High Land Values Research Articles

Modified estimation of land values with spatial weight in bandung city

Land valuation is one aspect of a cadastral system that is integrated with land use and land tenure. Land can be valued based on the benefits that can be given. High and low land values are influenced by many factors, including economic, social, government, and physical factors. Based on factors that can determine the value of land, it is known that land use (zoning) can also affect the formation of land values. Several studies have stated that land use is the most dominant factor affecting land values. This study uses geostatistical analysis in modeling soil values. The purpose of this research is to modify the mathematical model of soil values from geostatistical analysis by including spatial weights. The mathematical model of the modified land value is expected to reflect the actual value, which can then be used in creating a Land Value Zone.

Willingness to pay for clean air: Evidence from diesel vehicle registration restrictions in Japan

This paper documents the effect of diesel vehicle registration restrictions introduced in Japan in 2001 in reducing suspended particulate matter (SPM) concentrations. The focus is on Aichi and Mie prefectures, home to a number of municipalities that were required to implement these restrictions in 2001. The paper then uses this intervention to estimate the causal effect of air pollution on land values. We obtain estimates of the elasticity of residential land prices with respect to SPM concentration of between −0.4 and −1.0. The revealed willingness to pay for the improvements in air quality induced by the intervention in Aichi and Mie is estimated at about US$7 billion. We also find evidence that net in-migration appears to be a key mechanism via which clean air was capitalized into higher land values. The results are robust to a number of estimation approaches and sample restrictions.

A Review Paper on Monitoring Environmental Consequences of Land Cover Dynamics with The Help of Geo-informatics Technologies

Land cover dynamics is a challenging and vigorous process that associates natural and human systems that have undeviating effects on atmosphere, water and soil which lead to many environmental problems worldwide. Urbanization is one of a major land cover change that is highly correlated with many environmental problems that need emphasis. This paper aimed to review and present level and effect of land use land cover changes, urbanization, factors affecting land cover change and application of geographic information system & remote sensing in monitoring land cover changes. Over the past 300 years, about 1.2 million kilometer square of forests and 5.6 million kilometer square of pasture and rangeland were replaced by other uses worldwide, while cultivated land increased by 12 million km2. In 1950, only 30 percent of the world population lived in urban settings, the fraction raised to 55% by 2018. This led to about roughly 60% of the ecosystem services are being destroyed or used in unsustainable ways worldwide. Population expansion, change of technology, high land value, corruption, lack of awareness, migration of people and political pressure are among major driving force of land cover changes. Geo-informatics technology specially GIS and Remote Sensing is found to be an excellent tool for study of land cover change that enables observation across large area of earth’s surface with low cost, better efficient and high accuracy. Therefore monitoring, analyzing and evaluation of land cover dynamics with the help of geo-informatics is decisive for improved management & characterizing land cover alteration processes, and determining its environmental consequences.
 Keywords : land use; land cover change; urbanization; GIS & remote sensing; environment
 Copyright (c) 2020 Geosfera Indonesia Journal and Department of Geography Education, University of Jember
 This work is licensed under a Creative Commons Attribution-Share A like 4.0 International License

Parking infrastructure design for repositioning autonomous vehicles

Fully automated vehicles (AVs) have the potential to drive empty (without a passenger). For privately-owned AVs, such empty repositioning has the potential benefit of avoiding parking costs at their destination. AV owners could have their vehicle drop them off at their destination, then drive elsewhere to park. Although previous studies have considered the congestion effects of AVs repositioning to park at their owner’s residence, this study models the choice of parking location when AVs reposition away from the traveler’s destination. We model this behavior through a modified static traffic assignment with a logit model for destination choice, in which AV passenger-carrying trips can create a second empty repositioning trip to an alternate parking zone. The traffic assignment is formulated as a variational inequality. Numerical results on the Chicago sketch network show the effects of AV market penetration, fuel costs, and parking fees on the number of repositioning trips, as well as the impacts of repositioning trips on network congestion. Next, we study the problem of adjusting zone-specific parking costs to influence the repositioning behavior. In particular, when zones have asymmetric parking infrastructure costs, optimized parking fees combined with empty repositioning can encourage AVs to park at cheaper locations, thus reducing the land used for parking at zones with high land value. This network design problem is formulated as a bi-level program. Since it is bi-level and non-convex, a genetic algorithm is used to find a good solution. Results on the Sioux Falls test network show that the adjusted parking costs are effective at reducing the congestion caused by empty repositioning and encouraging more optimal parking choices for repositioning AVs.

