Land Development Process Research Articles

Balancing Development and Community Rights: Legal and Policy Frameworks for Land Conflict Resolution in Batam, Indonesia

The rapid development of Batam, Indonesia, as a Special Economic Zone (SEZ) has led to significant land conflicts between the state, developers, and local communities. The existing legal and policy frameworks have been criticized for prioritizing economic growth over community rights, leading to forced evictions, inadequate compensation, and social unrest. This study aims to analyze the legal and policy frameworks governing land conflict resolution in Batam and propose recommendations for balancing development and community rights. The research employs a qualitative approach, combining legal and policy analysis with empirical data collected through interviews with key stakeholders, including government officials, community leaders, and legal experts. The study examines relevant laws, regulations, and policies related to land acquisition, compensation, and dispute resolution in Batam. The findings reveal several shortcomings in the current legal and policy frameworks, including a lack of transparency and participation in decision-making processes, inadequate compensation mechanisms, and limited access to justice for affected communities. The study also highlights the power imbalance between the state, developers, and communities, which often leads to the marginalization of community rights. The study concludes that balancing development and community rights in Batam requires a comprehensive reform of the legal and policy frameworks. The recommendations include strengthening community participation in decision-making processes, ensuring fair and adequate compensation, and improving access to justice for affected communities. The study also emphasizes the need for greater transparency and accountability in land acquisition and development processes.

Value switching: Extracting profit from the city

Land and property, and the wealth extracted from it, has reappeared as a central concern in understanding the process of urbanisation under capitalism. Much of the academic discussion centres on the re-emergence of ‘rentier capitalism’ drawing on 19th-century concepts of land economics. However, the accumulation of wealth through property ownership and the development process points towards a value proposition contained in the land question that is not satisfactorily explained by notions of ‘rent’ or ‘rentier’ capitalism, rooted as they are on 19th-century concepts of the land development process. This article seeks to extend this debate by exploring multiple regimes of value that underpin the contemporary urban development process. The first part of the article maps out four intersecting regimes of land value, before arguing by reference to empirical analysis of land and property sales data in Sydney Australia that switching between these value regimes – value switching – is a key transformative moment in the urban development process. Specifically, this article argues that value switching, as triggered by the land use planning process, has become the key driver of urban development dynamics and adds a further dimension to theories on land and housing development in the financialised city.

Shareholding Land Readjustment Led by Local Government During Peri-Urbanization: The Case of Zhaoqing, China

This paper focuses on a new model of land readjustment integrated with shareholding in Zhaoqing, China. It determines whether this innovation reduces transaction costs throughout the land development process. To cope with the uncertainty during rapid urbanization in peripheral areas, shareholding land readjustment provides opportunities for the original landowners to share the long-term sustainable land value increment. This is accomplished through a shareholding platform built by local government and a closely associated state-owned enterprise, with a guarantee of short-term fixed compensation. Shareholding land readjustment holds great promise in connecting plan implementation with land property exchange issues in the Global South.

Impact of urban land development on carbon emission performance based on a multidimensional framework

Massive carbon emissions resulting from global urbanization have been one of the main triggers of climate warming. Because of its scale and representativeness, China's urbanization has significantly affected the world's socioeconomic system. Therefore, a comprehensive understanding of the urban land development (ULD) process and its impact on carbon emission performance (CEP), using cities in China as an example, is crucial for achieving global climate goals. Thus, using 245 cities in China as examples, a new explanatory framework was developed to understand the multidimensional characteristics of ULD and their impact on CEP. The average ULD increased from 0.266 to 0.299 and stabilized from 2000 to 2019, with the gap between cities continuously narrowing. Average CEP increased from 0.634 to 0.663 and then decreased to 0.556, presenting an increasing distribution pattern from northwest to southeast. The coupling level between ULD and CEP decreased from the east coast inland. More than half of the cities retained their coupling levels, and 3.67% achieved leapfrog development. The higher the initial CEP level, the weaker the positive effect of an increase in ULD level on the coupling score. In addition, the influences of the multidimensional characteristics of ULD on CEP showed significant spatiotemporal heterogeneity at the country scale. Thus, this study proposes that the effect of the ULD on CEP is phased, which is highly correlated with the evolution of the coupling level. These findings highlight the necessity for city managers to incorporate the differential impacts of the multidimensional characteristics of ULD on CEP in the formulation of carbon emission reduction policies.

