Martim Smolka of the Lincoln Institute of Land Policy discusses value capture, a tool for recovering land value generated by public actions such as infrastructure investment or zoning changes.
Lourdes Germán Director of International & Institute-Wide Initiatives at the Lincoln Institute of Land Policy, shares examples of land value capture, a policy approach by which communities recover and reinvest the land value generated by public investment and other government action.
This document summarizes the evolution of town planning laws and development in India, including key acts, guidelines, and issues. It discusses:
- The origins of town planning laws in 1920 and the influence of Sir Patrick Geddes in establishing improvement trusts and town planning acts.
- The 1962 Model Town and Regional Planning and Development Law that formed the basis for state town planning acts.
- The 1985 revised Model Regional and Town Planning and Development Law that many states have enacted town planning acts based on.
- Issues around compliance with the 74th Constitutional Amendment Act and emerging topics like inclusive planning and disaster management plans.
OECD presentation on Land Value Capture Research, made at the Land Value Capture Research Symposium, at the Lincoln Institute of Land Policy, 15-17 August 2017, by Abel Schumann, Regional Development Policy Division, OECD.
More information at http://www.oecd.org/cfe/regional-policy/
The document provides an overview of the Bangalore Metropolitan Region, including:
- It describes the area covered and authorities that plan development in the region.
- Issues are emerging from loss of water bodies, agricultural lands, and environmental degradation from urban expansion.
- The document outlines sectors like land use, transport, infrastructure, and proposes policies to promote balanced regional development, conservation, and inclusiveness.
Evolution of planning legislation in india Parth Sadaria
The document discusses the evolution of planning legislation and practice in India from ancient times to the present. It outlines the development of various Town Planning and Improvement Acts from the late 19th/early 20th century under British rule through the enactment of model Town and Country Planning Acts in the 1960s. It also summarizes the key features and objectives of India's eight 5-Year Plans from 1951-1997, including priorities around industrialization, agriculture, poverty reduction, and social development.
Review of Mumbai Metropolitan regional development planAnoushka Tyagi
The document outlines the planning methodology for the Mumbai Metropolitan Regional Plan from 2016-2036. It discusses analyzing the status of the Mumbai region through reviews of population growth, land use trends, economy, transportation and other factors. Key maps shown include the existing and proposed land use and transportation networks. The plan methodology also includes assessing needs, making projections, identifying issues and proposing strategies and development through 2036.
Town planning schemes are prepared under the Maharashtra Regional and Town Planning Act of 1966 to implement development plans covering areas under planning authorities. The schemes involve land pooling and reconstitution to provide infrastructure and redistribute plots. Objectives include pooling land, reconfiguring plots, and providing social and physical infrastructure while recovering costs. Historically, the first town planning legislation was the 1915 Bombay Town Planning Act, which was replaced in 1954 to introduce development plans as the main planning instrument. Town planning schemes are intended to implement development plan proposals through a joint process between local authorities and landowners to pool, redistribute land, and share development costs.
Lourdes Germán Director of International & Institute-Wide Initiatives at the Lincoln Institute of Land Policy, shares examples of land value capture, a policy approach by which communities recover and reinvest the land value generated by public investment and other government action.
This document summarizes the evolution of town planning laws and development in India, including key acts, guidelines, and issues. It discusses:
- The origins of town planning laws in 1920 and the influence of Sir Patrick Geddes in establishing improvement trusts and town planning acts.
- The 1962 Model Town and Regional Planning and Development Law that formed the basis for state town planning acts.
- The 1985 revised Model Regional and Town Planning and Development Law that many states have enacted town planning acts based on.
- Issues around compliance with the 74th Constitutional Amendment Act and emerging topics like inclusive planning and disaster management plans.
OECD presentation on Land Value Capture Research, made at the Land Value Capture Research Symposium, at the Lincoln Institute of Land Policy, 15-17 August 2017, by Abel Schumann, Regional Development Policy Division, OECD.
More information at http://www.oecd.org/cfe/regional-policy/
The document provides an overview of the Bangalore Metropolitan Region, including:
- It describes the area covered and authorities that plan development in the region.
- Issues are emerging from loss of water bodies, agricultural lands, and environmental degradation from urban expansion.
- The document outlines sectors like land use, transport, infrastructure, and proposes policies to promote balanced regional development, conservation, and inclusiveness.
Evolution of planning legislation in india Parth Sadaria
The document discusses the evolution of planning legislation and practice in India from ancient times to the present. It outlines the development of various Town Planning and Improvement Acts from the late 19th/early 20th century under British rule through the enactment of model Town and Country Planning Acts in the 1960s. It also summarizes the key features and objectives of India's eight 5-Year Plans from 1951-1997, including priorities around industrialization, agriculture, poverty reduction, and social development.
Review of Mumbai Metropolitan regional development planAnoushka Tyagi
The document outlines the planning methodology for the Mumbai Metropolitan Regional Plan from 2016-2036. It discusses analyzing the status of the Mumbai region through reviews of population growth, land use trends, economy, transportation and other factors. Key maps shown include the existing and proposed land use and transportation networks. The plan methodology also includes assessing needs, making projections, identifying issues and proposing strategies and development through 2036.
Town planning schemes are prepared under the Maharashtra Regional and Town Planning Act of 1966 to implement development plans covering areas under planning authorities. The schemes involve land pooling and reconstitution to provide infrastructure and redistribute plots. Objectives include pooling land, reconfiguring plots, and providing social and physical infrastructure while recovering costs. Historically, the first town planning legislation was the 1915 Bombay Town Planning Act, which was replaced in 1954 to introduce development plans as the main planning instrument. Town planning schemes are intended to implement development plan proposals through a joint process between local authorities and landowners to pool, redistribute land, and share development costs.
The document discusses the state of urban services in Indian cities. It notes that service delivery is poorer than desirable given India's economic growth. It outlines various committees that have established service standards over time for water, sewerage, drainage, roads and lighting. The current benchmarks by the Ministry of Urban Development are meant to shift the focus from infrastructure creation to actual service delivery. However, the state of services like water supply, sewerage, sanitation and solid waste management remains poor in most Indian cities, with deficiencies in coverage, quality and proper disposal.
The document summarizes India's AMRUT (Atal Mission for Reurbanization and Transformation) mission to improve infrastructure and quality of life in 500 cities. Key points include:
- The mission will invest Rs. 50,000 crore over 5 years to provide water supply, sewerage connections, stormwater drains, green spaces and other urban infrastructure to 500 cities.
- Implementation will be led by Urban Local Bodies with oversight from State and National level committees. Funds will be released in installments based on progress.
- The focus is on universal access to water supply and sewerage connections first, before expanding to other goals like non-motorized transport and public spaces. Increment
The document discusses factors that transform cities, including population growth, migration, and infrastructure upgrades. It provides examples of population growth in developing countries leading to overcrowded and unsanitary slums. Infrastructure upgrades, like those in 1850s Paris under Hausmann, can modernize cities through demolition and new wide boulevards, but also cause social imbalance and economic polarization. Political and management issues, as well as legal changes, influence how cities morphologically change through transport networks, building typologies, and urban sprawl.
Land pooling Policy of DDA TPS and MagarpattaBhavik Raval
The document provides an overview and comparison of three land pooling policies: TPS Gujarat, Magarpatta City Pune, and DDA Land Pooling Policy. TPS Gujarat involves consolidating land parcels of 100-200 hectares and reorganizing plots while providing infrastructure and returning a portion of the original land to owners. Magarpatta City was a cooperative development by farmers in Hadapsar village that established an development company and returned shares rather than land portions. The DDA Land Pooling Policy aims to promote development through consolidating land into categories to be developed by private entities, with land returns of 60% and 48% respectively but lacks compensation for land given to the government.
