The thesis examines the social and economic implications of large-scale agribusiness expansion in Indonesia by analyzing how this economic system, as it is envisioned and materialised, reshapes livelihood possibilities. Based on original interviews with oil palm plantation workers, plantation company officials, smallholders, and on secondary research, this thesis scrutinises the forms of knowledge and practices that constitute large-scale oil palm agribusiness. While oil palm agribusiness produces economic opportunities for groups of individuals from certain social categories, it constrains the prospects of others in systematic ways. Oil palm agribusiness, as a project and as a set of practices, is deployed by a broad range of economic actors at different scales in an attempt to govern access to resources. However, the power of oil palm companies and investors over land, labour, and value is contested and negotiated by workers and smallholders who engage creatively with this economy. The thesis shows that oil palm agribusiness forms a field of power that produces specific subjectivities which transform the meanings and constraints related to this mode of production. The first part of the thesis (chapters 2 and 3) identifies the objectives pursued by those who plan and envision oil palm agribusiness. I emphasise that oil palm agribusiness serves a number of often competing and shifting aims that range from capital accumulation to welfare provision. The second part of the thesis (chapters 4 and 5) demonstrates how the modes of visioning examined in the first part of the thesis produce a broad set of material conditions for populations. I analyse the ways in which these conditions are constantly reshaped by everyday power relations and articulated around the value of labour and land. Based on ethnographic fieldwork that I conducted in West Kalimantan, Lombok, and Nias, these chapters shed light on the lived geographies of labour and the livelihood strategies used by individuals and social groups in the space of oil palm agribusiness.

The thesis examines the social and economic implications of large-scale agribusiness expansion in Indonesia by analyzing how this economic system, as it is envisioned and materialised, reshapes livelihood possibilities. Based on original interviews with oil palm plantation workers, plantation company officials, smallholders, and on secondary research, this thesis scrutinises the forms of knowledge and practices that constitute large-scale oil palm agribusiness. While oil palm agribusiness produces economic opportunities for groups of individuals from certain social categories, it constrains the prospects of others in systematic ways. Oil palm agribusiness, as a project and as a set of practices, is deployed by a broad range of economic actors at different scales in an attempt to govern access to resources. However, the power of oil palm companies and investors over land, labour, and value is contested and negotiated by workers and smallholders who engage creatively with this economy. The thesis shows that oil palm agribusiness forms a field of power that produces specific subjectivities which transform the meanings and constraints related to this mode of production. The first part of the thesis (chapters 2 and 3) identifies the objectives pursued by those who plan and envision oil palm agribusiness. I emphasise that oil palm agribusiness serves a number of often competing and shifting aims that range from capital accumulation to welfare provision. The second part of the thesis (chapters 4 and 5) demonstrates how the modes of visioning examined in the first part of the thesis produce a broad set of material conditions for populations. I analyse the ways in which these conditions are constantly reshaped by everyday power relations and articulated around the value of labour and land. Based on ethnographic fieldwork that I conducted in West Kalimantan, Lombok, and Nias, these chapters shed light on the lived geographies of labour and the livelihood strategies used by individuals and social groups in the space of oil palm agribusiness.

Nowadays many people recognize the need for sustainable development more than ever because of improper urban sprawl, rapid exhaustion of natural resources, and serious environmental problems. Emission of carbon dioxide from transportation sources causes severe air contamination, and this will increase due to the continued use of private vehicles. Thus, local governments are trying to keep public transit on a satisfactory level due to rising commuting time for cities. The U.S. Census shows that the majority of people would prefer to use their private automobile rather than utilize existing mass transit systems. Therefore, it is up to local governments to consider setting up more efficient alternative mass transit systems to deal with the increasing pollution caused by automobiles. Organizations adopt certain environmental standards for many different reasons, such as commitment to environmental issues affecting their industry. Other organizations could also benefit, both economically and environmentally, by utilizing such standards. The LEED (Leadership in Energy and Environmental Design) rating system is one of the more commonly-used environmental standards which presents guidelines for making decisions regarding land development while preserving the environment. However, only a few studies have attempted to evaluate this voluntary rating system which makes it difficult to justify the motivation of organizations that have adopted such voluntary standards. In this respect, this research primarily aims to explore the economic influence on the market value of undeveloped land through an analysis of public transportation in San Francisco, CA. Population density and area of each parcel are the factors considered to make the predictive model more powerful. Findings in this study show that LEED PTA (Public Transportation Accessibility) criteria, and population density significantly affect the appraised land unit value in specific purposed zones. Particularly, the economic impact of public transportation accessibility tended to be positive. With these findings, the statistical model for predicting land value was created. The result of this research can assist developers to make better site selections to accelerate the growth of sustainable construction.