Media Communication Potential of Guidebooks in Black Sea Province

The article is devoted to the little-studied problem of the media communication potential of guidebooks in the Black Sea province in the context of the historical and cultural development of the region. The study of the existing gap is of undoubted interest for creating a complete picture of the nformation development of the Black Sea province in the process of cardinal economic and socio-cultural changes. The colonization of the Black Sea coast of the Caucasus is the most important component of the socio-economic and cultural policy of Russia. However, the process of settlement and land development, which began in the second half of the 19th century, was extremely slow and ineffective. The solution of the issue was impossible without a systematic information campaign on the part of the state. At the turn of the 19th—20th centuries, guidebooks for the Black Sea province became one of the important channels for disseminating information about the potential opportunities of the province in the field of agriculture, resort business, and tourism development. The author comes to the conclusion that the content of these guides paradoxically combined information of a historical and literary local history nature, contributing to the popularization of the cultural and natural originality of the Black Sea province. At the same time, like periodicals, he talked about existing problems and ways to solve them for further successful development of the region.

Developer Response to the Removal of Minimum Parking Requirements in Buffalo

The widespread adoption of minimum parking requirements in American zoning codes has resulted in off-street parking provision as a compulsory part of the land development process. A robust academic literature on the effects of minimum parking requirements has identified that parking prioritization induces more driving and results in harmful consequences such as traffic congestion, air pollution, and sprawl. On the adoption of its 2017 Unified Development Ordinance (Green Code), Buffalo (NY) became the first major city in the United States to implement the complete removal of minimum parking requirements. The new zoning code sans parking minimums offers real estate developers greater flexibility on new real estate development projects because off-street parking lots can be reduced in size or removed altogether from developments, and land previously reserved for required off-street parking can now be used in other ways on development sites. To better understand the development responses to parking deregulation in Buffalo, we conducted a series of in-depth interviews with 10 real estate development and lending professionals that have been involved in new development projects since 2017. Three takeaway messages emerged. First, when minimum parking requirements are removed, parcels amid high-walkability and multimodal travel opportunities are more desirable for development. Second, lower parking ratios are useful for infill development projects and contribute to filling existing gaps in the urban fabric. Third, the removal of parking requirements enables developers to benefit from increased feasibility on projects, both in relation to financial viability and the ability to configure developments on smaller urban parcels.

What drives developers? Understanding vertical (dis)integration strategies in the land development process

Real estate developers play a crucial role in the production of our cities. Yet, the knowledge about how they operate is limited. They are often portrayed as a homogeneous group, while in practice we see a large variety of different types of developers and of their strategies. Particularly striking are the differences in the extent to which real estate developers cover the land development process. Some limit themselves to development, while others incorporate strategic land acquisition, construction, and/or long-term investment. With the help of theories from organisational economics, we explore different vertical integration strategies and the motives behind them. We apply these insights to cases from the Dutch homebuilding industry. Our analysis leads to a conceptualisation and categorisation of real estate developers according to their vertical integration strategy and we identify different motives behind those strategies. We find that vertical (dis)integration strategies are informed by strategic considerations, such as land assembly in order to secure future workload in construction, by price advantages, and by transaction-cost considerations that are related to the highly specific nature of some activities in the land development process.