Architecture and Town Planning _Unit 5_SPPU_LARR, UDPFI, RERA and MAHA-RERA b...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit V:
• Land Acquisition Rehabilitation and Resettlement Act
• URDPFI Guidelines (for land use, infrastructure etc.),
• Real Estate (Regulation and Development )Act 2016 and MAHA-RERA
This document summarizes presentations from a national workshop on local accessibility planning in Indian cities. It discusses:
1) The need for area-level planning to address infrastructure deficits and ensure citizen participation as mandated by law;
2) International examples of accessibility planning from the UK, US, and Netherlands that measure access to services and target at-risk groups;
3) Indian examples from Bangalore, Pune, Delhi that involve citizen participation in local budgeting, infrastructure surveys, and area planning.
A Presentation made to the student of BDevS at Center for Development Studies, National College for Higher Education, KU in October 2014, kathmandu, Nepal
Delineation of a region ncr - alok tripathi,krishna duttkrishnadutt1819
This document provides an overview of the National Capital Region (NCR) and the Regional Plan 2021 for the NCR. It discusses the key constituents and population distribution of the NCR. It also outlines the planning process and summarizes the aims and objectives of the Regional Plan 2021. The document then analyzes existing land use patterns in the NCR from 1986 to 1999 and identifies issues like large-scale conversion of agricultural land and unplanned development. It concludes by outlining some of the policies and proposals in the Regional Plan 2021 related to settlement patterns, environment protection, and proposed regional land use.
The document provides an overview of projects being implemented in Shimla and Kullu cities under the Atal Mission for Rejuvenation and Urban Transformation (AMRUT) scheme. It discusses the objectives of AMRUT which include providing water supply, sewerage, drainage, transportation and parks in urban areas. It then lists the various projects under implementation in Shimla and Kullu municipal corporations focusing on water supply, sewerage, drainage, transportation and parks. Finally, it summarizes the financial progress made and status of projects completed, ongoing and under planning in both cities.
1. Structure plans provide a framework to guide long-term development of an area by defining future land use, infrastructure, and other key features while protecting the environment.
2. The document discusses structure plans for Bangalore and Whangarei regions, outlining the planning process, key issues addressed, and implementation.
3. Structure plans coordinate development over large areas and multiple land owners, ensure compatible patterns of growth, and provide certainty about infrastructure and character of development.
Architecture and town planning _Unit 3_SPPU_Town planning and various levels ...Shrikant Kate
• Goals and Objectives of planning; components of planning; benefits of planning.
• Levels of planning: Regional plan, Development Plan, Town Planning Scheme.
• Neighborhood plan; Types of Development plans: Master Plan, City Development Plan,
Structure Plan.
Municipal Finances in India and Alternative Sources of Municipal FinanceRavikant Joshi
This PPT delivered to CEPT University Students provides detailed and latests information about municipal finances in India as of 2021 and discusses potential of alternative sources of finance for municipal bodies of India
This document discusses spatial (urban) planning and plan documents in India. It outlines the hierarchy of plans from the national to local levels and the types of urban planning documents used, including metropolitan regional plans, master plans, zonal plans, and area plans. It also mentions the supporting legislation for urban planning in India, such as the Town and Country Planning Act, and literature like the Model Town and Country Planning Act. Current initiatives in urban planning like PPPP and reforms under JNNURM are also briefly outlined.
This document discusses various concepts related to urban renewal including urban renewal, revitalization, rehabilitation, transformation, facelifting, and gentrification. It defines each concept and discusses their goals and methods. For example, it states that urban renewal refers to demolishing buildings in an area and rebuilding with more environmentally suitable and safer structures. It also outlines the objectives of replanning, which include providing suitable control of future growth and a healthy environment through proper land use and long-term planning.
The city of theory, planning in the face of conflict, contested cities social...Desy Rosnita Sari
The document summarizes three articles about the history and evolution of urban planning. It discusses how the planning paradigm has shifted over time from a focus on design to incorporating more community engagement, data analysis, and consideration of social and political factors. Planners now take on roles as mediators and negotiators to manage conflicts between competing stakeholder groups given the imbalance of power in planning processes. Cities are understood not just as physical forms but as ongoing processes shaped by social, economic and political dynamics over time and place. The messy and political nature of planning challenges the profession to maintain relevance across diverse fields of study and practice.
The National Urban Transport Policy was issued in 2006 by the Ministry of Urban Development to comprehensively improve urban transport services and infrastructure in India. The policy aims to ensure safe, affordable, quick, comfortable, and sustainable access for city residents to jobs, education, and other needs. It focuses on moving people rather than vehicles by providing sustainable mobility and accessibility for all citizens at reasonable cost and time. The policy involves making urban transport a priority in urban planning, allocating more road space to people over vehicles, improving public transport systems, and establishing institutional mechanisms for better coordination of transport planning and management.
This document outlines plans for developing a green city that focuses on sustainability. Some key points:
- The city will use renewable resources like solar and wind power to generate electricity and power infrastructure like street lights. It will also implement rainwater harvesting and a water recycling system.
- Buildings in the residential and commercial areas will be energy efficient and use techniques like solar panels to reduce consumption.
- Transportation within the city will include a personal rapid transit system using electric vehicles, encouraging low-carbon options like walking and biking.
- The development aims to significantly reduce its carbon footprint and environmental impact through these sustainable design and energy choices.
1. INTRODUCTION TO SUBJECT ITP
2. DEFINITION OF INTRODUCTION TO PLANNING ITP
3. AIMS AND OBJECTIVES OF URBAN PLANNING
a. ELOBRATIONS
4. TERMS USED IN PLANNING AND THEIR DEFINITION
5. RELATIONSHIP OF CRP WITH OTHER FIELDS
a. RELATIONSHIP WITH ARCHITECHTURE
b. RELATIONSHIP WITH CIVIL ENGINEERING
c. RELATIONSHIP WITH ENVIRONMENTAL ENGINEERING
d. RELATIONSHIP WITH SURVYING
e. RELATIONSHIP WITH LANDSCAPE ARCHITECHTURE
f. RELATIONSHIP WITH SOCIOLOGY
g. RELATIONSHIP WITH ECONOMICS
6. IMPORTANCE OF URBAN PLANNING
7. FUNCTIONS OF PROFESSIONAL PLANNER
8. NEW TRENDS IN PLANNING
9. GEOGRPHICAL TOPOGRAPHICAL AND CLIMATIC CONDITIONS IN RELATION TO PLANNING
10. JUSTIFICATIONS FOR PLANNING
11. PRINCIPLES OF PLANNING
12. LEVELS AND ELEMENTS OF PLANNING
13. LAND USE PLANNING THEORY OF SIR PATRICK GEDDES
14. LAND USE PLANNING THEORY OF SIR EBNEZIR HOWARD
15. LAND USE PLANNING THEORY OF LE COUBISER
16. LAND USE PLANNING THEORY OF FRANK LOYD WRIGHT
17. LAND USE PLANNING THEORY OF LEWIS MUMFORD
18. LAND USE PLANNING THEORY OF C.A DOXIADIS
1) The Jawaharlal Nehru National Urban Renewal Mission (JNNURM) is an ambitious urban development program in India that aims to encourage reforms and fast-track development in identified cities.
