High Land Prices Research Articles

The Evaluation of Negative Factors of Direct Payments under Common Agricultural Policy from a Viewpoint of Sustainability of Rural Regions of the New EU Member States: Evidence from Lithuania

The present study aims to determine and evaluate the negative consequences of the implementation of the direct payments financial support mechanism under the Common Agricultural Policy on the rural sustainability of Lithuania. Interviews of experts and a combination of the analytic hierarchy process with three different measurement scales and the analytic hierarchy process with triangular fuzzy numbers were employed in order to evaluate and rank the negative effects of the direct payments mechanism of the Common Agricultural Policy. It was revealed that high land prices, decreasing diversification of cultivated crops, land degradation, and financial indebtedness of farmers can be attributed to direct payments and these consequences have a significant negative impact on the rural sustainability of Lithuania. The necessity of using a combination of different evaluation scales and techniques was confirmed.

Local economic structure, regional competition and the formation of industrial land price in China: Combining evidence from process tracing with quantitative results

The price of industrial land in China has been found distorted and remarkably low. However, it is overlooked that industrial land price is relatively high in some regions. This local variation cannot be explained by classical theories on land price that focus on local economic level, population density, and location factors. We propose a theoretical framework incorporating local economic structure and governments’ behavior in regional competition, to interpret the formation of industrial land price in China. We first model local firms as foot-tight ones, whose relocation costs are enormous, and outside firms as foot-loose ones, whose relocation costs are negligible. Then we divide local governments as outside-capital-dependent governments (OCDGs) and non-outside-capital-dependent governments (NOCDGs) according to the role of outside capital in local economic structure. In such a setting, OCDGs are supposed to aggressively pursue outside firms and use industrial land as a critical endowment to engage in race-to-bottom competition, making the price extremely low. On the contrary, the optimal strategy for NOCDGs, who lack strong incentives in attracting outside investment, is to stay aside and let potential land users compete to determine the land price, resulting in a higher land price. Evidence from quantitative results and comparative case studies with process tracing based on Suzhou and Wenzhou together prove the validity of this theory. This paper advances the conventional understanding of industrial land price and concludes with implications on industrial land policies and sustainable development.

Industrial diversity in building units and factors associated with diversity: A case study of the Seoul Metropolitan Area

Whereas previous studies have not paid much attention to spatial units in buildings, and have merely measured diversity at the regional level, this study aims to calculate the industrial diversity in building units in the Seoul Metropolitan Area and examine the factors associated with such diversity using the multi-level model method. The results show that a vertical factory is an important industrial zone correlated strongly to diversity in building spaces. Industrial composition also positively associated with diversity. Industrial diversity tends to increase in technology-intensive industries, but decreases in traditional ones. Furthermore, this study reveals a pattern in which buildings with high diversity are spatially clustered in certain areas. Meanwhile, industrial parks have a negative association with diversity. High land prices also hinder the agglomeration of industries that aim for urban location, and may ultimately have a negative association with diversity.

Investigation “Tiny House” in urban kampung: sustainable living or responding to scarcity?

Competition on land use for settlements and offices or business areas in big cities in Indonesia, an especially metropolitan city such as Jakarta, have resulted in high land prices. This competition is a result of shifting settlements away from the city centre and people having to commute to the city centre every day to go to their workplaces. This problem occurs not only in developing countries but also in many developed countries. Tiny House Movement later emerged in developed countries and has been considered as one solution to deal with this problem. Living in a tiny house does not only mean living in a small-sized house, but also adapting to a simpler life, becoming less consumptive, being more connected to nature and caring for the environment. Living in a tiny house is not something new to Indonesian society. For people who live in the urban kampung, their place of living can also be considered as tiny houses, albeit having a different appearance to the ones in developed countries. This is what distinguishes between the understanding of tiny house between developed countries and Indonesia. This paper will discuss whether a tiny house is suitable to be applied in the lives of urban communities in Indonesia and whether tiny houses can be said as sustainable living. This research will use both qualitative methods (through interviews with urban kampung communities) and quantitative methods (measurements of tiny houses in urban kampung) to retrieve information. Through this research, it was found that urban kampung residents have applied the tiny living principle in their lives.

