Land Readjustment Research Articles

Planning for urban renewal: Public/private initiatives in Bogota, Colombia, 2000–2014

This paper analyses the role of planning in large-scale urban renewal projects in Bogota, Colombia. Drawing on three case studies from 2006 to 2014, it focuses on the impacts of the strategic plan on implementation and public benefits delivered by each project. The research methodology is based on comparative case study analysis using quantitative and qualitative data collected through planning documents, press articles, interviews and field research. It concludes that, in spite of the significant legislative reforms enacted and public works executed to encourage urban renewal, the lack of articulation between planning scales, imbalances in incentives provided and difficulties in assembling lots hindered project implementation. The paper illustrates the material expression of strategic planning by analysing the evolving role of public agencies and land-use regulation in urban renewal. It also evaluates public instruments of land readjustment and public value-capture used in urban renewal projects. It suggests that the interdependence between public policies for urban renewal, real estate markets and local communities should form the basis of successful strategies and proposes policy formulations to improve the ‘public return’ of large-scale urban renewal projects.

Real estate market led land development strategies for regional economic corridors – A tale of two mega projects

The rapid population growth has outpaced the planning interventions in most large Indian cities resulting into unplanned, leapfrogged physical development and considerable transport challenges for intra-city and regional traffic. As an afterthought, these concerns have been addressed by formulation of spatial development strategies to guide rapid urban expansion creating planned real estate development opportunities, and to ease regional traffic movements. This paper is based on two unique case studies of regional transportation corridors developed in the fringe areas of rapidly growing mega cities – Kundli-Manesar-Palwal Global Corridor (KMPGC) in the national capital region of Delhi (16 million people and the largest city in India) and Sardar Patel Ring Road (SPRR) in the City of Ahmadabad, India (6 million people and the seventh largest city in India). Both the cases employed unique land development strategies to achieve the larger public purpose while creating planned land and real estate development opportunities. The KMPGC Delhi case employed compulsory purchase for reserving 325-foot wide right-of-way (ROW) and created multiple economic nodes as theme cities, strategically located along its 135 km (84 miles) corridor. While, the case of SPRR Ahmadabad employed land readjustment (LR) technique for reserving 76 km (47 miles) long and 200-foot wide ROW of a regional ring road. Using these two cases, this paper explains both types of land development processes and the financing models involved in these cases, and compares benefits and constraints of compulsory purchase and LR technique, especially in context of regional level real estate and economic development opportunities via new real estate markets as spatial corridors and economic nodes. The paper finally recommends a new hybrid model – a strategy for rapidly growing cities, where both models can be used in a hybrid form to achieve regional level public asset, create real estate market opportunities in fast growing fringe areas and achieve a planned development.

An evaluation framework for land readjustment practices

Land readjustment (LR) is an important technique used in a variety of countries to realize the development plans by converting rural land into urban land and providing city infrastructure. Although the main aim and the processes are similar around the world, each country has a different degree of success in the application of LR, which reveals the need for a comprehensive evaluation. However, the research to date has generally tended to focus on describing the main concepts such as the usage, principles, advantages, and disadvantages of the existing implementations rather than evaluating LR. A systematic approach, which provides an objective basis and removes subjectivity by identifying good practices and their indicators, is needed to assess the strengths and weaknesses of the LR process. In this article, we analyzed a wide range of ISI journal articles on LR to establish a framework and a methodology that will help evaluate and compare the national LR processes. The main contribution of this article is to build an awareness for the establishment of an internationally agreed methodology to evaluate the performance of a country's LR in a systematical way, which is currently not available in the literature.

Land readjustment as an alternative land development tool for peri-urban areas of Ethiopia

Purpose– The rapid urban population growth in Ethiopia is causing an increasing demand for urban land, which primarily tends to be supplied by expropriation of peri-urban land. The process of urban development in Ethiopia is largely criticized for forced displacement and disruption of the peri-urban local community. Thus, the purpose of this paper is to introduce how Ethiopia’s urban development system could be built on the participatory and inclusive approaches of land acquisition.Design/methodology/approach– The study has employed questionnaire survey results, focus group discussion with panel of experts and previous research reports to examine the peri-urban situations and then to show why an alternative land development approach is needed to be introduced in the urban land development system of Ethiopia. Desk review on land readjustment was also made to explore best lessons from other countries applicable to the peri-urban contexts of Ethiopia.Findings– This study has explored that land readjustment is potentially an appropriate land development tool to alleviate peri-urban land development limitations in Ethiopia.Practical implications– Researchers, policy makers and government bodies that are interested in peri-urban land would appreciate and consider implementing the adapted land readjustment model as an alternative land development tool. Consequently, the local peri-urban landholders’ rights would be protected and maintained in the process of urbanization.Originality/value– Although land readjustment has the potential to achieve participatory peri-urban land development, awareness of the method in the Ethiopian urban land development system is inadequate. This study contributes to fill this gap and create an insight into the basic conditions for the adaption of the tool.