2) JNNURM provides Rs. 50,000 crores in funding from the Government of India over 6 years (2006-2012) to be matched by cities and states, for a total planned investment of Rs. 1,50,000 crores.
3) IL&FS IDC Services offers assistance to state and local governments for project identification, structuring, financial closure, and monitoring under JNNURM and related urban development schemes.
The document summarizes Town Planning Schemes (TPS), a form of land readjustment used to expand urban infrastructure in Ahmedabad, India without compulsory land acquisition. Under TPS, land is pooled by the government from a designated area, with 30-40% used for public purposes and the remaining land returned to original owners, now available for urban development. Land value capture occurs through betterment charges and sale of government land. While not perfect in implementation, TPS is seen as an improvement over land acquisition and the concept of land readjustment remains valid with potential for streamlining.
Transit Value Capture Finance - A Global Review of Monetary Potential and Per...Dapo Olajide
In the face of urban transportation funding shortfalls, Land Value Capture is gaining global traction in urban finance as an innovative and ancillary method for funding capital intensive transit investments in cities. To fully understand its potential, a thorough examination of land value capture (LVC) and its application to funding transit investments was conducted for my Master’s professional project at the UBC School of Community and Regional Planning (SCARP).
The report covers the following areas:
• The definition and rationale behind Land Value Capture (LVC)
• The types of LVC instruments and examples
• The distinct advantages of each type of LVC instrument
• Global examples of transit projects that have been funded using LVC finance
• The assessment of the monetary performance of LVC instruments, using case studies from Hong Kong (MTR Rail plus Property program) and London, UK (London Crossrail Business Rate Supplements - BRS)
• The critical success factors for the successful implementation of LVC finance
The document discusses the state of urban services in Indian cities. It notes that service delivery is poorer than desirable given India's economic growth. It outlines various committees that have established service standards over time for water, sewerage, drainage, roads and lighting. The current benchmarks by the Ministry of Urban Development are meant to shift the focus from infrastructure creation to actual service delivery. However, the state of services like water supply, sewerage, sanitation and solid waste management remains poor in most Indian cities, with deficiencies in coverage, quality and proper disposal.
The document summarizes India's AMRUT (Atal Mission for Reurbanization and Transformation) mission to improve infrastructure and quality of life in 500 cities. Key points include:
- The mission will invest Rs. 50,000 crore over 5 years to provide water supply, sewerage connections, stormwater drains, green spaces and other urban infrastructure to 500 cities.
- Implementation will be led by Urban Local Bodies with oversight from State and National level committees. Funds will be released in installments based on progress.
- The focus is on universal access to water supply and sewerage connections first, before expanding to other goals like non-motorized transport and public spaces. Increment
The document discusses factors that transform cities, including population growth, migration, and infrastructure upgrades. It provides examples of population growth in developing countries leading to overcrowded and unsanitary slums. Infrastructure upgrades, like those in 1850s Paris under Hausmann, can modernize cities through demolition and new wide boulevards, but also cause social imbalance and economic polarization. Political and management issues, as well as legal changes, influence how cities morphologically change through transport networks, building typologies, and urban sprawl.
Land pooling Policy of DDA TPS and MagarpattaBhavik Raval
The document provides an overview and comparison of three land pooling policies: TPS Gujarat, Magarpatta City Pune, and DDA Land Pooling Policy. TPS Gujarat involves consolidating land parcels of 100-200 hectares and reorganizing plots while providing infrastructure and returning a portion of the original land to owners. Magarpatta City was a cooperative development by farmers in Hadapsar village that established an development company and returned shares rather than land portions. The DDA Land Pooling Policy aims to promote development through consolidating land into categories to be developed by private entities, with land returns of 60% and 48% respectively but lacks compensation for land given to the government.
Architecture and Town Planning _Unit 5_SPPU_LARR, UDPFI, RERA and MAHA-RERA b...Shrikant Kate
Savitribai Phule Pune University
Board of Studies in Civil Engineering
B. E. Civil 2015 COURSE (w. e. f. June 2018)
401004 Elective I (4)- Architecture and Town Planning
Unit V:
• Land Acquisition Rehabilitation and Resettlement Act
• URDPFI Guidelines (for land use, infrastructure etc.),
• Real Estate (Regulation and Development )Act 2016 and MAHA-RERA
This document summarizes presentations from a national workshop on local accessibility planning in Indian cities. It discusses:
1) The need for area-level planning to address infrastructure deficits and ensure citizen participation as mandated by law;
2) International examples of accessibility planning from the UK, US, and Netherlands that measure access to services and target at-risk groups;
3) Indian examples from Bangalore, Pune, Delhi that involve citizen participation in local budgeting, infrastructure surveys, and area planning.
A Presentation made to the student of BDevS at Center for Development Studies, National College for Higher Education, KU in October 2014, kathmandu, Nepal
Delineation of a region ncr - alok tripathi,krishna duttkrishnadutt1819
This document provides an overview of the National Capital Region (NCR) and the Regional Plan 2021 for the NCR. It discusses the key constituents and population distribution of the NCR. It also outlines the planning process and summarizes the aims and objectives of the Regional Plan 2021. The document then analyzes existing land use patterns in the NCR from 1986 to 1999 and identifies issues like large-scale conversion of agricultural land and unplanned development. It concludes by outlining some of the policies and proposals in the Regional Plan 2021 related to settlement patterns, environment protection, and proposed regional land use.
The document provides an overview of projects being implemented in Shimla and Kullu cities under the Atal Mission for Rejuvenation and Urban Transformation (AMRUT) scheme. It discusses the objectives of AMRUT which include providing water supply, sewerage, drainage, transportation and parks in urban areas. It then lists the various projects under implementation in Shimla and Kullu municipal corporations focusing on water supply, sewerage, drainage, transportation and parks. Finally, it summarizes the financial progress made and status of projects completed, ongoing and under planning in both cities.
1. Structure plans provide a framework to guide long-term development of an area by defining future land use, infrastructure, and other key features while protecting the environment.
2. The document discusses structure plans for Bangalore and Whangarei regions, outlining the planning process, key issues addressed, and implementation.
3. Structure plans coordinate development over large areas and multiple land owners, ensure compatible patterns of growth, and provide certainty about infrastructure and character of development.
Architecture and town planning _Unit 3_SPPU_Town planning and various levels ...Shrikant Kate
• Goals and Objectives of planning; components of planning; benefits of planning.
• Levels of planning: Regional plan, Development Plan, Town Planning Scheme.
• Neighborhood plan; Types of Development plans: Master Plan, City Development Plan,
Structure Plan.
Municipal Finances in India and Alternative Sources of Municipal FinanceRavikant Joshi
This PPT delivered to CEPT University Students provides detailed and latests information about municipal finances in India as of 2021 and discusses potential of alternative sources of finance for municipal bodies of India
This document discusses spatial (urban) planning and plan documents in India. It outlines the hierarchy of plans from the national to local levels and the types of urban planning documents used, including metropolitan regional plans, master plans, zonal plans, and area plans. It also mentions the supporting legislation for urban planning in India, such as the Town and Country Planning Act, and literature like the Model Town and Country Planning Act. Current initiatives in urban planning like PPPP and reforms under JNNURM are also briefly outlined.
This document discusses various concepts related to urban renewal including urban renewal, revitalization, rehabilitation, transformation, facelifting, and gentrification. It defines each concept and discusses their goals and methods. For example, it states that urban renewal refers to demolishing buildings in an area and rebuilding with more environmentally suitable and safer structures. It also outlines the objectives of replanning, which include providing suitable control of future growth and a healthy environment through proper land use and long-term planning.