STATISTICAL INTERPRETATION OF LAND VALUE PATTERNS IN PADANG, INDONESIA

The tendency of physical development of morphology in Padang City leads to the east part of the city thus influencing land value. This study presents a mathematical statistics interpretation to explain what factors influence the distribution of the land value and the estimated magnitude of the relationship, and then analyzing the land value patterns that the hypothesized of factors influencing the land value in the road route of Ampang - Kalawi - Pasar Baru - Kapalo Koto in Padang City in 2014. By using multiple linear regression models, the results show that natural disasters, distance from the Central Bussines District (CBD), distance from service facilities and land use change significantly influenced the value of the land. While the distance from the main road did not show a large contribution to the land value. This was evidenced by the significant value bigger than α determined as the degree of trust. The land value patterns formed small peaks (mini peaks) due to: (1) the role of transportation network and (2) the existence of public service facilities (growth center other than CBD). Empirically the distribution of the land value varied or gave the expression of U pattern with high land value approaching the CBD, then declined and rose again in areas approaching facilities of the public service (growth center other than CBD).

Land Use Dynamics and Variations in Sprawl across Municipalities in the Bamenda Urban-scape from 1996-2018

Worldwide urban areas are having increasing influence over the surrounding landscape. Peri-urban regions of the world are facing challenges which results from sprawl with increasing problems of social segregation, wasted land and greater distance to work. This study seeks to examine the trends in land use dynamics, urban sprawl and associated development implications in the Bamenda Municipalities from 1996 to 2018. The study made use of the survey, historical and correlational research designs. The purposive and snowball techniques were used to collect data. Spatiotemporal analyses were carried out on Landsat Images for 1996, 2008, and 2018 obtained from Earth Explorer, Erdas Image 2014 and changes detected from the maps digitized. The SPSS version 21 and MS Excel 2016 were used to analyze quantitative and qualitative data. The former employed the Pearson correlation analysis. Analysis of land use/land cover change detection reveals that built-up area has increased significantly from 1996 to 2018 at the detriment of forest, wetland and agricultural land at different rates within each municipality. These changes have led to invasion of risk zones, high land values, uncoordinated, uncontrolled and unplanned urban growth. The study suggests that proactive planning, use of GIS to monitor land use activities, effective implementation of existing town planning norms and building regulations, are invaluable strategies to sustainably manage urban growth in Bamenda.

The Nexus between Peri-Urban Transformation and Customary Land Rights Disputes: Effects on Peri-Urban Development in Trede, Ghana

Typically, peri-urban areas are havens and vulnerable receptors of customary land rights (CLRs) disputes due to the intrusion of urban activities or an uncoordinated mix of both. Although it is a dictum that CLRs cause setbacks to socioeconomic and spatial development, there seems to be a paucity of empirical studies on the effects of the CLRs disputes on the development of peri-urban areas, especially in developing countries, such as Ghana. This study addresses this issue by establishing a link between peri-urban transformation and emerging CLRs disputes, while assessing the effects of these disputes on the development of peri-urban areas. The study adopted a problem-centered mixed methods approach with a focus on the case of Trede, a town in Ghana transitioning from rural to urban status. Findings reveal that the changes leading to enhancing of peri-urban transformation are also the same changes inducing CLRs disputes in the area. It was found that the implementation of a local land use plan is a critical driver of CLRs disputes in Trede. A land-use plan implemented as a major step in converting rural lands into urban plots, triggered tenurial changes, land market development, high land values, loss of agricultural land, etc., which become recipes for the CLRs disputes in the study area. These CLRs disputes have hatched detrimental consequences on the economic, social, and physical developmental trajectories of Trede. As a way forward, the study proposes measures for peri-urban land management and CLRs dispute prevention.