The Vertical Urban Factory Concept and Sustainable Transport – Prototypes for European Cities

The Vertical Urban Factory concept reclaims production in multi-story buildings as part of the cityscape. Today, factories are mostly located in monofunctional industrial areas outside of cities due to high land prices and restrictions on motorized individual transport. However, production must be taken into account as a necessary element of lively and mixed urban structures. New urban development concepts are therefore in demand for efficient and space-saving use of commercial and industrial space. We analyzed how multi-story production can be reintegrated into European cities and developed five prototypes considering urban structure and logistics concepts. The prototypes show that multi-story construction is indeed a realizable alternative for limited space resources. While integrating individual production facilities in densely built-up areas fulfils the current transport policy objectives best, the greatest potential of vertical production is located in mixed commercial areas. The vertical urban factory concept promotes sustainability goals on many levels and we therefore recommend it to cities. In this paper, we focus on the transportation aspects and present three of the five prototypes.

Between the Global Commodity Boom and Subnational State Capacities: Payment for Environmental Services to Fight Deforestation in Argentina

Does subnational state capacity stop deforestation? The commodity boom of the 2000s significantly expanded the agriculture frontier in most provinces of Argentina, with devastating effects on native forests. Interestingly, some of the subnational governments that presided over the commodities supercycle also sought to reform the forestry sector to reduce rampant deforestation, despite promoting and benefiting from agricultural expansion. A national program to protect native forests through payment for environmental services (PES) was created to be implemented in local districts. We argue that the success of new forest protections is contingent on the capacity of subnational governments to implement the law. In our study, we find that changes in provincial deforestation rates are explained by the interaction of state capacity, on one hand, and high land prices driven by commodity pressures, on the other. Our research carries implications for students and practitioners of forest PES. Our findings underscore the fundamental role subnational state governments play in climate change mitigation and adaptation.

Vertical Housing Development, on Control Regional Bali Regulation of Building Height

Abstract Regional Regulation of the Province of Bali concerning the height of buildings has been known since 1974 until now. The development of tourism has an impact on the high price of land in Bali especially in urban areas and tourist accommodation. The increase in the number of urban residents and the high number of shortages of decent housing, opens a discourse on Vertical Housing development, through the National program that has been started since 2011. The development of Vertical Housing in Bali has not been responded to optimally by both the Regional Government and the Community. However, the need for housing and various other factors are increasing and unresolved with existing programs, therefore or unwillingly or dislike of the people of Bali must prepare themselves to be able to receive Vertical Housing development in the Urban area. Then how is this Regulatory Control related to the program? Then how far is the effect? Through this research, this will be traced qualitatively.
 
 Keywords—Proper Residential Needs, Regional Regulations, Vertical Housing.

Taxing land rent, lowering other taxes – the case of Hong Kong

PurposeThe purpose of this paper is threefold: to study if Hong Kong’s fiscal revenue is closely related to land rent; to assess if a fiscal regime relying on taxing land rent is good for the economy; and to explore if Hong Kong adopts a high land price policy.Design/methodology/approachIn this paper, first, theoretical and conceptual exploration into the Henry George Theorem is made to investigate if a single tax regime is conceptually feasible. Second, time series econometric study investigates into the determinants of Hong Kong’s fiscal revenue and Hong Kong’s public expenditures. Granger causality tests are conducted to study the direction of causality.FindingsHong Kong does not have a high land price policy; it uses a multipronged approach to tax land rent, which cannot be precisely identified; its low tax regime is good for the economy and contributes to a virtuous circle: taxing land rent, low taxes, vigorous economy, higher land rent and low taxes.Originality/valueThis study uses a familiar methodology on a subject on a policy area that has not been studied before.