The city of theory, planning in the face of conflict, contested cities social...Desy Rosnita Sari
The document summarizes three articles about the history and evolution of urban planning. It discusses how the planning paradigm has shifted over time from a focus on design to incorporating more community engagement, data analysis, and consideration of social and political factors. Planners now take on roles as mediators and negotiators to manage conflicts between competing stakeholder groups given the imbalance of power in planning processes. Cities are understood not just as physical forms but as ongoing processes shaped by social, economic and political dynamics over time and place. The messy and political nature of planning challenges the profession to maintain relevance across diverse fields of study and practice.
The National Urban Transport Policy was issued in 2006 by the Ministry of Urban Development to comprehensively improve urban transport services and infrastructure in India. The policy aims to ensure safe, affordable, quick, comfortable, and sustainable access for city residents to jobs, education, and other needs. It focuses on moving people rather than vehicles by providing sustainable mobility and accessibility for all citizens at reasonable cost and time. The policy involves making urban transport a priority in urban planning, allocating more road space to people over vehicles, improving public transport systems, and establishing institutional mechanisms for better coordination of transport planning and management.
This document outlines plans for developing a green city that focuses on sustainability. Some key points:
- The city will use renewable resources like solar and wind power to generate electricity and power infrastructure like street lights. It will also implement rainwater harvesting and a water recycling system.
- Buildings in the residential and commercial areas will be energy efficient and use techniques like solar panels to reduce consumption.
- Transportation within the city will include a personal rapid transit system using electric vehicles, encouraging low-carbon options like walking and biking.
- The development aims to significantly reduce its carbon footprint and environmental impact through these sustainable design and energy choices.
1. INTRODUCTION TO SUBJECT ITP
2. DEFINITION OF INTRODUCTION TO PLANNING ITP
3. AIMS AND OBJECTIVES OF URBAN PLANNING
a. ELOBRATIONS
4. TERMS USED IN PLANNING AND THEIR DEFINITION
5. RELATIONSHIP OF CRP WITH OTHER FIELDS
a. RELATIONSHIP WITH ARCHITECHTURE
b. RELATIONSHIP WITH CIVIL ENGINEERING
c. RELATIONSHIP WITH ENVIRONMENTAL ENGINEERING
d. RELATIONSHIP WITH SURVYING
e. RELATIONSHIP WITH LANDSCAPE ARCHITECHTURE
f. RELATIONSHIP WITH SOCIOLOGY
g. RELATIONSHIP WITH ECONOMICS
6. IMPORTANCE OF URBAN PLANNING
7. FUNCTIONS OF PROFESSIONAL PLANNER
8. NEW TRENDS IN PLANNING
9. GEOGRPHICAL TOPOGRAPHICAL AND CLIMATIC CONDITIONS IN RELATION TO PLANNING
10. JUSTIFICATIONS FOR PLANNING
11. PRINCIPLES OF PLANNING
12. LEVELS AND ELEMENTS OF PLANNING
13. LAND USE PLANNING THEORY OF SIR PATRICK GEDDES
14. LAND USE PLANNING THEORY OF SIR EBNEZIR HOWARD
15. LAND USE PLANNING THEORY OF LE COUBISER
16. LAND USE PLANNING THEORY OF FRANK LOYD WRIGHT
17. LAND USE PLANNING THEORY OF LEWIS MUMFORD
18. LAND USE PLANNING THEORY OF C.A DOXIADIS
1) The Jawaharlal Nehru National Urban Renewal Mission (JNNURM) is an ambitious urban development program in India that aims to encourage reforms and fast-track development in identified cities.
2) JNNURM provides Rs. 50,000 crores in funding from the Government of India over 6 years (2006-2012) to be matched by cities and states, for a total planned investment of Rs. 1,50,000 crores.
3) IL&FS IDC Services offers assistance to state and local governments for project identification, structuring, financial closure, and monitoring under JNNURM and related urban development schemes.
The document summarizes Town Planning Schemes (TPS), a form of land readjustment used to expand urban infrastructure in Ahmedabad, India without compulsory land acquisition. Under TPS, land is pooled by the government from a designated area, with 30-40% used for public purposes and the remaining land returned to original owners, now available for urban development. Land value capture occurs through betterment charges and sale of government land. While not perfect in implementation, TPS is seen as an improvement over land acquisition and the concept of land readjustment remains valid with potential for streamlining.
Transit Value Capture Finance - A Global Review of Monetary Potential and Per...Dapo Olajide
In the face of urban transportation funding shortfalls, Land Value Capture is gaining global traction in urban finance as an innovative and ancillary method for funding capital intensive transit investments in cities. To fully understand its potential, a thorough examination of land value capture (LVC) and its application to funding transit investments was conducted for my Master’s professional project at the UBC School of Community and Regional Planning (SCARP).
The report covers the following areas:
• The definition and rationale behind Land Value Capture (LVC)
• The types of LVC instruments and examples
• The distinct advantages of each type of LVC instrument
• Global examples of transit projects that have been funded using LVC finance
• The assessment of the monetary performance of LVC instruments, using case studies from Hong Kong (MTR Rail plus Property program) and London, UK (London Crossrail Business Rate Supplements - BRS)
• The critical success factors for the successful implementation of LVC finance
Hiroaki Suzuki presents on land value capture and the ways that this innovative financing mechanism can be used to fund transit-oriented development, with the ultimate goal of enhancing urban sustainability.
Transforming Transportation 2015: Smart Cities for Shared Prosperity is the annual conference co-organized by the World Resources Institute and the World Bank.
This document summarizes key aspects of urban planning in Japan based on a learning session for the Study on City Master Plan and Urban Development Program of Ulaanbaatar City. It describes Japan's hierarchical land use planning system with national, prefecture, and city levels. It provides an example of Hiroshima City's planning including its three legal boundaries, 12 zoning designations, and three types of urban development projects - land readjustment, new residential areas, and urban redevelopment. It also discusses general concepts in building control regulations and land readjustment systems in Japan.
This document discusses the Land Readjustment System (LRS), an approach to urban development projects that involves reallocating land parcels to allow for infrastructure improvements. The key points are:
1) LRS follows 3 principles - securing landowners' property values, community participation, and promoting public benefits. It is suitable for areas with infrastructure shortages.
2) LRS involves landowners voluntarily exchanging land according to a redevelopment plan in order to provide public amenities like roads and parks. Landowners receive replotted parcels of equivalent total value.
3) Benefits of LRS include supplying high-quality housing, improving livability, disaster resilience, efficient land use, and raising asset
Urban Planning at a Glance | Real World ProjectsVijay Meena
This document will show you planning at a glance, you will learn about village planning, resilient planning, urban planning, smart urban development, urban flooding and growth plan for villages, transit oriented village development, transportation planning, transit oriented development, walkable neighbourhoods,land value capture around open space, community development, perspective planning, intelligent infrastructure, decentralised infrastructure, rain water harvesting and many more things.
Go ahead and enjoy!
The document discusses information about paying real property taxes (RPT) in the Philippines, including who pays, payment deadlines, installment options, maximum assessment levels for different property types, and a sample computation. The owner or administrator pays the RPT annually by January 31 at the city treasurer's office. It can be paid in advance for a 20% discount or in quarterly installments. Maximum assessment levels range from 0-80% depending on the property type, value, and whether it is land or structures. A sample shows how to compute the RPT amount based on assessed land and improvement values and tax rates.