戦災復興事業基盤と中心市街地活性化基本計画との関係性に関する研究

This study clarifies the continuity and the discontinuity between urban infrastructure by Post-war reconstruction urban planning (PWRUP) project and recent central city revitalization plan (CCRP) from 17 target cities. As the results of analyzing land readjustment, redevelopment project, and projects for roads, parks, and station plaza as urban infrastructure, the author clarifies the following: 1. CCRP in each city has been proceeded on the basis of infrastructure by PWRUP project without drastic change. For example, almost all land readjustment projects were implemented in blank area or niche of PWRUP's and about 70% of redevelopment projects were planned along arteries by PWRUP. The continuity between the both is strong from the viewpoint thinking urban function, amenity, and recreation important, but partly not from the point making grand urban landscape newly.

住宅地開発における公共空間の創出に関する研究<br>北鴻巣駅西口土地区画整理事業を対象として

This study analyses the creation of public spaces in residential land readjustment project located at the west area of Kita-Konosu Station. The analysis clarifies, 1) the significance of site planning, construction of the facilities which contribute to the securing of revenue and development of design guidelines, 2) the establishment of the residents' management organization for public space, and the flexible memberships for that organization and various programs for community. These are major features at the stage of development and usage of public spaces. And these features for improving spatial efficiency are based on a close cooperation with relevant players.

京都市西郊の土地区画整理事業における町割の諸類型

京都市西郊の土地区画整理事業における町割の諸類型

高蔵寺ニュータウン開発計画に及ぼした自然環境構造の影響

Kozoji New Town is one of the earliest large-scale residential developments in Japan. The plan was based on a land readjustment project which took into consideration natural disasters such as Typhoon Vera, large-scale developments such as the Aichi Canal, and social situations such as the advance of motorization. The master plan for Kozoji New Town changed over time while continuing the search for an ideal form of replotting design and solutions for problems with the transport plans in consideration of the natural environment of the site, but eventually a unique plan was realized incorporating the valley’s large-scale main roads and pedestrian ways on the ridges branching out from the regional center which is concentrated in the one spot. In the process of changes in the master plan, the ‘natural environment’ of the site had considerable influence on the shedding of the neighborhood unit theory, the concentration and density of population and facilities in the centre and the pedestrian way connections. As Kozoji New Town made the local natural environment the fundamental structure of the new town, it became an opportunity for great changes in the attitudes towards planning spatial structures in subsequent new town planning, while continuing some development ideas from early New Town planning.

일제강점기 평양부 토지구획정리사업의 환지방식에 관한 연구 - 제1 토지구획정리사업지를 중심으로 -

This study aims to analyze the implementation of Pyongyang's land readjustment projects based on the replotting methods used during the Japanese occupation period in Korea. The land readjustment under 1934 Joseon Urban Decree had a great impact on the modernization of Korean cities and several preceding researches have looked at its legal, theoretical aspects, but its implementional process was never fully investigated. It is mostly due to the difficulties of securing raw materials which can correctly document the ownership of land and replotting method. This study documents and analyzes Pyongyang's the first land readjustment project, which will contribute in clarifying its influence on Pyongyang's urban transformation.

Conside ration on Formation and Transformation of the Seongsoo Industrial Complex in Seoul - Focusing on Handmade Shoes and Auto Maintenance & Repair

The present study considers the formation of the Seongsoo Semi-industrial District developed by the post-war land readjustment project and traces the process of its transformation in light of handmade shoes and auto maintenance and repair industries in order to establish the roles assumed by the Seongsoo Industrial Complex in Seoul.BR Due to the Cheonggyecheon development during the postwar years, companies were forced to settle in Seongsoo-dong, where labour-intensive sewing, textile, leather and machinery industries emerged subsequently. In 1972, the national City Beautiful Movement coerced small businesses into moving out of the city center, reproaching them for impeding the modernization and development of sound urban environment. The movement was intended to secure commercial and business functions in the inner city center, while at the same time attributing Seoul’s old structural and inherent problems to small companies. On account of the exorbitant land price, restricted land use and controlled factory construction in the city center within the boundaries of 4 Gates, small companies had no choice but to move to the outskirts of the city.BR For half a century, the small businesses in the Seongsoo Industrial Complex in Seoul have been kept out coercively in the name of urban renewal projects by central and local governments. Seoul Metropolitan Government plans to build a dynamic corporate ecosystem by developing handmade shoes, printing and auto maintenance and repair trades into a convergence model embracing conventional industries and state-of-the-art IT, by setting up an organic business support system and by vitalizing networks.The three trades are highly likely to work for the benefit of Seongsoo-dong’s urban identity. Yet, other smallscale trades of machinery, metals, manufacturing, wholesale/retail and services are most likely to be excluded from the plan. As a matter of fact, the current policy to support the aforementioned three trades only draws substantial criticism. Thus, it is necessary to create an industrial ecosystem in consideration of the place-ness and historicity of the Seongsoo Industrial Complex in Seoul.

