Report.

Issued in the series of Legislative documents.

The effectiveness of differential assessment of farmland in the Chicago metropolitan area /

"DLGA 701-210-76."

Memorial of the owners of real estate, in the vicinity of the Washington military parade ground, for relief from the assessment for enlarging the same.

Goldsmiths'-Kress no. 25597.34.

General valuation of rateable property in Ireland : valuation of the several tenements.

[1] Union: Clogher/Counties: Monaghan & Tyrone -- [2] Union: Castlerea/Counties: Roscommon & Mayo -- [3] Union: Castletowndelvin/Counties: Meath & Westmeath -- [4] Union: Cootehill/County: Cavan -- [5] Union: Clifton/County: Galway, in which is included the Island of Inishbofin in the County of Mayo -- [6] Union: Claremorris/County: Mayo -- [7] Union: Cootehill/County: Managhan -- [8] Union: Clones/(Part of) County: Monaghan -- [9] Union: Ardee/Counties: Louth & Meath -- [10] Union: Bailieborough/County: Cavan -- [11] Union: Ballina/Counties: Mayo & Sligo -- [12] Union: Ballinasloe/County: Roscommon -- [13] Union: Ballinrobe/County: Mayo -- [14] Union: Ballymahon/Counties: Longford & Westmeath -- [15] Union: Ballymahon/County: Westmeath -- [16] Union: Ballyshannon/County: Donegal -- [17] Union: Ballyshannon/County: Leitrim -- [18] Union: Ballyvaghan/County: Clare -- [19] Union: Baltinglass/County: Wicklow -- [20] Unions: Bandon & Kinsale/County: Cork -- [21] Union: Bawnboy/County: Cavan -- [22] Union: Bawnboy/County: Leitrim -- [23] Union: Belmullet/County: Mayo -- [24] Union: Carrick-on-Shannon/County: Roscommon -- [25] Union: Carrickmacross/County: Monaghan -- [26] Union: Castlebar/County: Mayo -- [27] Union: Castleblayney (part of)/County: Monaghan -- [28] Union: Corrofin/County: Clare -- [29] Barony: Upper Deece/County: Meath -- [30] Barony: Cork/County: Cork -- [31] Barony: Coshmore & Coshbride/County: Waterford -- [32] Barony: Trough/County: Monaghan -- [33] Union: Donegal/County: Donegal -- [34] Union: Drogheda/Counties: Louth & Meath -- [35] Union: Dromore, West/County: Sligo -- [36] Union: Dunfanaghy/County: Donegal -- [37] Unions: Cahersiveen, Kenmare, and Killarney/County: Kerry -- [38] Barony: Dunkerron South/County: Kerry -- [39] Union: Dunshaughlin/County: Meath -- [40] Union: Edenderry/County: Meath -- [41] Union: Edenderry/County: Kildare -- [42] Union: Edenderry/King's County -- [43] Union: Enniskillen/County: Cavan -- [44] Union: Ennistimon/County: Clare -- [45] Barony: Glenahiry/County: Waterford -- [46] Union: Gort/Counties: Galway & Clare -- [47] Union: Granard/County: Longford -- [48] Union: Granard/County: Westmeath -- [49] Barony: Iffa & Offa West/County: Tipperary -- [50] Barony: Imokilly/County: Cork -- [51] Union: Kells/County: Meath -- [52] Barony: Kenry/County: Limerick -- [53] Barony: Kerrycurrihy/County: Cork -- [54] Barony: Kilculliheen/County: Waterford -- [55] Union: Killadysert/County: Clare -- [56] Union: Killala/County: Mayo -- [57] Union: Letterkenny/County: Donegal -- [58] Union: Limerick/County: Limerick -- [59] Union: Longford/County: Longford -- [60] Barony: Magunihy/County: Kerry -- [61] Unions: Mallow & Cork/County: Cork -- [62] Union: Manorhamilton/County: Leitrim -- [63] Union: Millford/County: Donegal -- [64] Union: Mountbellew/County: Galway -- [65] Union: Naas/County: Wicklow -- [66] Union: Navan/County: Meath -- [67] Union: Newport/County: Mayo -- [68] Union: Oldcastle/County: Meath -- [69] Barony: Upper Ormond/County: Tipperary, North Riding -- [70] Barony: Orrery & Kilmore/County: Cork -- [71] Union: Oughterard/ Counties: Galway & Mayo together with that portion of the Union of Ballinrobe in the County of Galway -- [72] Union: Portumna/County: Galway -- [73] Barony: Rathdown/County: Wicklow -- [74] Barony: Salt/County: Kildare -- [75] Barony: South Salt/County: Kildare -- [76] Union: Scarriff/Counties: Clare & Galway -- [77] Union: Shillelagh/County: Wicklow -- [78] Union: Stranorlar/County: Donegal -- [79] Union: Tobercurry/County: Sligo -- [80] Union: Trim/County: Meath -- [81] Barony: Trughanacmy/County: Kerry -- [82] Barony: Upperthird/County: Waterford -- [83] Union: Wexford/County: Wexford -- [84] Barony: Castleknock/County: Dublin -- [85] Barony: Balrothery, East/County: Dublin -- [86] Barony: Newcastle/County: Dublin -- [87] City of Dublin, North Dublin Union, Arran Quay Ward -- [88] City of Dublin, South Dublin Union, Fitzwilliam Ward -- [89] City of Dublin, North Dublin Union, Inns Quay Ward -- [90] City of Dublin, South Dublin Union, Mansion House Ward -- [91] City of Dublin, South Dublin Union, Merchants' Quay Ward -- [92] City of Dublin, North Dublin Union, Mountjoy Ward -- [93] City of Dublin, North Dublin Union, North Dock Ward -- [94] City of Dublin, North Dublin Union, North City Ward -- [95] City of Dublin, North Dublin Union, Rotundo Ward -- [96] City of Dublin, South Dublin Union, Royal Exchange Ward -- [97] City of Dublin, South Dublin Union, South City Ward -- [98] City of Dublin, South Dublin Union, South Dock Ward -- [99] City of Dublin, South Dublin Union, Trinity Ward -- [100] City of Dublin, South Dublin Union, Usher's Quay Ward -- [101] City of Dublin, South Dublin Union, Wood Quay Ward.