The document discusses local government revenue generation and budgeting in the Philippines. It outlines various taxes, fees, and other revenue sources local governments can utilize. It also describes the budget preparation, authorization, review, execution, and accountability processes local governments must follow, including setting allocation priorities, the roles of executive and legislative branches, and factors that can affect budget implementation.
Taxation 101 basic rules and principles in philippine taxation by jr lopez go...JR Lopez Gonzales
The document discusses taxation in the Philippines, including:
1. It defines taxation as the imposition of financial charges by the government to raise revenues and fund government expenses.
2. It outlines the history of taxation from ancient times to its development under Spanish colonial rule and the establishment of taxes like the cedula.
3. It describes the main purposes of taxation as raising revenues, redistribution of wealth, repricing goods/services, and representation of citizens in government.
The panel discussion focused on village development trends, fiscal impacts, and case studies. Jon Reiner introduced concepts like historic villages, compact development, and transfer of development rights. Linda Painter discussed Storrs Center in Connecticut, a public-private partnership featuring retail, residential, and infrastructure development. Lori Massa and Wig Zamore presented on Assembly Row in Somerville, Massachusetts, which generated tax revenue and diversified the tax base through mixed-use development. Peter Flinker analyzed village economics and how different development patterns affected costs, preserved land, and roads. The panel examined real market analyses and fiscal impacts to inform village planning decisions.
Sustainable Coastal Development: Finding Certainty in Uncertain TimesOregon Sea Grant
The document discusses key trends and challenges facing cities including globalization, climate change, technological innovation, aging infrastructure, and changing demographics. It analyzes population and employment changes in various cities between 1970-2020 and investment in areas like venture capital and university research. Quality of life factors like parks, culture and education are also examined. Lessons for cities include the need for leadership, a clear vision and goals, institutional capacity, transparency, appropriate financing, land control, design excellence, and public trust in development partnerships.
Canadian cities are cited as "smart cities" but have left social and environmental issues unaddressed. The new government aims to tackle these issues through ambitious targets. Success will depend on how money is spent and choices made. Canada lacks a national urban policy and housing continues to become less affordable. Smart city initiatives use data and technology to create more sustainable, equitable and prosperous cities, but real solutions also require infrastructure investment and considering citizens' needs.
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Value Capture: A Land Based Tool to Finance Urban Development
1. 1
Value Capture
a Land Based Tool to Finance
Urban Development
Martim O. Smolka
Toronto Feb 2, 2015 Martim O. Smolka
Toronto, February 2, 2015
International Property Tax Institute &
Centre for Urban Research and Land Development at Ryerson University
2. Value capture around the world!
Some caveats!
Focus on the Latin American
Experience
Toronto Feb 2, 2015 Martim O. Smolka 2
Admit ignorance on Canadian experience
– David to cover
Transportation applications?
3. Topics
Antecedents
– Value capture not new and done in practically
all countries/jurisdictions - often unnoticed;
– Justification/purpose - a no brainer?
– Recent popularization
The menu of instruments: commentaries
Some notable and effective experiences
Toronto Feb 2, 2015 Martim O. Smolka 3
4. Definition of value capture
Value capture refers to the
recovery by the public of the
land value increments (unearned
income or plusvalías) generated
by actions other than the
landowner’s direct investments.
Toronto Feb 2, 2015 Martim O. Smolka 4
Increments resulting from the landowners
efforts are rather the exception to the rule…
6. Why Value Capture?
• Marginal benefit to individual plots covering for marginal cost
imposed to whole city.
• Thus broad acceptability incl. among mainstream economists
Efficiency
• Some landowners more benefitted than others from public
interventions
• Survey among practitioners in LAC
Equity
• Financing urban development with the resulting land value
appreciation …
• No brainer - ref Shoup
Sustainability
• Generate needed local revenues - high potential
• Relevance when gauged against local investment capacityPragmatic
Toronto Feb 2, 2015 Martim O. Smolka 6
Nobel prized
7. Urbanization generates strong windfalls
(especially in third world countries)
• Typically over 400% when rural land is converted to urban uses (Mayo et
alli 1996, Bouillon 2013)Urban multiplier
• Fully serviced land US$145/m2
• Fully servicing land 10 to $35/ m2 (Vetter et allii 2012)
Land development
mark-up
• Pedestrianization of Ica Ucayali (Lima) investment of S/9.5KK => land
appreciation of S/94.5 KK (2011/13) - source new ordinance project.
Valorization from
public investment
• Developers bidding over US$500/m2 for additional FARs ref. OUFL in
SP (Sandroni 2012)
Value of building
rights
• $/M2 > 8x from 5/1992 to 11/1993 – Ciudadela Desepaz (Cali, Co) by
virtue of public announcements of to happen in the area. (Bonilla, 1997)
Expectations on new
urbanization project
Toronto Feb 2, 2015 Martim O. Smolka 7
8. Effects of Administrative Land Use
Changes on Land Prices (Stylized Facts)
Type of Land
Use Change
Price
before
Change
(US$/m2)
Increment
(%)
Price after
Change
(US$/m2)
Windfall on
5,000 m2
(US$)
Rural to Urban
Conversion
2 400 10 40,000
Building
Norms
100 80 180 400,000
Zoning
Regulations
200 100 400 1,000,000
Toronto Feb 2, 2015 Martim O. Smolka 8
Source: Prepared by the author.
9. Toronto Feb 2, 2015 Martim O. Smolka 9
Why is it so hard to finance the public
infrastructure that increases the value
of serviced land by much more than the
cost of the infrastructure itself?
(Shoup 1994 p. 236 236)
Value Capture a ‘no brainer’?
10. Toronto Feb 2, 2015 Martim O. Smolka
10
Absolute increment in land price (US$/m2)
due to access to infrastructure and distance to center1
vs. Urbanization Costs (US$ per 1000 m² usable area)2
Access to
additional service
Distance to center, km Investment
Cost5-10 15-20 25-30
+ Water 11.1 5.1 3.2 1.02
+ Paving 9.1 4.8 3.4 2.58
+ Plumbing 8.5 1.8 0.3 3.03
Source:
1 - M.V. Serra, D. Dowall e D.M. da Motta – Analise do Mercado de solo urbano em Metropoles do
Brasil – a RM do Recife - Agosto de 2003 – pg 65, World Bank, Cities Alliance, IPEA, and FIDEM
2 - Avaliação de Glebas. REVISTA CONSTRUÇÃO (2001) em Fev de 2001 - 1US$ = R$1.987
11. Growing popularization
Explicit in new national urban
development laws
– Colombia (1997), Brazil (2001), => Ec, Uy, Arg etc.
– Unjustified enrichment with no cause
-§ in most Constitutions
Multilateral agencies
– WB, IADB, UN-Habitat
Media
– Economist, Financial times etc.
Recent books – Value capture to
transport investments
– E.g. Suzuki et alli, Mathur
Toronto Feb 2, 2015 Martim O. Smolka 11
12. Toronto Feb 2, 2015 Martim O. Smolka 12
Value capture tools - like Pasta!
an ample menu of possibilities
Others
Regulatory
13. Toronto Feb 2, 2015 Martim O. Smolka 13
Sample of alternative LAC instruments
Type Instrument Illustration Commentary
Taxes
Land Value Tax Mexicali, Mexico
Charge exclusively on land as opposed to
buildings (thus incentivized)
Temporary property
tax rate increase
Buenos Aires subway, Argentina Benefits to all citizens!