Dilemmas of involvement in land management – Comparing an active (Dutch) and a passive (German) approach

What is the role of spatial planners in urban development? Planners can be very involved in the realization of the land-use plans or they can take a more passive role in development processes. Which role they take depends on the particular institutional arrangements for land management in each country. In this contribution, a typical active and a typical passive approach to land management are compared in order to shed lights on the effects in terms of land management. Therefore the Dutch active land policy and German mandatory land readjustment are taken as an example of each type of approach. Not the whole system of land management, but the approaches (i.e. inherent notions and values) in terms of effectiveness, efficiency, democratic legitimacy and the underlying concept of fairness are related to each other. By studying the differences among these fundamental aspects, this contribution attempts to reconsider planning by law and property rights in terms of the relation between planning instruments and their particular context.

토지 피복 세분류를 위한 경지 정리 논 자동 추출

To fulfill the recent increasement in the public and private demands for various spatial data, the central and local governments started to produce those data. The low-level land cover map has been produced since 2000, yet the production of high-level land covered map has started later in 2010, and recently, a few regions was completed recently. Although many studies have been carried to improve the quality of land that covered in the map, most of them have been focused on the low-level and mid-level classifications. For that reason, the study for high-level classification is still insufficient. Therefore, in this study, we suggested the automatic extraction of land readjustment for paddy land that updated in the mid-level land mapping. At the study, the RapidEye satellite images, which consider efficient to apply in the agricultural field, were used, and the high pass filtering emphasized the outline of paddy field. Also, the binary images of the paddy outlines were generated from the Otsu thresholding. The boundary information of paddy field was extracted from the image-to-map registrations and masking of paddy land cover. Lastly, the snapped edges were linked, as well as the linear features of paddy outlines were extracted by the regional Hough line extraction. The start and end points that were close to each other were linked to complete the paddy field outlines. In fact, the boundary of readjusted paddy fields was able to be extracted efficiently. We could conclude in that this study contributed to the automatic production of a high-level land cover map for paddy fields.

Land Readjustment During Post-Disaster Urban Reconstruction

Land readjustment (LR), a land management technique used to consolidate plots of land for unified planning of infrastructure, servicing, and subdivision (Doebele, 1982), has received increased atte...

Post-Earthquake Reconstruction Planning Using Land Readjustment in Bhuj (India)

In January 2001, an earthquake measuring 6.9 on the Richter scale claimed approximately 18,000 lives in Gujarat (India). It destroyed more than 50% of buildings in the city of Bhuj, devastating the...

Empirical Research of Demonstration Effect on Consolidation and Readjustment of Rural Land: A Case Study in Haiyan County

It is very helpful to carry out rural land consolidation and readjustment for the integration of urban and rural. The research purpose is to discuss about the influence factors of the motivation of rural residents who involved in rural land consolidation in Haiyan County of Zhejiang Province. The research methods include questionnaire survey, spatial analysis based on GIS and case analysis. The results show that if the two factors which represent the demonstration effect are considered, the Cox & Snell R2 raises from 0.36 to 0.46, and the Nagelkerke R2 raises from 0.51 to 0.65. The research conclusions show that the demonstration effect plays an important role in rural residents' decisions. And the conclusions will contribute to improve the efficiency of rural land consolidation and readjustment project.

Land Readjustment for Upgrading Indonesian Kampung: A Proposal

A majority of Jakarta's population resides in unregulated and densely populated settlements called kampung, with no access to utilities. The urban development policy of previous municipal governments focused strongly on modernization of the city to the neglect of the poor kampung population. The Kampung Improvement Programme, started in 1969, is considered a notable exception to this tendency. However, despite efforts to improve the conditions in kampung, the number of kampung dwellers is increasing. The governor of Jakarta aims to revitalize 350 kampung in his first term of office (by 2017). This paper investigates whether the land readjustment procedure that is applied in many countries may contribute to the realization of this ambition. The findings indicate that such is indeed the case and a pilot project is recommended.