Thesis (Ph. D.)--Georgia State University, 2006. / Title from title screen. David L. Sjoquist, committee chair; Geoffrey K. Turnbull, Sally Wallace, Michael J. Rushton, committee members. Electronic text (195 p : charts) : digital, PDF file. Description based on contents viewed on June 7, 2007. Includes bibliographical references (p. 181-194).

Certain public investments or changes in the urban norms contribute to private property appreciation, without the owners having to make any effort for it. This research studies intervention ways to capture part of this increased value for the public sector, called land value capture tools, through which it is possible to revert the process of public investments private possession. The first part of the analysis takes into account a large context, relating the subject to the search for a sustainable urban development, within the city right, its property social function and the current Brazilian laws. It presents examples of countries where these tools are being used and mentions the Brazilian reality concerning tax policies and urban policies which are able to capture land value. Next, a case study about Maceió, a city located in the northeast of Brazil. It investigates how its master plan and urban laws have foreseen the use of such tools, trying to identify if advances have occurred in the search for a bigger land market control and as an incentive so that the property can do its social function. The adopted methodology is one of analytical work with exploratory characteristics, where selected and revised readings have been vital, tracing the origin, the development and the influence of ideas and concepts, with the hypothesis being created within the investigation process. The study showed that the land value capture tools may help in the search for a sustainable urban development, being able to contribute to the property social function. It also showed that the elaboration of new urban laws by Brazilian cities does not mean that these instruments are being, or will be, implemented. / Determinados investimentos públicos ou alterações nas normas urbanísticas valorizam as propriedades privadas sem que seus donos tenham se esforçado. A pesquisa estuda mecanismos de intervenção sobre o solo, chamados de instrumentos de recuperação de mais-valias fundiárias, através dos quais se busca reverter tais processos de apropriação privada dos investimentos públicos. A análise parte de um contexto amplo, relacionando o tema com a busca pelo desenvolvimento urbano sustentável, com o direito à cidade, a função social da propriedade e com as atuais normas jurídicas brasileiras. Apresenta exemplos de países que vêm utilizando estas ferramentas e aborda a realidade brasileira referente aos instrumentos tributários, fiscais e da política urbana com capacidade de recuperar mais-valias. Na seqüência, foca na realidade específica do município de Maceió, investigando como o novo Plano Diretor e Código de Urbanismo e Edificações previram a utilização destes instrumentos, procurando identificar se aconteceram avanços na busca por um maior controle do mercado do solo e no incentivo para que a propriedade cumpra com a sua função social. A metodologia utilizada é a de um trabalho analítico de caráter exploratório, em que a literatura selecionada e revisada para os estudos exerceu um papel fundamental, traçando a origem, o desenvolvimento e a influência de idéias e conceitos, com as hipóteses sendo construídas no processo de investigação. Demonstrou-se que os instrumentos de recuperação de mais-valias fundiárias são aliados em prol de um desenvolvimento urbano sustentável, podendo cooperar para que a propriedade atinja a sua função social. Demonstrou-se também que a elaboração das novas legislações urbanísticas pelos municípios brasileiros não significa que estes instrumentos estejam sendo, ou serão, implementados.