An Analysis of the Relationship between Farmers’ Attributes and Their Intention to Maintain Productive Green Land in the City with Higher Land Prices

An Analysis of the Relationship between Farmers’ Attributes and Their Intention to Maintain Productive Green Land in the City with Higher Land Prices

Spatial Distribution of Residential Land Price in Cangzhou City Based on DLPM

This paper mainly takes Cangzhou City as an example to study spatial distribution of residential land price. Through the exploratory spatial data analysis of the land price in Cangzhou City, the land price distributed as inverted u-shaped, and the land price decreases from the center of the city to surroundings. The residential land price in north-south direction changes more dramatically than that in east-west direction. The land price in the east-west direction is low in east and high in west. Through the GIS spatial analysis tool, the digital land price model (DLPM) of residential land price in two stages of Cangzhou City was established respectively. Through the model analysis, the spatial variation characteristics of land price in Cangzhou City from 2007 to 2013 were revealed: (1) The distribution of residential land price was presented obviously centripetal and location relevant, and the land price decreases from the center of the city to the surroundings. (2) The residential area of high land price is transferred from the east to the west. (3) The residential land price develops from a single center pattern to multi-center pattern, and the regional sub-center appears. (4) The railway has barrier effect on residential land price.

The main directions of the solution of the problems of providing the houses at affordable prices in the azerbaijan republic by effective project management of housing construction projects

It is very important to provide of housing to the population at affordable prices in the developing countries. It should be noted that the concept of “reasonable price” is differently stated in the experience of different countries of the world. The studies show that today about 330 million families in developing and also in developed countries are faced with the problem of obtaining quality housing at affordable prices, and this figure is gradually increasing. Despite the fact that the number of apartments built in the Azerbaijan Republic, which is rapidly developing in the residential real estate market, is quite large, it is impossible to purchase housing for the low-income population, since the prices are very high. It also plays a role the high price of land in cities and low mortgage lending. In housing construction investments the proportion invested in land purchases is very high. Taking into account the above, the Strategic Road Map was developed and adopted to increase the affordability of housing in the Republic of Azerbaijan. To achieve the nominated goals established the State Agency for Housing Construction (abbreviation in Azeri-MIDA) and started construction of two large residential complexes. This article touches upon the task of providing the population of Azerbaijan with housing at affordable prices.

Modeling of Land Prices in Karang Joang, Balikpapan City

Spatial Plan of Balikpapan City in 2012-2032 decides Karang Joang Village as a strategic area of economic interest. As a consequence, the development of regional infrastructure was built to support the emergence of new centers of activity, such as State Universities, highways and regional industrial area. Therefore, the price of land in Karang Joang has doubled over the past two years. High land prices tend to be used for commercial activities. On the other hand, zoning activities are needed to ensure the harmony of space and control the growth of land outside of its designation. Land use that is not in accordance with the plan as a result of high land prices can cause many land conflicts such as land speculation, inappropriate land use, and other problems. A land pricing model is needed as a fundamental for zoning of spatial utilization activities to minimize land conflicts. The land price model can also be used by the government to make policies or space planning in accordance with the development of land prices. The Euclidean distance method from GIS was used to identify land characteristics against factors affecting land pricing and regression analysis to construct land prices models. We found that there were nine factors that influence land prices, namely the distance of land to government centers, markets, universities, hospitals, arterial roads, collector roads, industrial areas, availability of electricity services and land use. Among these factors, the availability of electricity services contributed the largest increase of 252,234 IDR and the land that close to the industrial estate tended to decrease by 648 IDR/m2.

Urban forest and financial resources perspective in Indonesia

Urban forests can help to improve the environmental quality of urban areas because trees mitigating of urban heat island and adapting cities to environmental changes.The increasing urban population has a direct impact on urban natural capital, which is urbanization have been replaced green spaces with impervious materials. Urban forests in Indonesia is very limited and not well-managed due to the urban forest was made without any form of consensus with the people, but an initiative of the city government. Some of facing problems that are high land costs, diversity of land ownership, social and environmental pressures, and the spread of financing sources and other resources in urban forest cultivation and maintenance. In Indonesia, financial resources to maintain and management of urban forest it is not problem if users recognize and understand that benefit and function of urban forest. Local government, company, owners building, NGO’s, local residents will participated in a partnership, but a key factor can influence of partnership is raise awareness and provide environment education; and legal aspect to supporting the partnership itself. This paper focuses on urban forests and financial resources in Indonesia. This paper concludes that urban forest management in Indonesia required a very large cost due to the high price of land, and they need participated of users and supporting legal aspect about who has responsibility of maintain and management of urban forest especially financial resources.