Making the ropes: How daily practices in a booming periurban municipality become durable 'gray' institutions shaping land use

Predictable unwritten rules arguably are at the heart of all land development processes. How do these practices emerge and remain in local land governance? While municipal land use offices are increasingly one of the few remaining formal spaces for the state to review and negotiate legal urbanization in Mexico and many other contexts, literatures on implementation in local policy and development in Mexico and the South are nascent, and typically bypass both daily practices and municipal offices as arenas for meaningful institutional emergence or intervention. This article examines how land use officials developed and sustained a small set of repeating daily practices managing requests for development in Tlajomulco de Zúñiga, a rapidly growing outskirt of Guadalajara, Mexico. A sociological-institutionalist approach draws on ethnographic and case study methodologies to examine material from over 40 interviews and 25 hours of observation in the land use permitting department of Tlajomulco as well as internal documents, official laws and plans, and media accounts. The resulting analysis suggests that Tlajomulco's land use officials developed and sustained a broad array of legal yet informal patterns of daily practice ('gray institutions') in part through an unusual fifteen-year period of relative staff continuity. The land use staff also took strategic actions to increase the strength of their gray institutions: these included maintaining discourses of valuing collective knowledge and pride in 'tinkering', promoting skills and abilities to engage with formal regulations, and mediating their relational networks through strategic downplaying of their power and knowledge. Centering institutionalized practices of local land use offices such as Tlajomulco -and outlining how they emerge and remain- can help planners better understand the processes of planning 'as it happens', chart arenas of localized innovation and improvisation, and expand the terrains of decentered planning knowledge and land use implementation.

Recommendations for Resolving Community and Company Land Conflicts in Riau Province

The land development process carried out by the company in recent decades has caused many conflicts with the community. It is undeniable that Riau Province is one of the eight provinces in Sumatra located in the eastern part which is mostly lowland with the potential for natural resources, especially in the field of plantations and forestry which makes oil palm plantation companies build many mills, control and develop land into plantations. Through the analytical descriptive method, situations and phenomena that become conflicts are presented, especially the causes and efforts to resolve the conflict. Some of the conflicts that occurred were given recommendations for alternative resolutions including; in the form of a study of government policies on right-to-use permits, mapping forest and plantation areas to obtain clear boundaries, eliminating the basis of conflict from their actions in conflict, victory of one party and defeat on the other, compromise, peace and impossibility of reconciliation, intensifying mediation between conflicting parties and the application of religious teachings as an effort so that the intensity and duration of conflict can be reduced or even can be reduced, especially conflicts that have been going on for a long time due to the repetition of previous conflicts.

The new institutional economic approach to land development game: Integrating transaction cost and efficient institutional framework in synergic urban land use-transport development model

Land and property development process includes a series of multifaceted activities ranging from purchasing to converting it for development purposes and everything in between. The process itself encompasses multiple stakeholders, drivers, and contributions from diversified public and private actors and transaction cost arises out of their complex interaction. Transaction costs incurred during any kind of human interaction (i.e., transactions). Every actor involved in the process wishes to maximize his achievement under various constraints and hence institutional arrangement (i.e., set of humanly devised rules to administer the constraints) is necessary for efficient management of the development process. Therefore, to devise an optimum outcome out of economic and social transactions in the property development process, cooperative and competitive relationships between individuals should be understood from a broader socio-political and governance structure. In this research, it is critically argued that the land and property development process should implicate a multifaceted set of formal and informal rules or institutional arrangements to govern the intrinsic interaction, action and thereby reducing the related transaction cost. The central argument is further reproachfully evaluated and implicated in the urban development process through the myopic lens of the Transit-oriented development (TOD) pathway. A vigilant combination of descriptive and explanatory research approaches is adopted to analyze the connection between theory and practice.