The Economic Value of Residential Land in Historical Areas: An Application of the Residual Method to the Secondary Market

Land value bears significant weight in house prices in historical town centers. An essential aim for regulating the mortgage market, particularly in the financial and property crisis that countries such as Spain are undergoing, is to have at hand objective procedures for its valuation, whatever the conditions (location, construction, planning). Of all the factors contributing to house price make-up, the land is the only one whose value does not depend on acquisition cost, but rather on the location-time binomial. That is to say, the specific circumstances at that point and at the exact moment of valuation. For this reason, the most commonly applied procedure for land valuation in town centers is the use of the residual method: once the selling price of new housing in a district is known, the other necessary costs and expenses of development are deducted, including those of building and the developer’s profit. The value left is that of the land. To apply these procedures it is vital to have figures such as building costs, technical fees, tax costs, etc. But, above all, it is essential to obtain the selling price of the new housing. This is not always feasible, on account of the lack of newbuild development in this location. This shortage of information occurs in historical town cities, where urban renewal is slight due to the heritage-protection policies, and where, nevertheless there is substantial activity in the secondary market. In these circumstances, as an alternative for land valuation in consolidated urban areas, we have the adaptation of the residual method to the particular characteristics of the secondary market. To these ends, there is the proposal for the appreciation of the dwelling which follows, in a backwards direction, the application of traditional depreciation methods proposed by the various valuation manuals and guidelines. The reliability of the results obtained is analyzed by contrasting it with published figures for newly-built properties, according to different rules applied in administrative appraisals in Spain and the incidence of an eventual correction due to conservation state.

Simulation of Land Use and Investment Behaviour under Different Policy Scenarios: Results of the extended farm/household model. Factor Markets Working Paper No. 27, July 2012

Factor markets are a central issue in analyses of farm development and of agricultural sector vitality. Among the different production factors, land is one of the most studied. Several studies seek to estimate the effect of government policy payments on land value or land rental prices. The studies mostly agree that government payments and other types of policy support are significant in explaining land prices and account for a large share of them. In October 2011, the European Commission published a new policy proposal for the common agricultural policy (CAP) up to 2020. The proposed regulation includes a shift from historical to regional payments. The objective of this paper is to provide an ex ante analysis of the impact of the new CAP policy instruments on the land market. In particular, the effect of the regionalisation of payments in Italy is examined. The analysis is based on the use of a mathematical programming model to simulate the changes in land demand for a farm in Emilia Romagna. The results highlight the relevance of the new policy mechanism in determining a change in land demand. Yet the effect is highly dependent on initial ownership of entitlements under the historical payment scheme.

The taxation of ground values.

Mode of access: Internet.