Reforming capital income taxation to improve housing affordability

New Zealand’s distortionary tax environment for housing imposes large costs on young people. Since 1989, New Zealand has taxed owner-occupied housing more lightly than other forms of capital income. In contrast, retirement savings have been taxed heavily. This combination has created a bias towards owner-occupied housing, encouraging homeowners to live in higher quality properties than they would under a neutral tax system, and bid up the price of land located near desirable amenities.
 While existing, often older homeowners have enjoyed high land and house values, our generation has faced artificially inflated house prices. Distortionary capital income taxation has contributed to New Zealand’s housing affordability crisis.

The impact of neighborhood services on land values: an estimation through the hedonic pricing model

A strong need exists to increase the knowledge and recognize the values of neighborhood services. This paper makes an attempt to examine the impact of neighborhood services on land values, through analysis based on results obtained from multi linear regression analysis. This case study was done in area of dense urban settlement to check the consequence of neighborhood services through the hedonic pricing model base variables which include the structural, locational, community and neighborhood services. The regression coefficient was checked at (p < 0.05) level of significance for each variable. The primary data was collect through the questionnaire filling by random sampling and Punjab Urban Gazette was used for the verification of land values in study area. The results found a valuable potential on land and property values of neighborhood services through the regression analysis results express through R (0.926), R2 (0.856) and coefficient tables to represent the effect of each individual variable on property and land values. Every individual variable play role in defining the values of land and property based upon its utilization such as larger the structure of a property, more the covered area, larger size of a property more the land area higher price. Similarly, for locational factor study in geography, a piece of land adjacent to the road have high land values 50–70% compare to those located at distance. Very less attention has been paid on such issues in the world due to lack of effective urban planning and research on such crucial issues. If empirical studies on such issue has been done, effective way can be obtained for urban planning.

A growing city: patterns and ramifications of urban change in Wa, Ghana

This paper examines the patterns and ramifications of urban change in Wa, a fast growing municipality in northwestern Ghana. Using spatial information, key informant interviews and observations, the paper discusses how urban change, both in and out of the urban core, has affected environmental conditions. The result shows that, since 1986 built up density within the municipality has been on the decline due to urban sprawl. Meanwhile, compactness has increased in the municipal core resulting from infill whilst the city has been extending outwards into suburban areas in the form of linear strip developments along major transport routes. Overall, urban land use increased from 0.1% (614.4 ha) in 1986 to 7.8% (4587.7 ha) in 2016. Rapid urban change in Wa has resulted in high land values, poor and uncoordinated residential developments, and inadequate social and environmental services. The study concludes that Wa will continue to grow towards the southern, southwestern and western areas and fuse with Bamahu, Kpongu and Danko (in the Wa Municipality) and Siiriyiri (in the Wa West District) to form a single metropolis. It is suggested that the Wa Municipal Assembly should liaise with the Wa West District to complement efforts in the provision of urban infrastructure and environmental services for the emerging metropolis.