Made available in DSpace on 2016-06-02T20:00:44Z (GMT). No. of bitstreams: 1 4410.pdf: 6430661 bytes, checksum: c3686e7bb28291fd6de80e1fb455d029 (MD5) Previous issue date: 2010-10-28 / Financiadora de Estudos e Projetos / This dissertation is a theoretical study developed on urbanization processes involving Permanent Preservation Areas (APP) marginal to water bodies. The verification of a constant breach on the principle of inviolability attributed to APP, especially in urban areas, motivated this research. The objective focused on identifying and discussing the factors that influence the processes of urbanization in Permanent Preservation Areas marginal to water bodies. From the literature review, 28 factors of influence could be pointed out and organized into 08 dimensions. The case study conducted in São Carlos-SP, on the Conservation Areas of the Gregory stream, allowed the identification of influencing factors in the four analyzed periods in the history of urbanization of the municipality: 1857-1965, 1965-1979, 1979-1986 and 1986 to 2010. The results obtained in this research enabled the understanding that some permanent preservation areas, present in urban areas have been urbanized for assuming the value of urban land as defended by Villaça (2001). The value added to them is thus, not only restricted to their environmental value, but also to values of location, culture and affection among others related to the local context. / Esta dissertação corresponde a um estudo teórico desenvolvido sobre os processos de urbanização envolvendo Áreas de Preservação Permanente (APP) marginais a corpos d água. A verificação de um constante descumprimento ao princípio da intangibilidade atribuído às APPs, principalmente no meio urbano, motivou a realização desta pesquisa. O objetivo concentrou-se em identificar e discutir os fatores que influenciam os processos de urbanização em Áreas de Preservação Permanente marginais a corpos d água. A partir da revisão bibliográfica realizada, registrou-se 28 fatores de influência organizados em 08 dimensões. O estudo de caso desenvolvido em São Carlos -SP, sobre as Áreas de Preservação do córrego do Gregório possibilitou a identificação de fatores de influência nos quatros períodos analisados da história da urbanização do município: 1857 a 1965, 1965 a 1979, 1979 a 1986 e 1986 a 2010. Os resultados obtidos na pesquisa possibilitaram o entendimento de que algumas Áreas de Preservação Permanente, presentes no meio urbano, têm sido urbanizadas por assumirem o valor de terra urbana defendido por Villaça (2001). O valor agregado a elas, dessa forma, não se restringe somente ao valor ambiental, mas também ao valor de localização, de afetividade e cultura e a outros surgidos com o contexto local.

The aim of my thesis is to outline the problems of determining normal rent for the land. In the beginning of my work I have focused on defining the basic concepts that relate to your topic. I also focused on clarifying the concept of market value. In another part of his continuing work allude tenancy, the rights and obligations of the landlord and tenant. To determine the usual rent is necessary to establish the normal price of the land, so in the next part, the method of valuation of land. Then bring the reader into the very issue of determining normal rent for the land. In my work, not just the stark listing of all operations associated with this topic, but also the willingness to give readers a better orientation when confronted with this issue. In the practical part is focused on the determination of usual rent on land different space consumption.

Stockholm har idag en glödhet bostadsmarknad där efterfrågan är stor och många bostäder måste byggas. En förutsättning för att nya bostäder ska kunna byggas är att det finns tillgänglig mark samt att marken är detaljplanelagd. Tillsammans med ekonomiskt gynnsamma förhållanden har det de senaste åren lett till en stor ökning av antalet aktiva aktörer på marknaden. Den rådande situationen gör att företagens strategi för att förvärva mark är avgörande för deras överlevnad. Syftet har varit att utreda hur företagen resonerar vid förvärv av icke-planlagd mark då detta kan skapa en risk för företagen. Vad grundar de sitt beslut på och vilka kalkyler är det som faktiskt görs är något som besvaras i rapporten. De teorier som ligger grund för arbetet kommer därmed innefatta delar om värdetrappan, exploateringskalkylen och marknadsanalyser med en avslutande del om generell fastighetsvärdering. De metoder som har använts är litteratursökningar för att få en övergripande förståelse för den bakomliggande teori. Denna undersöks sedan djupare med hjälp av kvalitativa intervjuer av intressanta företag på marknaden. De slutsatser som utifrån arbetet kan dras är att det som ligger till grund för företagens strategier baseras på exploateringskalkyler och väl utarbetade marknadsanalyser. Vidare är det tydligt att företagen reglerar köpen med hjälp av olika villkor för att minimera riskerna vilket gör att marken inte förvärvas i ett tydligt steg utifrån värdetrappans teori. / The housing market in Stockholm has in the recent years become a hot topic. The demand for residences has heavily increased creating the needs of building a large amount of new residences. To be able to build these new apartments that the market demands, land must be available together with a judiciary detailed development plan. The market has seen a great amount of new developers due to beneficial economic circumstances in the past years. This situation therefore requires the companies to have elaborated strategies to manage the competition. The purpose of this thesis has been to investigate the companies reasoning regarding the acquisition of non-detailed developed land as this can correspond as a risky business. What founds their decisions and which calculations do they use are questions that will be answered in this essay. The underlying theories includes parts such as, the different stages of land value, the calculation of exploitation and a market analysis supplemented with a final part of real estate valuation. The methods that have been used are literature studies for an overall understanding of the mentioned theories above. In addition, qualitative interviews have been used for an even greater understanding. The conclusion of this thesis states that the companies base their strategic acquisition of land by the theory of calculation of exploitation and by well-conducted market analysis. Also, this report shows that the companies regulate their purchases of land by different types of requirements which makes the stage of valuation uncertain.

