Land readjustment (LR) Its potential for Africa Its potential for - PowerPoint PPT Presentation

Land readjustment (LR) Land readjustment (LR) Its potential for Africa Its potential for Africa

Dr. Rob Home Rob Home Dr. • Reader in Land Management • Reader in Land Management and Director of and Director of Research, Anglia Anglia Law School, UK Law School, UK Research, – (r.home@ (r.home@apu apu.ac. .ac.uk uk) ) – • Research and consultancy • Research and consultancy – Nigeria Nigeria, , South Africa South Africa, , Bulgaria Bulgaria, , Malaysia Malaysia, , China China, , – Pakistan, Israel , Israel Pakistan • Author • Author – Of Planting and Planning: The making of British Of Planting and Planning: The making of British – colonial cities (1997) (1997) colonial cities – Planning Use Classes Planning Use Classes (1989) (1989) – • Manager DFID r • Manager DFID research esearch project project – land titling and land titling and peri peri- -urban development urban development –

What is LR? What is LR? • A technique for land development which • A technique for land development which – assembles and – assembles and reparcels reparcels land land – recovers infrastructure costs recovers infrastructure costs – – redistributes – redistributes financial financial benefits benefits (betterment) (betterment) between land- -owners and development agency owners and development agency between land • Also known as: • Also known as: – land pooling land pooling – – reparcellation reparcellation – – repartition repartition – – land consolidation land consolidation –

Stages in LR Stages in LR 1. Initiation 1. Initiation – usually petition by majority of property usually petition by majority of property- - – owners to the local authority owners to the local authority – minority dissenting landowners can be minority dissenting landowners can be – forced to contribute land forced to contribute land – designate area of land designate area of land – – appoint public agency or private appoint public agency or private – association of landowners association of landowners – appropriate enabling legislation (directors appropriate enabling legislation (directors – of association, conduct of meetings etc.) of association, conduct of meetings etc.) Measuement of the areas shown by the master plan as being needed for streets and other public areas:

Stages in LR Stages in LR 2. Plan 2. Plan • Master plan • Master plan – ignore previous ownership pattern ignore previous ownership pattern – – subdivision subdivision – – future uses future uses – – re re- -plan road layout & road closures plan road layout & road closures – – public spaces public spaces – – demolition of buildings demolition of buildings –

Stages in LR Stages in LR 3. Costs 3. Costs • Measure • Measure plot areas before and after plot areas before and after readjustment readjustment – computer programmes locate the readjusted plots computer programmes locate the readjusted plots – and calculate revised areas and calculate revised areas • Estimate total market price of saleable plots • Estimate total market price of saleable plots • Estimate infrastructure costs, including • Estimate infrastructure costs, including administrative, interest etc. administrative, interest etc. • ‘ • ‘Cost equivalent Cost equivalent’ ’ plots should cover plots should cover infrastructure and project costs infrastructure and project costs

Stages in LR Stages in LR 4. Reallocation 4. Reallocation • Return balance of plots back to landowners • Return balance of plots back to landowners – typically 60% of the land area contributed – typically 60% of the land area contributed – located as nearly as possible to original position located as nearly as possible to original position – • Undertake development • Undertake development – outside developers? outside developers? – • Sell cost • Sell cost- -equivalent plots, retaining reserve equivalent plots, retaining reserve land, as project proceeds land, as project proceeds

History: Germany History: Germany • • Origins with Lex Adickes Lex Adickes 1902 ( 1902 (Frankfurt Frankfurt- -am am- - Origins with Main) Main) – rapid urban growth created housing land shortage – rapid urban growth created housing land shortage because of land fragmentation because of land fragmentation – Mayor of Frankfurt, Franz Adickes Adickes, sponsored Act , sponsored Act – Mayor of Frankfurt, Franz – regroupment petitioned by owners of half of the petitioned by owners of half of the – regroupment land or by LA land or by LA – 40 per cent limit on land area expropriation without – 40 per cent limit on land area expropriation without compensation compensation • • Extensively used for post- -war reconstruction war reconstruction Extensively used for post (1954 Act). (1954 Act).

LR (kukaku seiri kukaku seiri) in Japan ) in Japan LR ( • • Introduced 1919 from Germany Introduced 1919 from Germany – – Great Tokyo earthquake 1923 Great Tokyo earthquake 1923 • • Post- -War reconstruction War reconstruction Post – Applied to 30 % of urban areas – Applied to 30 % of urban areas – MacArthur MacArthur land reforms created 2m owner land reforms created 2m owner- -occupied farms occupied farms – – – multi multi- -level or vertical level or vertical replotting replotting in high in high- -density urban areas density urban areas – 1963 New Towns Act used LR 1963 New Towns Act used LR – – only only way to way to fund fund basic infrastructure basic infrastructure with with land owner land owner – contribution ion contribut • • Decline in recent years Decline in recent years – end of speculative land bubble of 1980s end of speculative land bubble of 1980s – – small land small land- -owner opposition owner opposition – – – loss of land area without compensation claimed violated loss of land area without compensation claimed violated constitutional rights. constitutional rights.

LR in India LR in India • Introduced by 1915 Bombay Town Planning • Introduced by 1915 Bombay Town Planning Act Act – previously improvement trusts and infrastructure previously improvement trusts and infrastructure – charge charge – betterment betterment – • costs of implementation and public land deducted • costs of implementation and public land deducted • 50:50 split land • 50:50 split land- -owners: local authority owners: local authority – applied to suburban housing development on light applied to suburban housing development on light – railway railway • Post • Post- -independence independence – successor states of successor states of Maharashtra Maharashtra (1966) & Gujarat (1966) & Gujarat – (1976) (1976) – Socialist state Socialist state of of Kerala Kerala –

LR in Israel/Palestine LR in Israel/Palestine • Introduced by British Mandate • Introduced by British Mandate – 1921 Town Planning Act 1921 Town Planning Act – – Former Ottoman Former Ottoman tanzimat tanzimat law law – • expropriation for highways • expropriation for highways • communal land repartitioned • communal land repartitioned • Large • Large- -scale application for Jewish settlement on scale application for Jewish settlement on coastal zone coastal zone • 1965 Israel Planning and Building Law (art. 7) • 1965 Israel Planning and Building Law (art. 7) – combine plots with or without consent combine plots with or without consent – • Recent opposition • Recent opposition – property property- -rights protectionism rights protectionism –

LR elsewhere • South Korea • South Korea – introduced by Japanese colonial power introduced by Japanese colonial power – • Other Asian countries • Other Asian countries – Taiwan, Indonesia, Nepal, Thailand, Malaysia Taiwan, Indonesia, Nepal, Thailand, Malaysia – – biennial conference sponsored by Japanese biennial conference sponsored by Japanese – • Osaka December 2002 • Osaka December 2002 • Central Rotterdam after 1940 bombing • Central Rotterdam after 1940 bombing • Attempts in United States • Attempts in United States – Washington, DC Washington, DC – – Hawaii Hawaii – • Louvain • Louvain Nouvelle University, Belgium Nouvelle University, Belgium