (red.), Rzeszow: WSIE. DAWIDOWICZ A., RADZEWICZ A., RENIGIER-BIŁOZOR M., 2014, Algorthm for Purposes of Determnng Real Estate Markets Effcency wth Help of Land Admnstraton System, Survey Revew, Vol. 46 (336), 189-204. Drectve 2007/2/EC of the European Parlament and of the Councl of 14 March 2007 establshng an Infrastructure for Spatal Informaton n the European Communty (INSPIRE) http://eurlex.europa.eu/lexurserv/lexurserv.do?ur=oj:l:2007:108: 0001. HAMALAINEN R. P., LINDSTEDT M. R., SINKKO K., 2000, Multattrbute Rsk Analyss n Nuclear Emergency Management, Rsk Analyss An Internatonal Journal, 20(4), 455 467. MARDLE S., PASCOE S., HERRERO I., 2004, Management Objectve Importance n Fsheres: an Evaluaton usng the Analytc Herarchy Process (AHP), Envronmental Management, 33(1), 1 11. PETTS J., 2000, Muncpal Waste Management: Inequtes and the Role of Delberaton, Rsk Analyss An Internatonal Journal, 20 (6), 821 832. RAO R. V., 2007, Decson Makng n the Manufacturng Envronment Usng Graph Theory and Fuzzy Multple Attrbute Decson Makng Methods, London: Sprnger-Verlag. SAATY T. L., 1980, The Analytcal Herarchy Process, New York: McGraw-Hll, Internatonal Book Company. SAATY T. L., 2000, Fundamentals of Decson Makng and Prorty Theory wth the AHP, Pttsburg: RWS. SALO, A., HÄMÄLÄINEN, R. P., 2012, Multcrtera Decson Analyss n Group Decson Processes. W: Klgour D. M., Eden C. (red.), Handbook of Group Decson and Negotaton, Dordrecht, Sprnger, pp. 269-284. SIEJKA M., Optymalny wybór lokalzacj nwestycj w gospodarce neruchomoścam, (Optmal Selecton of Investment Locaton n Land Management), Polsh Academy of Scences, Infrastructure and ecology of rural areas, IV/2, Krakow, 2015. SIEJKA M. 2016. Publc Purpose Investmments Ste Selecton n Real Estate Management - Case Study n Poland, 16th Internatonal Multdscplnary Scentfc GeoConference SGEM 2016, www.sgem.org, SGEM2016 Conference Proceedngs, ISBN 978-619-7105-59-9 / ISSN 1314-2704, June 28 - July 6, 2016, Book2 Vol. 2, 503-510 pp. DOI: 10.5593/SGEM2016/B22/S09.065. Ustawa o nfrastrukturze nformacj przestrzennej z dna 4 marca 2010 r., (Act on Infrastructure for Spatal Informaton) Dz.U.Nr 76, poz. 489 z późn. zm. (Journal of Laws No. 76 tem 489 as amended) http://sap.sejm.gov.pl/ DetalsServlet?d=WDU20100760489, (access 10.01.2017). SIRIKIJPANICHKUL A., FERREIRA L., 2005, Mult-Objectve Evaluaton of Intermodal Freght Termnal Locaton Decsons, Proceedngs of the 27th Conference of Australan Insttute of Transport Research (CAITR), Queensland Unversty of Technology, 7-9 December 2005., eissn: 2300-5289 71

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