Soil and regional characteristics of paddy field in Ngoro Sub- district, Mojokerto, Indonesia: Understanding Land Use Change

The Ngoro sub-district has an extensive and productive agricultural land. The rice production of the studied area formerly was 6.02 ton MDG/ha, but recently only 0.70 ton MDG/ha. The study aims to characterize the soil and regional aspects of the studied area. The study was conducted in three villages: Sedati, Kembangsri and Candiharjo. There were three sample points determined based on differences in depth used for physical and chemical analysis of soil. Based on the laboratory analysis, the soils were considered as fertile and there were no problems in terms of physics or soil chemistry. Problems that can be identified were regional aspects. Based on the analysis of the alignment of land use with the Regional Spatial Plan (RTRW) shows that 39.8% were aligned, 59.4% transitions, and 0.8% were out of alignment. Although inconsistency was very small, what needs to be considered is the transition. Transition is land whose use is still possible to be adjusted to the RTRW. The area of transitional land can be indicated as an opportunity for changes in current land use due to adjusting to the RTRW. The agricultural sector is the widest sector that has the opportunity to convert into industry and settlements. High land values due to adequate infrastructure also trigger changes in land use.

Residential Land Use Change and Territorial Conflict

This paper discusses the process of land use change and its consequential territorial conflict. Such change often occurs in residential areas with a high land value, adequate public facilities, an access to the city center, and the landowner’s desire to open a business of his own, as well as the leeway in regulations that allows for land use change. This research focuses on the social impacts of land use change such as comfort disturbances, territorial disturbances, and social disturbances. This research used observation and interview methods on a street in the Bintaro Jaya residential complex. We observed the residents’ behavior, activities, and circulation that occurred and after that, we conducted in-depth interviews with the residents to understand the perception on their territory and the developer. We found that there was a territorial clash between the residential and the commercial space such as parking area issues, visual and audio disturbances which had a negative impact on the residents. We concluded that the main road is not effective to be used for a residential space due to the potential to be developed into commercial space in the future.

Farmers and Archaeologists: any shared interests? Best practice from the Dutch countryside

Farming in a country like the Netherlands, which has a limited surface area, high land value and critical customers, is like walking a tightrope: a farmer is always the scapegoat when it comes to the societal consequences of the job. Archaeologists, for example, have problems with modern cultivation techniques, because they can demonstrably harm archaeological sites, yet the farming community is reluctant to accede to the archaeologists' requests, since it has many more (larger) issues to overcome. Predictive modelling as part of the development-led Dutch archaeology has not contributed to the desired mutual understanding. Yet there are signs of a growing willingness to listen to each other's needs, paralleled by developments in the environmental sector and the management of natural resources. Tentative projects to create a win-win situation for both farmers and archaeologists have been launched and even successfully carried out, but that is not enough. Archaeological heritage management requires permanent provisions, because the loss of information from the soil archive is irreversible. Attempts are being made to re-open the dialogue between farmers and archaeologists and bring about a more positive attitude on both sides. It is argued that severe actions are not effective in the Dutch polder.

Land Productivity Of A Traditional Market In Urban Area

A land requires use analysis to obtain the best increase in the land value. Likewise with the land of an urban traditional market. Highest and Best Use (HBU) analysis is needed to get the best alternative property on the land. A traditional market is one place where the activity of trading centre. However, along with the development of the era of the existence of traditional markets increasingly abandoned. One of them is Pucang Anom market located in Pucang Anom Street, Surabaya. Market conditions on the second floor are quiet and lack of interest. In addition, the market conditions are old and look shabby. Therefore, it is necessary to revive Pucang Anom market so that it can produce the highest land value. Alternative land use is analysed using HBU method. The analysis began with an explorative study to explore alternatives of land use, afterwards it continued with four stages analysis including regulatory compliance and permits, possibility and affordability of construction, financial feasibility, and maximum productivity of land. The results of this study found an alternative mixed use between market and apartment as the best options with the highest land value and maximum productivity is 210%.