Self-financing land and urban development via land readjustment and value capture

This paper is about a unique case of a 47 mile long ring road in Ahmadabad, India, planned and implemented using self-financing land readjustment (LR) technique. Uniquely, no landowners were displaced, while the road's 200' wide right-of-way (ROW) was reserved while land abutting the road's ROW was also developed in a self-financing manner. Forty six different – neighborhood scale LR plans were formulated, systematically planned, and spatially arranged to carve the road's ROW and service abutting land with infrastructure. This paper showcases how a regional level infrastructure asset can be created using the LR technique, and how rapidly growing fringe area can benefit using the LR technique. This case is becoming a new model for capital intensive road projects now in India, inspiring other financially constrained similar size cities to follow Ahmadabad's LR based ring road development model. The case study is useful for land management and planning professionals, especially those who are engaged with fiscally constrained and rapidly urbanizing cities of the developing world.

부여지역 도로와 필지의 변화 - 백제 사비도성계획과 부여 토지구획정리사업의 영향을 중심으로 -

The purpose of this study is to investigate the effects of the urban planning that has been developed in Buyeo since prehistoric times and its realization focusing on Baekje Sabi Capital Planning and Buyeo Land Readjustment Project. The results of this study were as follows; First, Buyeo is the important ancient city that was systematically planned and constructed on the basis of a definite principle in Baekje period. In addition, during the Japanese colonial period Land Readjustment Project specially took effect for building Shinto Shrine in Buyeo. Second, around the estimated area as Sabi palace, several roads have remained since being constructed in 1913. Besides, in Gua ri, Dongnam ri and Gugyo ri, the street network pattern of Buyeo Land Readjustment Project has rest since the Japanese colonial period. Third, depending on the timing of road-construction and lot-subdivision, the scale and characteristics of lots is different and they fall into three types. Fourth, the feature of architectures has relevance to the size and feature of lot.

Managing Development of Fringe Areas in Dhaka City: "Land Readjustment" as a Technique for Sustainable Future Development Ensuring Environmental and Social Justice

Dhaka, the capital city of Bangladesh, is one of the fastest growing megacities in the world. With the rapid growth of population and high urbanization rate, Dhaka is bound to expand the borders to accommodate the growing need of space. But this expansion is already taking its toll in the form of environmental degradation and social injustice hampering the geographical sustainability in the process. This study proposes a controlled and well-planned development in the eastern fringe of Dhaka City (comprising of <em>Badda, Satarkul</em> and <em>Vatara</em>) to meet up the challenge of future accommodation requirements. The area being geographically vulnerable with lots of agricultural lands, water bodies and retention ponds, the prime concern is to ensure the geographic sustainability of the area and use all the natural features as a vital tool in the process of development. As a planning technique, Land Readjustment Scheme is applied in this regard. This report contains all the measures and proposals regarding the natural features of the study area as well as the whole process of the development scheme including a financial proposal to recover the cost of the development to make this plan financially viable. Finally, the outcome of the study shows that it can be well implemented as all the objectives are fulfilled to the fullest. <strong>Faculty Sponsor</strong>: Dr. Ishrat Islam, Professor, DURP, BUET; Dr. Mohammad Shakil Akther, Professor, DURP, BUET; Farzana Khatun, Lecturer, DURP, BUET.

Sustainable management of coastal lands: A new approach for Turkish coasts

Urban development along the coast of Turkey has attracted large numbers of people to the area, causing an intense and complex situation to develop there and creating numerous problems. Because of the failure of traditional applications for solving such problems, holistic approaches will have to be used to manage these areas along the shores. Although many pilot projects have already been undertaken, gaps in the laws and problems involving private property have prevented any of these from moving forward. In Turkey, conflicts have existed for many years between the public and the private owners of property in the areas along the coast. However, until recently, no serious issues had arisen regarding the removal of marine areas from private ownership, in terms of legal regulations and the general principles of international law. This study examines the different approaches that were taken to remove pertinent areas from private ownership and to decrease the burden of compensation which results from the cancellation of the land titles. One of these methods is based on the approach of the Modified Land Readjustment. This approach, which draws on its own resources and provides an innovative solution, would solve the problems of property conflicts between the public and the individuals, except for the financial compensation. This method would also make an important contribution to decisions about management tools, planning and the application phase in the sustainable management of the coastal areas as it is outlined in the Integrated Coastal Zone Management.