Fees
Betterment
Contributions
Bogota over $1 billion (since 1921)
Up top cost or share of lvi
Virtually in all countries
Linkage fees Many cities in Brazil in the 90’s
Charges to additional building rights -
over and above existing maximums
Regulatory
Certificates of building
potential rights (CEPACs)
Agua Espraiada & Faria Lima Ave in SP;
Green Line, Curitiba; Porto Maravilha, RJ
Auctioning in the open market –
anticipatory, Urban Operations
Exactions Impacto Vial in Guatemala
Charges sharing of land value increment
resulting from administrative act
Partnerships
Land readjustment Simesa project in Medellin Colombia
Recovery of urbanization costs through
sales and redistribution of benefitted land
Urban operations Puerto Madero in Buenos Aires, Argentina
Partnerships, to supersede regulations in
large scale redevelopment projects
Others
Transfer of
Development Rights
3rd Perimetral Avenue in Porto Alegre, Br
Building rights as currency to acquire land
from frontage properties to new avenue
Public land
procurement
Nuevo USME Operation, Bogota Colombia
Public acquisition of land at prices before
the announcement
14. Toronto Feb 2, 2015 Martim O. Smolka 14
Value capture tools – Other regions
1. Land value increment tax – Korea, Taiwan
2. Impact and development charges and fees, US
3. Charges to building rights– PLD France (OODC )
4. Urban Operations, ZACs etc
5. Land leasing (public) - Hong King, R’dam
6. Tax Increment Financing - TIF
7. Special districts - BIDs
8. Land Banks - Territorial reserves (Mex)
9. Expropriations
10. Preemption rights
15. Toronto Feb 2, 2015 Martim O. Smolka 15
‘Common’ among instruments
Generating fact: land value increment
(current, past or future)
Associated to immediate urban
benefit
Payment not always in money
Ad-hoc, not permanent
Objectives not necessarily to raise revenues
16. Incidence of value capture
Incidence
Illustration
Instrument Jurisdiction
Land uses
Existing
Progressive tax on idle
land
Many cities in
Brazil
New ones Participation in Plusvalias Colombia, Co
Project/s or
plot/s
Single
Charges on building
rights (OODC)
Sao Paulo, Brazil
Multiple
Office of the Historian
revolving fund
Cuba
Payment
Voluntary Publicly owned land Puerto Madero, Ar
Negotiated
Declaratory of Priority
development
Bogota, Co
Toronto Feb 2, 2015 Martim O. Smolka 16
17. Financing Alternatives
One size DOES NOT fit all!
Infra
structure
Land Use
Existing New
Existing Property Tax OODC
(charge on building rights)
New
Betterment
Contribution
Land
Readjustment
17Toronto Feb 2, 2015 Martim O. Smolka
18. Some notable experiences
Betterment Contribution
– Colombia
– Ecuador (Cuenca)
Charges on Building rights in Brazil
– OODC
– CEPACs
Toronto Feb 2, 2015 Martim O. Smolka 18
19. Betterment Contribution in the
municipality of Cuenca, Ecuador
• Last 10 years 1,800 public works
projectsRegularity
• US$200 p/capita (> Bogotá’s US$150)
• ~ US$106 M=> paving 270 km of roads.
Revenues
• 90% of households – paying < 4 years,
• 95% of projects collecting 60% in BC
• only 3% noncompliant contributors.
Performance
Toronto Feb 2, 2015 Martim O. Smolka 19
20. Antecedents/landmarks for OODC
• Solo CriadoFrench - ‘Plafond Legal de
Densite’
1976
• Linkage Operations1980’s
• Urban Operations1990’s
• Brazilian New Constitution
• Articles 182 and 183
1988
• The ‘City Statute’ - land development act
• Selling of Building Rights – OODC
2001
20
SP - $150 million 1988/1998
15,000 social housings
22. What are CEPACs?
Certificates of Additional Development Potential
A bond issued by the Municipality – yet not
implying in public debt – ref. legal issues
Sold by electronic auction in the São Paulo Stock
Exchange Market and controlled by CVM (=SEC)
Created in 1995, sanctioned by the ‘City Statute’
(Brazilian Land Development Act) of 2001
22Toronto Feb 2, 2015 Martim O.
23. CEPACs - overview
Innovative instrument of Value Capture
Applied in Urban Operations (UOs)
CEPACs is a Bond used to acquire
– Additional building rights
– Changes in land uses
In SP, 2004/12, in 2 major UOs
– Faria Lima and Agua Espraiada
– Over $2,5 Billions of revenues
– Ref: 22.5% of Property Taxes
Other applications in Rio, Curitiba etc.
23Toronto Feb 2, 2015 Martim O. Smolka
24. Notable cases: CEPACs in S. Paulo
Toronto Feb 2, 2015 Martim O. Smolka 24
From : Paulo Sandroni “Certificados de Potencial Adicional de
Construcción (CEPAC) en la financiación de grandes proyectos de
desarrollo urbano: El caso de São Paulo” Presentación in the Forum on
Notable tools of Urban Policy – Quito May 2013.
Jardim Edith slum
occupants resettled in
new building in the same
area funded by CEPACs
Additional FARs licensed
against CEPACs auctioned
in the market
25. Lessons from LAC experience
• Still short of potential - yet relevant
if compared to enhancement of local
investment capacity;
Revenues
• Associated to spin given to address
local needs (rather that direct
emulation)
Successes
• The 4 I’s (Ideology, Interest, Inertia
and … Ignorance)Resistance
Toronto Feb 2, 2015 Martim O. Smolka 25
26. Toronto Feb 2, 2015 Martim O. Smolka
Martim Oscar Smolka
Senior Fellow and Director of the
Latin America and the Caribbean Program
Lincoln Institute of Land Policy
113 Brattle Street
Cambridge, MA 02138, USA
Tel: 1- (617) 503 2155
Fax: 1- (617) 661-7235
e-mail: msmolka@lincolninst.edu
http:www.lincolninst.edu
26
27. Tool Incidence Context
Process for
Capturing Value
Advantages Cautions
Pre-Existing
Capacity
Procurement ESC
Land needed for new
public projects, such
as low-income housing
Confiscation of
changes in land
value from prior use
Public investments
made prior to
development
Arbitrary
decisions from
unprepared
courts
Legitimate public
utilities to
participate in the
process
Property or
Land Value
Tax
EMC
Properties benefiting
from citywide
improvements
Rate imposed on
land value
component
Universality and
regularity
Land vs. building
component of
property value
Continuous updating
of value maps and
cadastres
Exactions NSV
Public concessions on
new developments
In-kind or monetary
compensation
Flexibility allowing
for unanticipated
developments
Manipulation or
stakeholder
influence
Access to
information about
private gains and
public impacts
Betterment
Contribution
EMC
Provision of local
public works
Cost recovery or
sharing
Beneficiaries
invest in the
project
Accurate
assessment of
potential
benefits
Capacity of
beneficiaries to
participate and pay
Transfer of
Development
Rights
ESC
Public interest in
designated property
Compensation with
rights given in
other properties
Building rights
used as currency
to fund public
projects
Accuracy of
conversion rates
for development
rights
Availability of
building rights in
the transfer areas
Land
Readjustment
NMV
Urbanization of a new
area or reconfiguring
of existing parcels
of shares in the
redeveloped land
Funding of new
urban
infrastructure
Obstructions
from unwilling
landowners
Power to negotiate
with all affected
participants
Charges for
Building Rights
NSC Single building license
Land assessment
techniques
Compensation to
the public for
existing
infrastructure
Allegations of
acquired rights
Land monitoring and
cadastral systems
CEPACs NMC
New or redeveloped
projects with broader
urban impacts
Public auction
Transparency and
accuracy in
transactions and
Market volatility;
gentrification
Public credibility
and capacity for
financial
Toronto Feb 2, 2015 Martim O. Smolka 27
28. .