Передумови виникнення 3D-кадастру в Україні

Purpose. The purpose of scientific work is to prove the importance and necessity of the development of the national cadastre system, namely the introduction of 3D-cadastre technology. This technology will allow you to implement realtime real estate measurements. Methodology. The cadastre is always linked to the land. Cadastral information is the basis for the rational use and protection of land, which form the land cadastral and information system of real estate. This structure includes basic registers and general registers, which form the basic system of 3D-cadastre. Results. Intensive development of cities in Ukraine, combined with complex cases of spatial delimitation, in terms of property rights, requires a new approach to land management, which would allow to register real estate and rights to them in 3D. Therefore, there is a need to create a 3D-cadastre system that can solve these problems. To create a 3D-cadastre in Ukraine, it is necessary to improve the national cadastral system. In particular, fill it with information about buildings and structures, as well as combine registers that contain information about land and real estate located on them. Scientific novelty and practical significance. 3D-cadastral databases can be used by those involved in land development processes, including land registrars, surveyors, architects, developers, designers, real estate agents, local governments and corporate owners. The 3D-cadastre system can provide important information on various aspects of land and property management. Foreign experience shows the effectiveness of such a system in integrated resource management at the municipal level; on increasing the investment attractiveness of territories due to the guaranteed realization by the owners of all rights to any three-dimensional real estate object; on the reduction of property disputes, as the altitude coordinate is a control and 98% protects the cadastral system from overlays and incorrect registration of the boundaries of objects.

MOHAMED HAJI HASHIM WAQF: LESSONS LEARNT FROM ITS LAND DEVELOPMENT

In Penang, all waqf properties are under the sole trusteeship of the Penang Islamic Religious Council (MAINPP). To date, Mohamed Hashim Waqf Land has already been productively developed in accordance with the waqf givers wishes. However, there are significant issues and challenges remain in the waqf property development process of Mohamed Haji Hashim Waqf Land. Hence, this study was conducted to analyze lessons learnt from Mohamed Haji Hashim Waqf Land development. This study uses qualitative research methodology. The data was collected via library research method and semi-structured interview. Later, the data was analyzed using thematic and content analysis method. The findings prove that there are several issues and challenges that arise and need to be addressed by MAINPP to ensure the development of waqf lands in Penang can be proceeded without hitches. The results of the study consist of valuable lessons that can be proposed to MAINPP and the developer in improving the process of waqf land development so that waqf properties can be developed optimally and provide profitable returns to the Muslim community in Penang.

Rescaling of the land regime in the making of city-regions: A case study of China’s Pearl River Delta

Ubiquitous in fast-urbanising China, land-driven urban growth is increasingly inter-urban in nature – a trend that is underexplored in the literature. Grounded in a conceptual framework concerning the rescaling of the land regime, this study probes the unfolding land development processes of city-regionalism. Key findings of an examination of the Shenzhen–Shanwei Special Cooperation Zone in the Pearl River Delta are as follows: land regime rescaling is an emergent driving force for city-region making in China; the rescaled land regime centres on uneven capacities among the states of cooperating cities and benefit sharing (immediate land-related profit and potential long-term profit); provincial government engagement is fundamental to legitimatising this contested process; the rescaled land regime has been orchestrated by state interests in land development, rather than business interests released by marketisation, spawning a ‘stretching’ state territoriality of the central city. This article furthers the field’s understanding of a ‘world of city-regionalisms’ through a situated account of emerging city-regionalism characterised by land development in the Chinese context.

Decision Making for Site Selection Using Fuzzy Modelling

Abstract: We know nowadays selection of appropriate site for any project is influenced by several factors that can be ecological and environmental awareness, social acceptance of land development activity, geological factors and many more. And selection of land is considered as very important phase of whole process of land development. Many times we see that number of experienced decision makers makes decision for site selection randomly on the basis of prior experiences, But due to numerous factors influence the choice of site selection some times decision may go wrong when took randomly. Hence the scope of this paper deals with formulating a preliminary model for primary site selection of the residential building and then developing an support system that can be used by decision makers for site selection. Which complies the large data required to take the decision. F-AHP uses a hierarchical structure comprising factors that are based on factual data and the knowledge and experience of the decision makers. This data was collected by conducting a questionnaire survey amongst the decision makers.

