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Land-use plan

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Landuse-plan, Landvalue-plan ... Physical Planning &Design (a)Landuse-plan distribution of development area in different functions/effective &non-effective area. (b) ... – PowerPoint PPT presentation

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Title: Land-use plan


1
Land-use plan Product-mixed(How to Maximize
Landvalue?)
  • Contribution to Studio Development
  • Dr.-Ing. Jo Santoso
  • September 2005
  • (actualized on March 3, 2006)

2
Landuse-plan, Landvalue-plan Product-mixed
  • Land-use plan divided the site in saleable and
    non saleable are.
  • Saleable area is divided in high-value,
    middle-value and low-value area.
  • Non-saleable area is divided in Infrastructure,
    Social Facilities, Green and other restricted
    Zone.

3
Landuse-plan, Landvalue-plan Product-mixed
  • Land-use plan is composed to maximize land value.
  • The landvalue-plan is the basic to allocate the
    proposed product-mixed.
  • Land-use plan is the basic to establish
    development plan

4
Key Factors Determining Development Concept
  • External Determinants (uncontrollable)
    Government Policy Regulation, Economic
    Condition, Natural Condition, Externalities,
    Demand, etc.
  • Internal Determinants (controllable) Financial
    Condition, Human Resources, Corporate Culture,
    Design, Technical System, etc.

5
External and Internal Key-factors
  • External factors uncontrollable but some can
    be modified, some others change it self by the
    time.
  • Developer should try to increase positive impacts
    and to reduce negative impacts of external
    factors.
  • Identification of most possible external
    condition as point of departure
  • Land-use plan in particular or design in general
    is the most important internal key factor to
    maximize added value.
  • Land-value plan is the base to design land-use
    plan.

6
Where is the added value coming from?
  • How to mixed the products?
  • How to put which product on the right place/site?
  • Which product is to sell first, which is second,
    etc.
  • Which facilities should be built, where and when?
  • Which level of services should be provided to
    support the development?

7
How to mixed the products?
  • How to estimate the quantity and the composition
    of the products?
  • How to select the right locations for the
    products?
  • Method Elaborate different possibilities through
    alternative Land-use plans.

8
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9
Development Scenario (1)
  • Qualitative Survey is needed to identify most
    possible external condition
  • Strategy to face worst condition or to utilize
    best condition of externalities.
  • Increasing of land-price is projected base on
    most possible external condition.

10
Development Scenario (2)
  • The land-use plan is designed with most possible
    external condition as point of departure.
  • The flexibility of landuse-plan is an important
    factor to anticipate changing of externalities.

11
Development Scenario (3)
  • The best development scenario is base on balance
    between profit and risk.
  • Profit can be increase by maximizing internal,
    controllable key factors and optimizing of
    external uncontrollable condition.

12
Strategy to Anticipate Changing of External
(uncontrollable) Condition
  • Anticipate the changing of Government Policy
    Regulation.
  • Anticipating strategy to face changing of
    economic condition.
  • Technical Risk Assessment to anticipate the
    changing of natural condition.
  • Observation the changing of all important
    external factors.
  • Provide Flexibility in technical and corporate
    planning

13
Optimizing Controllable (internal) Condition to
maximize profit
  • Solid Financial Condition
  • Good quality of Human Resources innovative,
    creative
  • Strong Corporate Culture
  • Reliable Technical System, etc.
  • Flexible Design

14
Relation of Saleable and Non- saleable Area
  • There is a strong relationship between saleable
    area (areas/lots to sell or to rent) and
    non-saleable area (areas to built infrastructure,
    utilities and facilities) indicated with the
    increasing of landprice.
  • How to estimate the right proportion between
    saleable and non saleable
  • How to select the appropriate facilities
  • How to chose the right time to built the
    facilities? Which should be there in the
    beginning of the development, which should follow?

15
The Right Proportion
  • Is needed between
  • Lots and ROW
  • Commercial and social facilities
  • Greens and built up area
  • High, Middle and Low value

16
Phasing
Terms High-value Middle-value Low-value No-Value
Short
Middle
Long
Flexible
17
Development Phase
Laboratorium for Urban Planning of Tarumanagara
University
18
Table of Land-valueplan
Location Land- use Area (sqm) Effective Non- Effective
Saleable (gross) Subtotal saleable Net-saleable
Non-Saleable Subtotal non saleable
Total Total dev area Subtotal Eff. area Subtotal non-eff area
19
Table of Land-use plan
Gross Area Function Phase 1 (ha) Phase 2 (ha) Phase 3 (ha) SubTotal (ha)
Saleable Area Housing Commercial Others
Non-Saleable Infrastruktur Facilities Greens Others
Reserve
Subtot Subtot Subtot Total
20
Prediction of Land Price
Year 1 Year 2 Year 3 Year 4 Year 5 etc.
Housing H 1 H 2 H 3 Area sold Preis
Commercial C1 C2 C3
Laboratorium for Urban Planning of Tarumanagara
University
21
Land-price Assumption
Land price/ sqm
preparation
growth
mature
assumption of land price increase, based on
optimistic and pessimistic case
Laboratorium for Urban Planning of Tarumanagara
University
22
Study, Physical Planning Design
  • (a)Landuse-plan
  • gtdistribution of development area in
    different functions/effective non-effective
    area.
  • (b) Land value-plan
  • gtdivision the area in high-middle-low and no
    values of land/saleable non-saleable area.
  • (c)Development phases/stages
  • gt determines the timing of construction and of
    the product delivery
  • gt determines the development stages
  • (d) Other studies (marketstudy, environmental
    study,etc.)

23
The Process (Housing Project)
Owners Input from Market Analysis (Product
Mixed/ Land-valueplan)
Owners Input (Development Framework)
Owners Input from Investment Analysis (Pre-FS)
Discussion
Study on existing conditions of
Location (technical, social-cultural,etc)
Land-use Plan Development Scenario
DRAFT FINAL Of Development Concept
Final Development Concept
ALTERNATIVE ZONING PLAN
Consultation
Governments Requirements and Regulation
Comments from Authority
Inputs from Engineering Study
STAGE 1
STAGE 2
STAGE 3
STAGE 4
Laboratorium for Urban Planning of Tarumanagara
University
24
Development Phase
Laboratorium for Urban Planning of Tarumanagara
University
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