Porto Maravilha, Rio de Janeiro - Illustrative
image old harbour : US$ 4 billions project
28Toronto Feb 2, 2015 Martim O. Smolka
30. Rio de Janeiro Porto
Maravilha revitalization project
Single buyer/bidder in 6/13/2011
– the Real Estate Development Fund Porto
Maravilha) created by CEF - pension funds (FGTS).
6,436,722 CEPACs for 4,089,502 sqm of additional
building rights
Paid $1.75 Billion to the Mayor’s office of Rio.
– US$271 per CEPACs
In 10/22/2012 CEF offered 100.000 CEPACs
– Revenues of US$15 million from sale of 26.086, at min price
of US$ 575 each
Appretiation of 112%
30Toronto Feb 2, 2015 Martim O. Smolka
31. Curitiba Linha Verde
Linha Verde = conversion Highway BR116 into an
urban avenue
– City expansion and cutting across 22 neighborhoods of the city.
– The project includes the extension of a BRT line, opening green areas and higher
density land uses.
$600 million investment
4,830,000 CEPACs at initial price of $100,-
– Municipal - Decree 134 of 26/01/2012
June 2012 first auction in SP Bovespa
– 18 bidders to 141.588 bonds in offer.
– A group of 3 bidders - ref shopping center acquired 70% of the CEPACs
– Expected $30 million, but only $14.2 million - CEPACs at $100! minimum legal
– $100 = estimated market value by a private consultant - feasibility study
31Toronto Feb 2, 2015 Martim O. Smolka
32. Linha Verde
32
Southern track – 2010
From Saffioti 2012
Gazeta do Povo
27/06/2012
Site Curitiba
Mayor’s office
Toronto Feb 2, 2015 Martim O. Smolka
33. -
Urban Operations (UOs) in São paulo
-
33
13 on-going UOs in São Paulo
- 4 from 1990 to 2002
- 5 currently functioning (103 Km2)
- 8 proposed Master Plan of 2002 yet
to be approved (200 Km2)
.20% of city area (300/1,500Km2)
or 30% of urbanized area
CEPACs used in 2 of them
- Faria Lima and
- Agua Espraiada
Most recent (new): Agua Branca UO
Source: "Land Readjustment and Joint Urban
Operations", Montandon, Daniel T. and De Sousa,
Felipe F. Romano Guerra Editora, São Paulo, 2007
Toronto Feb 2, 2015 Martim O. Smolka
34. III Perimetral Ave in Porto Alegre
Toronto Feb 2, 2015 Martim O. Smolka 34
Funding Mun + IDB
Execution cost U$ 53.0 millions
Land acquisition U$20.0 millions
Consensual public
acquisition
US$ 3.2 millions
Contested acquisition US$ 4.0 millions
Acquired w/TDRs (65%
of the total)
US$ 9.8 millions
12,3km of ext and 40m wide
Exclusive track for BRTs
Source: UZON, Néia. Uso de la transferencia del potencial constructivo para la adquisición de inmuebles: la experiencia de Porto Alegre.
132,000 m2 acquired
w/TDR as currency
Foto de Gilberto Simon
In Furtado et alli 2012
35. The Haussmann System
Sell back the land expropriated at the value
warranted for lots along newly created avenues
Financial benefits were limited by high
expropriation costs - determined by a jury of
property owners - at skyrocket prices
How did you make your fortune? … I was
expropriated
=> only 20% total costs were offset
Toronto Feb 2, 2015 Martim O. Smolka 35
Source: Kirkland, Stephane, “Paris Reborn: Napoléon III,
Baron Haussmann, and the Quest to Build a Modern City St.
Martin’s Press, NY 2013, pg 138
36. Proposal submitted to the Nat’l Assembly to reform Paris:
Toronto Feb 2, 2015 Martim O. Smolka 36
The acquisition and resale of houses and land would
yield a continuous profit that could be gathered in a
fund for the improvement of Paris and used to pay for
the squares and public monuments in the proposed plan.
Source: Charles Mangin, “Expose et analyse du plan et projet presénté à
l’Assemblée nationale avec les moyens d’en opérer l’éxécution” Paris 1791, pp10- 11
. Cited in Kirkland, Stephane, “Paris Reborn: Napoléon III, Baron Haussmann,
and the Quest to Build a Modern City St. Martin’s Press, NY 2013, pg 138
1791, Architect Charles Mangin’s
Build a new square where the place du Chatelet
stands today and then publically redevelop all of
central Paris piece by piece, using the proceeds
from previous development.
Haussmann strongly influenced by Mangin.
37. Toronto Feb 2, 2015 Martim O. Smolka 37
Financial Times - January 23, 2015 2:45 pm
Why Britain’s ‘broken’ planning system means local people miss out
By Anna Minton
Why speculators are benefiting from rising land values instead of local communities as
was originally intended
http://www.ft.com/intl/cms/s/2/0f72b534-9ccb-11e4-971b-00144feabdc0.html#axzz3PkTldas
38. Toronto Feb 2, 2015 Martim O. Smolka 38
The Economist, January 11th 2014, pg 12
39. Vancouver Declaration (UN-Habitat 1976)
Recommendation D3.b:
Toronto Feb 2, 2015 Martim O. Smolka 39
The Report of Habitat:
United Nations Conference on Human Settlements,
Vancouver, Canada, May 31-June 11, 1976;
Declaration of Principles, in its section II, Item 10.
The unearned increment resulting from the rise in land
values resulting from change in use of land, from public
investment or decision, or due to general growth of the
community must be subject to appropriate recapture by
public bodies (the community), unless the situation calls
for other additional measures such as new patterns of
ownership, the general acquisition of land by public bodies.
41. Taxing land value
Consensus among Nobel prized economists!
• Pure land rent is in the nature of a 'surplus' which can be taxed heavily without distorting
production incentives or efficiency.
Paul Samuelson
(1970)
• I think in principle it's a good idea to tax unimproved land, and particularly capital gains
(windfalls) on it
James Tobin
(1981)
• It is important that the rent of land be retained as a source of government revenue.
Franco Modigliani
(1985)
• The landowner who withdraws land from productive use to a purely private use should be
required to pay higher, not lower, taxes.
James Buchanan
(1986)
• For efficiency, for adequate revenue and for justice, every user of land should be required to
make an annual payment to the local government equal to the current rental value of the land …
Robert Solow
(1987)
• Applying a tax to land values also means removing other taxes. This would so improve the
efficiency of a city that land values would go up more than the increase in taxes on land."