The real estate markets : Players, institutions and territories

Revealing the parties, the processes and the institutions and, consequently, both the diversity and contingency of the real estate markets, the existing increasing literature emphasises the contemporary numerous links and interdependencies between real estate, land value, planning and town planning policy and even the financial system. This paper is an attempt to understand all the real estate markets, from the most peripheral ones, where the urban rent is the lowest, to the most dense city centres. To gain a better understanding of the real estate market, a process of firstly deconstruction and then reconstruction is used. The process of deconstruction involves identifying various market trends according to property type (principally residential buildings), players and institutions, territorial situations and temporalities based on research conducted in Switzerland. We then developed a meta-synthesis inspired by Fernand Braudel whose works put as much emphasis on day-to-day economic activity as on long-term activity, and on local as well as global issues.

Instrumentos de financiación deldesarrollo urbano en colombia: la contribución por valorización y la participación en plusvalías. Lecciones y reflexiones

La participación en plusvalías (PPV) es el instrumento de política de una reforma de gran transcendencia en Colombia: la recuperación de las rentas del suelo y su movilización social. Durante la fase de implementación de la PPV se han venido estableciendo esquemas operativos fragmentados que propician una visión procedimental y atomizada del tributo, la cual promueve lógicas institucionales que potencialmente retardan su evolución plena como instrumento de política de suelo. El análisis de la trayectoria de varias décadas de las ciudades colombianas con la contribución por valorización (CV) sugiere que la continuidad y evolución de este instrumento y sus instituciones se derivan en gran parte del manejo “ingenioso” de esta política frente a su entorno de implementación. Por tratarse de un instrumento de recuperación parcial de plusvalías, constituye un precedente para la PPV a partir del cual es posible derivar valiosas lecciones. Este artículo presenta para discusión los factores de viabilidad y sostenibilidad identificados a través del análisis de la experiencia de implementación y del proceso general de consolidación de la CV; así como reflexiones que de allí surgieron sobre la dirección que en el mismo contexto debería dársele a la implementación de la PPV, de manera que se propicien condiciones de entorno favorables a la evolución institucional y sostenibilidad de la reforma.-----Participation in Land Value Increments (participación en plusvalías-PPV) is an essential policy instrument of the urban Reform in Colombia designed to capture and socially mobilize land rents originated by public decisions and investments. The analysis of its recent implementation process in Bogota provides evidence that current institutional arrangements are creating a general tendency amongst the institutions involved towards isolated procedural management, which potentially hinders the integrated vision required to manage the instrument at the policy level. Special Assessment (contribución por valorización-CV), an earlier form of partial value capture, has a long history in Colombia as an effective financialinstrument for urban management. Analysis of the factors that have contributed to successfully consolidate CV show that its technical evolution, continuity and political legitimacy have been strongly supported by integrated institutions and strategic management. Through comparative analysis, the experience with CV is used to draw some useful parallels and insights for a discussion about how PPV´s implementation process should be redirected towards strategic policy thinking and “smart value capture”.

Estudio de la influencia comercial sobre los barrios el Nogal, el Espartillal y el Retiro y su efecto en el precio del suelo, en el periodo 1993 – 2010.

El interés de esta monografía es describir el proceso de transformación urbana de los barrios El Retiro, El Espartillal y el Nogal de la ciudad de Bogotá, a partir del año 1993, en el cual se inauguró el Centro Comercial Andino. Se analiza y explica el desarrollo impulsado por el centro comercial sobre el territorio, transformando el uso de residencial e institucional a comercial y de servicios lo cual influyó directamente la densificación y valorización de los barrios. Por último se describe la evolución del valor del metro cuadrado de la zona, con la finalidad de identificar de forma cuantitativa el efecto de estos precios sobre el territorio.

Uncertainty and feasibility studies: an Italian case study

Uncertainty affects all aspects of the property market but one area where the impact of uncertainty is particularly significant is within feasibility analyses. Any development is impacted by differences between market conditions at the conception of the project and the market realities at the time of completion. The feasibility study needs to address the possible outcomes based on an understanding of the current market. This requires the appraiser to forecast the most likely outcome relating to the sale price of the completed development, the construction costs and the timing of both. It also requires the appraiser to understand the impact of finance on the project. All these issues are time sensitive and analysis needs to be undertaken to show the impact of time to the viability of the project. The future is uncertain and a full feasibility analysis should be able to model the upside and downside risk pertaining to a range of possible outcomes. Feasibility studies are extensively used in Italy to determine land value but they tend to be single point analysis based upon a single set of “likely” inputs. In this paper we look at the practical impact of uncertainty in variables using a simulation model (Crystal Ball ©) with an actual case study of an urban redevelopment plan for an Italian Municipality. This allows the appraiser to address the issues of uncertainty involved and thus provide the decision maker with a better understanding of the risk of development. This technique is then refined using a “two-dimensional technique” to distinguish between “uncertainty” and “variability” and thus create a more robust model.