Det finns betydande behov av att utveckla befintlig och ny transportinfrastruktur i Sverige. Dessa projekt är ekonomiskt utmanande och begränsas ofta av offentliga budgetar. I avsikt att utöka finansieringskapaciteten har värdeåterförande metoder införts som fördelar ansvaret på fler parter. Det senaste tillskottet är medfinansieringsersättning som innebär att en kommun som medfinansierar statlig eller landstingskommunal transportinfrastruktur i sin tur får förhandla med fastighetsägare och exploatörer om att frivilligt ersätta kommunen för deras bidrag. Ersättningen kan aktualiseras förutsatt att en kommun medfinansierar, fastigheter antas öka i värde och kommunen har riktlinjer för tillämpningen.  Medfinansieringsersättning regleras sedan april 2017 i plan- och bygglagen. I lagstiftningen finns tolkningsutrymme för det praktiska utförandet, varför arbetet belyser hur kommuner tillämpar och kan tillämpa ersättningen. Studien sammanställer bl.a. nio Stockholmskommuners förhållningssätt, baserat på intervjuer och kommunala handlingar. Resultaten visar att en övervägande del av kommunerna har börjat eller ska börja använda medfinansieringsersättning. Det finns noterbara skillnader i tillämpningen som beror på skilda förutsättningar avseende exempelvis stadsbild, markägoförhållande eller politisk vilja. Inom vilka geografiska områden som avtalande om ersättning blir aktuell framgår av kommunens influensområden som definieras utifrån transportinfrastrukturens värdepåverkan. Generellt betalas ersättningen som ett belopp per kvadratmeter byggrätt vid exploatering av bostäder och kontor inom 1 000 meter från stationslägen. I influensområdena kan ersättningsnivån variera med faktorer som exempelvis avstånd till station eller tid till driftstart.  Ersättningen motsvarar ungefär 5 % av byggrättsvärdet, men nivån kan variera mellan ca 0-10 % beroende på kommunens antaganden och förhållningsätt. Flertalet kommuner bestämmer ersättningsnivån genom att fördela medfinansieringsbidraget på planerat antal byggrätter istället för att utgå från en värdering av värdeökningen. Orsaken är att kvantifiering av värdeförändringen bedöms för oklar och svårbestämd. Samtidigt är det få som ifrågasätter att transportinfrastruktur medför värdepåverkan. I varje enskilt fall där värdeökningen kan antas större än ersättningen bör därför överenskommelse vara möjlig. Medfinansieringsersättning kan inte anses vara så förhandlingsbart och frivilligt som lagstiftaren hade intentioner om. Att nå en frivillig överenskommelse begränsas av att parterna inte är jämnstarka till följd av kommunens planmonopol samt att likabehandling, transparens och förutsägbarhet ska upprätthållas. Erläggande av ersättningen kan snarare ses som en förutsättning för att få en detaljplan inom influensområdet. / There is a considerable need to develop new and existing transport infrastructure in Sweden. These projects are economically challenging and often limited by public budgets. To expand the financial resources, methods of land value capture have been introduced to allocate responsibility to more parties. The latest addition is “co-financing compensation”, which means that a municipality that co-finances transport infrastructure can negotiate with a property owner or developer to voluntarily compensate the municipality for their contribution. The compensation can be actualized provided that a municipality co-finances, the real estate is assumed to increase in value and that the municipality has guidelines for its application. Co-financing compensation was introduced in the Planning and Building Act in April 2017. The legislation is relatively vague, which creates opportunities for interpretation of the practical implementations. Therefore, the work sheds light on current and potential ways for municipalities to apply this compensation. The study compiles how nine municipalities within the Stockholm region use the compensation, based on interviews and municipal documents. The results show that a majority of the municipalities have begun or will begin to use co-financing compensation. There are notable differences in the application due to conditions such as cityscape, landownership or political intention. The catchment area, defined by the municipality, shows which areas are eligible for the compensation and depends on how the transport infrastructure impacts the monetary land value. In general, the compensation is paid as an amount per square meter of the building rights when developing buildings within 1 000 meters from train stations. Furthermore, in the catchment areas, the compensation level may vary with factors such as distance to station or time to station opening of the transport infrastructure. The co-financing compensation corresponds to approximately 5 % of the building right value, but the level may vary between 0-10 % depending on the municipality's adoptions and approaches. Most municipalities determine the level of compensation by allocating the co-financing contribution to a planned number of building rights instead of appraising the value increase. The reason is that quantification of the change in value is considered to be unclear and difficult. At the same time, not many people questions the notion of transport infrastructures impact on property values. In each case where the increase in value can be assumed to be greater than the compensation, an agreement should be reachable.