Urban green spaces supply in rapidly urbanizing countries: The case of Sebeta Town, Ethiopia

Urban green space has gradually become an integral part of urban development strategies due to its important role in providing space for multiple ecosystem services for human well-being. Even though urban green spaces have multiple benefits, they are under strong pressure particularly in rapidly developing cities of sub-Saharan Africa. In this study, we analyzed urban green space changes and their drivers in Sebeta town of Ethiopia from 2003 to 2016 by using three time series Landsat images of 2003, 2010 and 2016, land inventory, interview, focus group discussion, and field observation for data collection and a combination of techniques, including pixel based image classification, qualitative descriptive and GIS-based processing for data analyses. The findings of the study show that area of green space has decreased by 51.8% at the rate of 3.9% annual loss between the year 2003–2016 while the built-up area increased by 562.1% at the rate of 43.2% annual growth. Specifically, the study shows that about 1410.7 ha of green space were converted to built-up areas during the study period. The drivers for the change were physical expansion of the built-up area, population growth, high land value, laxity in the enforcement of planning regulations, corruption, lack of coordination between institutions, and limited awareness of the community about the benefits of green spaces. The study suggests strengthening of plan implementation capacity, public participation in urban planning and strengthening of the development control and urban green spaces management system as an important strategy to increases the supply of green spaces in urban centers.

Modelling urban freight generation: A case study of seven cities in Kerala, India

This paper presents a set of freight generation (FG) models for seven cities in Kerala, India. Models were formulated by considering business size variables that capture establishment freight activity. Model estimation results revealed that business size indicators such as number of employees and gross floor area explained the freight generation well. Number of years in business (YB) was identified as another variable and considered in model specification to estimate FG. Detailed investigation of single variable FG models suggested that employment-based models are suitable for cities with dense commercial activities and higher land value, while area-based models better represented FG in cities with medium level of urbanization. Area appears to be a skewed indicator for representing business size in cities with dense commercial activities. In this case, where acquiring area is difficult, employment may be a better representative of growth in freight activity. As an extension of city specific FG models, three types of combined FG models were developed to provide quantitative statistical evidence for differences in model specifications across the cities. The statistical findings from these models suggest that freight activities are influenced by the interaction of establishment characteristics and its location. Interaction effect is more prominent when area is used to represent the business size. Since a systematic commodity flow survey practice is absent in India, planners and policy makers can be benefited from this study while making decisions on freight specific investment schemes and freight operation strategies. The interaction FG models discussed subsequently in this study may be utilized in transportation planning application for the state, regional and corridor level network capacity needs.

اعادة تخطیط و تطویر شاطئ النیل بالقاهرة الکبرى من منظور عمرانی حضری و تنموی منطقة الدراسة مثلث ماسبیرو(المنطقة المحصورة مابین ک وبری 6 اکتوبر وکوبری 15 مایو) بالمنطقة المرکزیة باقلیم القاهرة الکبری

This Paper aims to highlight the importance of Maspiro Triangle as a case studyof an informal area in locations with high land value. This controversy resulted a continual unresolved tension between the authorities and the local community for generations, while recently new approaches have emerged as collaborative interaction between the different stake holders without sacrificing the interests of the public, their view points and their freedom of choice. The area was chosen as a case study for these reasons: Strategic importance of the location of Maspiro Triangle. The potential and sensitivity in dealing with the Nile Shore. Creating a pilot model of participatory approaches that inspire similar cases in urban and social development that allows the local residents the opportunity to collaborate in developing their own societies that eventually and collaterally enhance the national economy in the present and the future. Use the scientific terminology and literal meaning of (the development in site). This paper also aims to indicate the prospective points: What next? What are the next steps? How to achieve equity for all stake holders in informal mixed use and residential settlement areas without neglecting socio-economic and urban rights of the public. The interest of the authorities for developing Maspiro Triangle in a way that is appropriate for its distinctive nature and doesn’t add problems to its public. The need to improve and upgrade the quality of design and space planning for the unique Nile shore. Focusing on creating an adequate urban environment and urban character compatible with public space scale and transportation systems. The role of academic institutions in development for these projects and allowing the community to participate in creating innovative architectural proposals and designs. The importance of involving the young planners and architects in order to participate in these projects