Fit for policy? Some evidence on the application of development viability models in the UK planning system

This paper investigates the application and use of development viability models in the formation of planning policies in the UK. Particular attention is paid to three key areas; the assumed development scheme in development viability models, the use of forecasts and the debate concerning Threshold Land Value. The empirical section reports on the results of an interview survey involving the main producers of development viability models and appraisals. It is concluded that, although development viability models have intrinsic limitations associated with model composition and input uncertainties, the most significant limitations are related to the ways that they have been adapted for use in the planning system. In addition, it is suggested that the contested nature of Threshold Land Value is an example of calculative practices providing a façade of technocratic rationality in the planning system.

A good enough approach to setting planning obligations

In this paper we propose an alternative model of, what is often called, land value capture in the planning system. Based on development viability models, negotiations and policy formation regarding the level of planning obligations have taken place at the local level with little clear guidance on technique, approach and method. It is argued that current approaches are regressive and fail to reflect how the ability of sites to generate planning gain can vary over time and between sites. The alternative approach suggested here attempts to rationalise rather than replace the existing practice of development viability appraisal. It is based upon the assumption that schemes with similar development values should produce similar levels of return to the landowner, developer and other stakeholders in the development as well as similar levels of planning obligations in all parts of the country. Given the high level of input uncertainty in viability modelling, a simple viability model is ‘good enough’ to quantify the maximum level of planning obligations for a given level of development value. We have argued that such an approach can deliver a more durable, equitable, simpler, consistent and cheaper method for policy formation regarding planning obligations.

Governing calculative practices: An investigation of development viability modelling in the English planning system

Over the last decade the English planning system has placed greater emphasis on the financial viability of development. ‘Calculative’ practices have been used to quantify and capture land value uplifts. Development viability appraisal (DVA) has become a key part of the evidence base used in planning decision-making and informs both ‘site-specific’ negotiations about the level of land value capture for individual schemes and ‘area-wide’ planning policy formation. This paper investigates how implementation of DVA is governed in planning policy formation. It is argued that the increased use of DVA raises important questions about how planning decisions are made and operationalised, not least because DVA is often poorly understood by some key stakeholders. The paper uses the concept of governance to thematically analyse semi-structured interviews conducted with the producers of DVAs and considers key procedural issues including (in)consistencies in appraisal practices, levels of stakeholder consultation and the potential for client and producer bias. Whilst stakeholder consultation is shown to be integral to the appraisal process in order to improve the quality of the appraisals and to legitimise the outputs, participation is restricted to industry experts and excludes some interest groups, including local communities. It is concluded that, largely because of its recent adoption and knowledge asymmetries between local planning authorities and appraisers, DVA is a weakly governed process characterised by emerging and contested guidance and is therefore ‘up for grabs’.

Dando voltas: efeitos econômicos da implantação de uma nova rodovia: o caso do Rodoanel metropolitano de São Paulo

O objetivo da tese é estudar o Rodoanel Metropolitano sobre o uso do solo. A motivação para escolha do Rodoanel é a importância e a magnitude do Rodoanel como investimento em transporte viário num momento em que o país enfrenta gargalos de infraestrutura. Composto por quatro fases de implantação, o traçado planejado tem extensão de aproximadamente 170 quilômetros. Quando completado, interligará dez rodovias que chegam a São Paulo. Constituem-se objetivos específicos desta tese: discutir os elementos de economia de transportes, economia urbana e planejamento urbano pertinentes a sistemas radioconcêntricos de circulação e o papel do anel viário por meio de alguns exemplos internacionais; estudar o projeto do Rodoanel metropolitano na perspectiva do planejamento de transportes em São Paulo e avaliar os efeitos do trecho oeste do Rodoanel sobre os preços da terra residencial. Cada um desses objetivos será consubstanciado em um capítulo específico, cujos resultados são: discussão de questões pertinentes ao debate do planejamento e da economia urbana que envolve anéis viários; análise do projeto do Rodoanel como parte de um longo processo de planejamento do sistema viário da RMSP e avaliação de alterações do preço imobiliário de residências situadas em torno das alças de acesso do trecho oeste do Rodoanel. Dessa forma será possível inferir os efeitos do Rodoanel em termos de políticas públicas urbanas e contribuir para melhor gestão do território da metrópole.