Factors in the development of urban underground space surrounding metro stations: A case study of Osaka, Japan

Most previous studies have simply revealed the relationship between urban underground space (UUS) potential and influential factors for a city but have not revealed the relationship for each metro station, or lack quantitative analyses of their relationship. Actually, it is essential to identify the relationship of UUS area (UUSA) and relative factors because UUS tends to be aggregated around metro stations. This study investigated the quantitative relationship between several candidate influential factors and the UUS distribution surrounding metro stations on two lines in Osaka, Japan. A correlation regression analysis showed that passenger flow rate and land price were highly related with UUSA. Although the land use index, floor area ratio, and transfer line number did not have significant linear relationships, the spatial distribution of land use was related with UUSA. We argue that underground shopping malls should be constructed in station areas with high passenger flow rate, high land price, and large commercial plots. This model may be of great assistance to decision-makers owing to its realistic forecasts for UUS development.

Urban Development of Conflict Zones: The Case of Gaza City

Worldwide, an increasing number of cities and regions are confronted with conflict and tension. These conflicts have an impact on shaping and planning the built-environment, as well as the future development of the area. This article focuses on Gaza City and its development process throughout its political conflicts, with an emphasis on the last two decades (2000-2018). The main objective is to comprehend the urban development in the case of conflict through analyzing the development of Gaza City, as well as questioning the determinants of urban development. This information is obtained through aerial maps, thermal maps and GIS map analysis. The findings reveal a general shortage of housing units and lack of safe housing locations, as most areas in Gaza City are under threat of war, as well as high prices of land due to the unavailability of unconstructed lands and high costs of construction materials. This study argues that urban development in Gaza City was not led by planning through local authorities, rather it was shaped by conflict. This article concludes with recommendations that could be beneficial in developing lasting solutions to urban development in Gaza City

PRELIMINARY STUDY: THE INFLUENCE OF MICRO CLIMATE ASPECTS TO MINIMALIST LANDED HOUSES AND A VERNACULAR STILT HOUSE (CASE STUDY: HARMONIA AND BELLAROSA CLUSTERS, KAMPUNG NAGA HOUSE, INDONESIA)

<p>Today, minimalist building style is considered appropriate to the reasons of: the high price of land and materials. Moreover, vernacular style inspires designers to categorisize it as a simple architectural type that is responsive to the context of micro climate. Both are modest style as undecorated building. This study aimed to communicate research result on the influence of micro climate aspects to both mentioned architectural types.</p><p>Descriptive-analitic approach applied in this article is to identify the differencies between the features of minimalist landed houses (Harmonia and Bellarosa Clusters) and vernacular stilt house (Kampung Naga) components which are influenced by micro climate aspects. The result of study is that the decreasing and increasing of indoor temperature are determined by wall type and material; ventilation system; roof, eave and bottom structure types; geographical position; openings dimension.</p><p><strong>Keyword: </strong>micro climate; minimalist; vernacular architecture.</p>

PERENCANAAN KEBUTUHAN RUANG PARKIR DI KAWASAN TAMAN SARI KOTA BANDA ACEH

Parking lot is a necessity for vehicles owner who whant their vehicle parking at the place that is easy to reach, one of which is parking on the road. Parking on the road can cause decreased in road capacity, delayed traffic flow, and the use of the road becomes ineffective. High land prices become a problem for urban areas, which indirectly impact on parking arrangements. Off street parking is highly efficient parking applied in a place with high level activity. Road segment of Tgk. Abdullah Ujong Rimba and Tgk. Abu Lam U which located in the center of the old town in taman Sari area, do not have parking on street parking facilities. The existence of green open area (Taman Sari) which is the center of the city and often used for religious, festival, exhibition, local tourists tours, culutural, politics and other activites, are not supported with adequate parking area (off street parking), so the visitors parking in the street (on-street parking). This research is planning parking area needs for parking facility in the form of parking building. From the results of analysis and parking building facility design, which refers to Planning Guideliness and The operation of Parking facilities issued by (Director General of Land Transportation) in 1998, known that the needs of parking space in green open area and offices area (Taman Sari) is 543 unit of parking space ( 348 unit of parking space four-wheeled and195 unit of parking space two-wheeled).the result is 2 Floor Parking building design with 880 unit of parking space (360 unit of parking space four-wheeled and 520 two-wheeled. (337 unit of parking space is Surplus (12 unit of parking space four-wheeled and 325 unit of parking space two-wheeled).