William Vickrey
(1996)
• … using land rents as the basis of taxation is an argument that I think makes an awful lot of
sense because it is a non-distortionary source of income and wealth
Joseph Stiglitz,
(2001)
Toronto Feb 2, 2015 Martim O. Smolka 41
42. Toronto Feb 2, 2015 Martim O. Smolka 42
Alejo Carpentier
(1904-1980)
Two mechanisms move the
world: sex and ‘plusvalías’
Surplus-value
Cuban novelist, essayist and musicologist - with heavy in the development of
Latin-American literature – one of the most important writers of the XX century
Winner of the Cervantes Prize in 1977
43. Agua Branca - Urban Operation
1989 - 1.2 million of m2 of (cautionary) additional building
area proposed – later (optimist) increase to 1.8 million m2
2015 - 2.190.000 CEPACs divided as
– 1.605.000 - residential w/ initial price at ~$600/CEPAC
– 585.000 non residential w/ initial price at ~$700/CEPAC
Potentially over $1,4 Billion! revenues depending on bids
Area under deep transformations
Property market declining with economic recession –
Negative GDP for 2015!
Toronto Feb 2, 2015 Brazil Martim O. Smolka 43
45. The ‘mechanics’ of CEPACs – 1
Total amount of CEPACs in an UO is predetermined
– According to what present and future infrastructure can support
Possible uses of CEPACs
– Mainly additional FAR
– But also to change land uses, footprint, etc
– To pay contractors if they accept
Variations of m2 per CEPAC in different areas compensate
for land value differences
– e.g. from .8m2 to 2.8m2 in OUFL - see map
Once the stock of buildable m2 in a sector is exhausted
undeveloped lot in the area can no longer use CEPACs
– Developer better link ones CEPACS immediately to the lot
45
46. The ‘mechanics’ of CEPACs – 2
Private and public auctions
– Public – to acquire development rights
– Private - as a ‘currency’ to pay contractors
Face value
– Realized value from previous auction
– (Note: exception for outlier in 2008!)
Revenues in excess can be invested in financial
market
– Up to 2013 => financial revenues of $300,000,000
Specific uses for revenues
46
47. Auctions of CEPACs
CEPACs issued by EMURB (the urban development agency)
for the Municipality
– EMURB also responsible for management and information on
investment program for the UO
Fiscalizations by CEF (a social federal bank)
Each auction linked to defined investments
– Infrastructure, social housing etc
CVM (Brazilian equivalent to SEC)
– Authorizes auctions in the Stock Market
– Registers UO to which CEPACs are linked
– Is informed of any initiative to change the Master Plan
47
48. Auctions highlights
Offered values per CEPACs ranged:
– In Faria Lima UO - US$550- in 2004 up
to US$2,100- in 2010
– In Agua Espraiada UO - from US$172.- in
2004 up to US$636.- last one in 2012
Ratio of # of CEPACs offered and
effectively sold
– In 8 out of the 15 auctions total amount of
CEPACs offered were entirely sold
Premiums in 9/15 auctions
48
49. Public and Private Auctions of CEPACs in Faria Lima UO, São
Paulo, 2004–2010
Year and
Type
# CEPACs
Offered
# CEPACs
Sold
Price
(US$)
Income (US$)
2004
Public 90,000 9,091 550 5,000,050
Private na 24,991 550 13,745,050
2005
Public 0
Private na 9,778 550 5,377,900
2006
Public 10,000 2,729 550 1,500,950
Private na 6,241 550 3,432,550
2007
Public 156,730 156,730 620 97,172,600
Private na 72,942 620 45,224,040
2008
Public 83,788 83,788 769 64,432,972
Private na 2,500 863 2,156,250
2009
Public 100,000 55,612 850 47,270,200
Public 30,000 1,521 858 1,304,258
Public 120,000 120,000 2,100 252,000,000
2010 Public 92,151 92,151 2,000 184,302,000
Total 682,669 638,074 722,918,820
49
Source: Sandroni (2012).
50. CEPACs Authorized for the Agua Espraiada UO, São
Paulo, (through January 31, 2013)
Authorized distributions by
CVM
CEPACs US$
US$ per CEPAC
(average)
14/7/2004 299,368 51,404,360 172
10/1/2007 317,781 65,304,996 206
23/12/2008 186,740 103,640,520 555
5/9/2008 1,099,880 386,461,945 351
9/2/2012 1,360,338 865,676,658 636
Total 3,263,907 1,447,488,659 443
Private Offers 127,092 25,664,266 202
Grand Total 3,390,999 1,473,152,925 434
Used for a License /
Completed Projects
-2,333,897
Remaining in Circulation 1,057,102
Total CEPACs 3,750,000
Balance 359,001
50
Source: Municipality of São Paulo,
Secretariat of Urban Development
51. Auctions: explaining volatility
(variable results over the 20 auctions)
Pre-existing building/development rights charges
– CEPACs implied in >350% raise of $/m2
Real estate business cycle
– e.g. 2004 and economic crisis in late 2008
Ratio of stock of CEPACs in private hands to actual use
Political instability - changes in public administrations
– Uncertainty w.r.to continuity of tool
Irrational(?) speculative behavior by private agents
– Developer paid 140% overprice only to observe price dropping
50% in a subsequent auction!
51
53. Risks with CEPACs – 1
Prices may float as with any other bond
– Real estate market
– Systemic – financial market
Public transferring development rights to the
buyer
– No financial claims against the public administration
– No public liability (due compensations to private) with fall in
land prices or exhaustion of buildable m2 in a given sector
Legal injunctions affecting the UO
– E.g. non-removal of slums - (Jardim Edith ZEIS)
53
54. Risks with CEPACs – 2
Changes in supra municipality conditions
– E.g. new environmental restrictions affecting the UO
– In Rio no land use plan approved by City Council!
Timing of auctions at public adm. Discretion
– Eager developers may depend on secondary market
No guarantee of public expenditures in items
auction linked to
– If given auction does not generate sufficient revenues
54
55. Advantages of CEPACs
Auction overcomes need for calculation
of land value increment
Anticipation of funds for public
administration to invest - economies
with urban infrastructure and services
Selling by ‘tranches’ – allows monitoring
and fine calibration of the market
Earmarked – confidence of developers
55
56. Benefits
City benefitting from investments in UOs
– E.g Stayed Bridge and access to Imigrantes highway
– Social inclusion
• ZEIS in Jardim Edith
• In neighborhood relocation of slums dwellers
Establishing a culture of value capture
– Citizen pedagogy regarding unearned LVI
New revenues
– Release of public revenues for other uses
56
57. Problems with existing instruments
Minimum of 50%
– Negotiations above
Calculation of the benefit
– The actual value of the additional building
rights – (otherwise land value increment)
Form of payment
– in works (infra) or social housing elsewhere
Timing
– Infrastructure tied to developers projects
57
58. Criticisms
Support from a relative sophisticated capital
market
– credibility of the bonds - access and disposal.
– limited use in less developed areas;
Two cases FL and AE: cherry of the cake
– Other UOs not so attractive to investors
In UO FL revenues in excess with no major
investment pending
– May generate wasteful/superfluous expenditures
– Ref Ponte Estaiada (needed …but, could be cheaper)
58
59. Criticisms
Its ‘preferential option’ for high-end projects.
– In low-income housing and areas .
• lower payment capacity on the one side and
• perceived negative externalities on the other may draw
building rights bids below the public investment threshold
costs.
• need to add a subsidy for the low-income housing => noises in
the auction process;
gentrifying UO likely to be more successfully
– intra-urban differentiation and with that social
segregation.
– The acid test: UO precedes CEPACs or opportunity
to use CEPACs define UO
59
60. Conclusion
CEPACs – an evolving, ingenious and
effective tool
– Learning by doing
– Overcome problems with previous tools
– Growing effectiveness
– Generate non-trivial revenues
Not the silver bullet - relevance to well-
defined and specific situations
– Requires sophisticated financial and planning institutions
Handle with care when attempting replication
60