Normalising spatial vulnerability in the era of climate crisis? Private property, informality, and post-disaster planning in peri-urban east Attica/Greece

This paper focuses on the peri-urban space of east Attica and aims to theorise the politics of recovery planning following the wildfire of 23 July 2018, showing the crucial interrelations between vulnerability, space and land development processes in an era of climate crisis. Certain processes of land development increase vulnerability, creating a greater risk of disasters. Through critical discourse and content analysis, we trace the genealogy of peri-urban land development trends in Greece, and explore connections with contemporary theoretical debates, focussing on the burnt area of east Attica as a paradigmatic case study. Particular emphasis is placed on understanding dimensions beyond, beside, outside or even within recovery policies and planning, such as land ownership, private property, formal and informal practices and institutional adaptations during climate crisis. Considering particular land development processes as an inherent and integral part of spatial vulnerability regimes, we argue that, insofar as they maintain and reproduce the factors that produce and reproduce it, post-disaster recovery policies and planning may actually normalise spatial vulnerability, thus leading to future disasters.

Exploring potential impacts for early involvement of interior design in the early land development stage - Studying Taiwan Cosmos Group’s hotel development

ABSTRACT The aim of this paper is to promote the importance of interior design during the early land development stage so that unnecessary design revisions and extra construction costs and time could be avoided. Traditionally, procedural architectural and interior conceptual design proposal is often used by developers when applying the land development permit. Due to land development financing and time pressure, this procedural design proposal often contains the brief site and floor plans, elevations, sections, and information to meet the local planning and regulation. However, after the license has been obtained, the discrepancies between submitted procedural design and actual functions are often identified by the hotel development stakeholders, hence revisions and extra costs are required. To explore the potential impacts of it, 48 semi-structured and unstructured interviews have been conducted. The process revealed how group experience helped decision-making at various stages of land development, design, construction, operation management and the potential impacts of traditional land development process. The results showed that the early involvement of interior design with hotel development and operational teams will enable an integrated design and production delivery process, a sustainable hotel development and efficient financing can then be achieved and applied to the future similar practice.

Albania’s urban and territorial dimension was a product of the savage communist past and the difficult transition of the country

Albania of the fourth decade of transition presents a series of problems related to the urban and territorial development. This paper analyzes the initial causes of urban and territorial problems, which are correlated to the savage communist past and beginnings of the political and economic transition of the country. At the end of the communist regime, Albania was one of the countries of the socialist camp with the highest level of implementation of the ideology, principles and practices of Stalinist socialism, which made the Albanian political transition very difficult. Lack of democratic heritage, high level of indoctrination of society and especially the ruling elite of the transition, were the main reasons for this delay. The economic transition of the country also presented a strong challenge. The central planning economy, in the last years of its implementation, would fail in many respects. This would bring, not only an extreme poverty of Albanian families in the moments of transition, but also a real lack of economic activities, which in a private management could bring more employment to the population in the future. This general context of the transition would reflect the same difficulties in the transition of territorial governance, as an integral part of the transition as a whole. The liberal and democratization reforms pursued in the early years would include land ownership, buildings, housing, urban planning and development processes. As a consequent, the country has experienced a high decline in the resident population, as a result of foreign emigration. But what influenced the strong changes of the urban, territorial and spatial dimension of the country, was internal migration. This massive internal migration would reshape the territorial model of population distribution across national territory, the spatial structure of the inhabited centers and the urban quality of life in Albanian cities. There are four most important preconditions that would produce this massive internal migration, which originate from the savage communist past and the political and economic transition reforms: the inability of the territorial government to understand its new role in urban and territorial issues; the decline of basic public services (education, health) as a result of the departure of ‘nominees’ from the party-state in cities different from those of their origin; loss of employment of citizens in state-owned, bankrupt, closed or in-the-process–of-privatization enterprises; free movement of citizens and freedom to choose residence. Two would be the main financiers of this construction development that shaped the urban and territorial model of the country, which originate from the political and economic transition reforms: income provided by interaction in the free market of real estate from citizens who had privatized state-owned housing in their use; remittances provided in emigration, after allowing the free movement of citizens outside the national territory.