Accuracy Estimation Analysis of Land Parcel Area Determination Based on Aerosurveying Materials in Comparison with Results of Ground Geodetic Measurements

The presence of a large number of territorial units with a high price of land determines the appropriate accuracy of their area determination in the short term. The widespread use of unmanned aerial vehicles (UAVs) is a modern geospatial mapping technology. Using an UAV equipped with appropriate devices for aerosurveying  such as, for example, the Trimble UX5  is economically feasible in comparison with ground geodetic measurements, since the latter requires a lot of costs. Therefore, the main purpose of this study is to analyze accuracy estimation of land parcel area determination based on aero surveying materials using an unmanned aerial vehicle (UAV) in comparison with results of ground geodetic measurements using a total station. As a result, a comparison of detailed plan and an existing base of land parcel measurements with accuracy estimations have been made. Based on our analysis and experimental studies, we can state that the UAV allows more efficient data collection within the requirements of land management in comparison with ground geodetic measurements. The use of aero surveying materials for determination of land parcel areas has been proposed. The results of the study provide an opportunity to improve the reliability of land parcel data in the normative and methodological framework.

Transformative urbanism and reproblematising land scarcity in Hong Kong

An ecological and humane urbanism is required to combat resource degradation and socio-economic polarisation. UN-Habitat’s New Urban Agenda calls for a paradigm shift to ‘leave no one, no place and no ecology behind’ through sustainable development. However, this article argues that a ‘sustainability fix’, while necessary, is insufficient to counter the hegemonic growth-orientated culture and it is important to re-embed economic activities in ethical socio-ecological relationships for people and place well-being. These require critical scholarship to reproblematise issues and present prescriptive approaches for resolving them. Reproblematisation of Hong Kong’s alleged land scarcity problem reveals a property-dominant urban-biased political economy that sustains a high land price policy through suppressing development of massive rural land resources, resulting in ecological and socio-spatial disparities. Reimagining the development of rural Hong Kong based on the principles of nature conservation and place-making for conviviality and human flourishing could be a potential pathway towards a transformative urbanism.

Systemic efficiency of re-equipment of gas transport objects with the environmental protection factor

The analysis of operation of gas-pumping units (GPUs) with various types of supercharger drives (gas turbine and electric drives) is presented. The assessment of overall system effect due to the conversion of a number of compressor stations (CSs) to combined supercharger drive is provided taking into account the concomitant environmental effect. For the successful development of the infrastructure of settlements of roadside consumers, the size of operations areas and environmentally-acceptable (in terms of emissions and noise) distances to the boundaries of the protection zone of CS of the main gas pipeline (MGP) are important. The method of determining the distance from the CS at which the air quality standard is observed is formalized and calculations of boundary distances for CS of MGP are carried out. The functional diagram for calculation of ecological factors during the modernization of CSs at the conversion to combined supercharger drive is made. The calculated characteristics of dispersion options for emissions from the CS with gas turbine drive are presented. Graphical dependences of the value Cx / Cm on the distance to the point of maximum emission concentration in the surface air layer are obtained. The conversion of a number of CSs to combined drive is able to provide the following benefits: during the off-peak periods the electric power supply of the electric drive of GPU of the CS of MGP is carried out by additional load of nuclear power units; load of the electric drive at night is better because of the greater temperature difference between the exhaust gases of the gas turbine and the outside air, and at the same time, either smaller number of gases are evacuated through the mouth of the exhaust pipes (fragmentary conversion to the electric drive), or there is no flue gas emission at all (complete conversion to the electric drive); the project sanitary withdrawal of residential and agricultural land in the area of CS of MGP under the conditions of excess air pollution is reduced. At the high price of land near the right-of-way of CS of MGP this can result in additional tangible effect: more "close" abutting to the industrial site of the CS with combined drive (permitted by air quality standards), which causes less capital-intensive logistics solutions along the heating main.