Evaluation of fodder production systems for organic dairy farms

<h2>ABSTRACT</h2> This study evaluated the feasibility and challenges of implementing sprouted fodder on organic dairy farms. In study 1, 5 grains (barley, oats, wheat, rye, and triticale) were sprouted for 7 d and analyzed for yield and nutritional content. In study 2, lactating cows were fed a TMR during winter and supplemented with either no fodder or 1.4 kg (DM) of sprouted barley fodder. In study 3, 3 organic dairies that fed sprouted barley fodder were monitored monthly for 12 mo to collect data on feed nutritional analysis, milk production and composition, and management. Data from studies 1 and 2 were analyzed as separate replicated complete block designs, and study 3 was a case study. Barley and oats had the greatest (<i>P</i> < 0.05) fresh weight in study 1, oats had the greatest (<i>P</i> < 0.05) DM yield, and barley had the least (<i>P</i> < 0.05) mold score. In study 2, milk production, milk fat, BW, and BCS were not affected by supplemental fodder. Cows fed fodder had lesser (<i>P</i> < 0.05) milk protein production but greater (<i>P</i> < 0.05) milk urea N. Income over feed costs favored not feeding fodder except when cracked corn prices increased by 50% over those used in the study. In study 3, labor, cost of production, lack of milk response, barley supply, and mold issues resulted in 2 of the farms discontinuing fodder. Fodder increased milk production slightly on the third farm, probably due to decreased forage quality. Fodder may provide some benefits on small-scale operations, farms with high land values where tillable acreage can produce high-value crops, or for producers experiencing severe, extended drought. Additionally, farms that have an excess of labor may benefit with a sprouted fodder system. However, in many situations, growing high-quality forage would be more economical.

Optimizing prefabricated construction techniques in UAE as a solution to shortage of middle-income housing

Housing is a major subject in the Middle East and North Africa (MENA) region, JLL, the world’s leading real estate investment and advisory firm, highlights the social and economic impact of a marked shortfall in the required supply of middle-income housing, suggesting that significant efforts are needed to address the current imbalance. For an equal standard and life style in UAE and KSA, the gap of sale and rent prices raises many questions. The middle-income sector of the market represent almost 40 percent of all households in the UAE. Several factors that have contributed to the current shortage of affordable housing, high land values, High capital costs for associated infrastructure development, low adoption of prefabricated construction techniques have contributed to higher construction costs, lower financial returns, making such developments less attractive for developers, limited access to suitable finance for low income families, due to generally immature mortgage markets. Resolving the shortage of middle-income housing requires a concentrated effort involving government agencies, private developers and other stakeholders. This Study will investigate the UAE Housing market to propose solutions for a better progress of the precast sector and focusing on the promotion of sustainable and industrial approaches to construction.

Urban rail transit PPPs: Lessons from East Asian cities

Private sector participation in urban rail transit has proliferated in the past two decades. The large metropolises of East Asia have had decades of experience with private sector participation in the provision of heavy metro services. The design of these public–private partnerships (PPP) are varied. The diverse experiences of Tokyo, Hong Kong, Singapore and Beijing contain valuable lessons for other cities. Using a case study approach, this paper discusses three features of urban rail transit developments in the context of East Asian cities, viz., farebox recovery, land value capture mechanisms, and vertical structure of the industry. Super vertical integration between rail transit and real estate development as land value capture strategy to finance urban rail transit has proven to be successful in Japanese cities and Hong Kong. Singapore’s experience illustrates that vertically unbundled PPPs could cut off avenues for cross-subsidisation, reduce information flows as well as economies of scale and scope, introduce principal agent problems, and result in underinvestment in capital stock and maintenance. We conclude that (i) a combination of high farebox recovery ratios and successful land value capture contributed significantly to the development of urban rail transit in East Asia cities; (ii) given the complexities and high costs of heavy metros, the optimal structure is a vertically integrated public-owned and driven system, with the public sector entering into selective partnerships with the private sector where risk sharing is clearly defined and allocated.