Assessing the discrete and systemic response of the Built Environment to an earthquake

• Discrete and Systemic Built Environment Vulnerability Index. • Systemic dependencies between the elements of Vulnerability. • Analysis at Mid-scale level of Urban area. • Identification of possible isolated street networks. • Rapid Visual Screening of Buildings. The built environment is an outcome of the land development process that expresses the community's relation to its surroundings. In the context of earthquakes, the built environment directly relates to a disaster's outcome in terms of loss of life and property. Hence it becomes imperative to assess the built environment and minimize the seismic impact comprehensively. The currently available literature focuses on the individual elements of the built environment operating as independent domains of research. However, this article emphasizes the need to understand the built environment from an ecosystem perspective where each element interacts to produce a comprehensive disaster effect. Utilizing urban planning as a seismic risk reduction tool, this paper identifies the elemental composition of the urban environment and proposes a framework to assess the Built Environment Vulnerability (BEV). The study functions at the mid-scale resolution and introduces two new concepts, Discrete and Systemic Vulnerabilities. A total of 1107 buildings and 134 kilometers of road have been surveyed, and object-oriented analysis is carried out in six neighborhoods of Siliguri Municipal Corporation, India. The results are the differential BEV pre and post-earthquake across the six neighborhoods corresponding to their different built characteristics.

Феномен Петроградского острова как зеркало градостроительной структуры Cанкт-Петербурга

The thesis of the three main constituent parts of the historical center of St. Petersburg is developed. The evolution of the development of Petrogradsky Island is considered amidst the development of the urban planning structure of the entire city. The indicator of the land development process is the infrastructural saturation level. The nature of the use of territorial resources and the size of the associated investments are taken into account. The connection of the urban fabric with the transport-planning framework, the functional zoning of the territory, the size and nature of the building of the allotments are taken into account. The results of the analysis expand the perception of the heterogeneity of the urban planning structure of St. Petersburg and can be considered as a basis for a differentiated approach to the use of the historical heritage. The role of systemic unity of planning and investment decisions for the development of the urban environment is emphasized, both in its historical aspect, and for modern practice.

TOKI's impact on transaction costs in planning and land development: Looking at large-scale housing projects in Istanbul's Avcılar- Ispartakule region

Minimising costs is one of the main objectives in public policy design. The formation of public institutions like TOKI (the Mass Housing Administration) that have financial and administrative power to plan and develop land for housing production aims to minimise costs. However, the effect of the advantages arising from TOKI's powers on transaction costs is unknown. This article examines TOKI's impact on transaction costs in planning and land development through the analysis and comparison of the transaction costs of two large-scale housing projects in Istanbul's Avcılar Ispartakule region (Mass Housing Area)—one developed by a public-private partnership (PPP) between Emlak Konut REIC (real estate developer, owned by TOKI) and a private sector actor and the other by a private sector actor alone. The findings of the study, rather than making generalisation, provide a relative comparison of the transaction costs, and identifies the cost-inducing activities in their processes. The findings indicate a disparity between the transaction costs related to the plan making process and the project development process of the two projects. TOKI's plan making process in the Mass Housing Area reduced transaction costs. However, the PPP appeared less efficient than the private sector project in the land development process. In particular, in partnering with the TOKI, time-related costs arose mainly in negotiations during the land acquisition and construction phases. The case study's findings, demonstrate a disconnect between TOKI's defined purpose to produce mass housing more efficiently and the high transaction costs incurred in the land development phase.