土地增值稅自民國九十一年二月一日起兩年內減徵百分之五十（民國九十三年一月又延長一年至九十四年一月三十一日止）。以往研究發現，當稅制改變時，股市會反應稅制變動所帶來的影響，但鮮少有研究探討稅制變動是否帶來公司實際交易改變之影響。本研究針對土地增值稅減半徵收對我國上市櫃公司土地交易的影響進行實證分析。研究結果發現（1）在減徵政策宣布之後，但實際生效之前，我國上市櫃公司傾向延後處分所持有的土地（2）整體統計資料顯示，土地增值稅減徵政策有助於刺激上市櫃公司進行土地交易以及處分具有較高未實現持有利得之土地之現象，但實證迴歸的結果並不支持。（3）本文實證迴歸結果顯示，營業虧損的公司以及擁有較多出售用土地的公司較會在土地增值稅減徵期間進行土地交易。 基於上述實證結果，本文推論，在減徵正式實施後所增加的土地交易，其背後的動機多為彌補本業虧損或藉由在減徵期間進行土地交易，墊高土地成本以降低未來租稅負擔。因此，由我國上市櫃公司土地交易情形觀之，此次土地增值稅減徵對於欲達到刺激經濟成長的目標，成效並不顯著。 / The Land Value Increment Tax (LVIT) has been halved for two years from Feb. 1, 2002. (The tax cut policy has been extended from two years previously to three years until Jan. 31, 2005). Prior studies found that the impacts of change in tax rate will be reflected on company stock prices, but fewer studies were aimed at the impacts of change in tax rate on real transactions. This study examines the impacts of LVIT cut on Taiwan’s listed and OTC companies land transactions. It is found that (1) According to the empirical results, listed and OTC companies deferred their land transactions after the announcement of the tax cut policy. (2) Based on the descriptive statistics results, it is found that the tax cut policy induces listed and OTC companies to sell land in the implementation period and to postpone selling land with higher holding gains during the announcement period to gather greater disposal gains. However, the regression results do not support the same conclusions. (3) The empirical results of this study provides evidence that higher Land-for-sale and Operating loss are important motives behind increased land transactions by listed and OTC companies in response to the tax cut policy. Based on the above-mentioned empirical results, this study infers that, as a result of the LVIT cut, the motives behind increased land transactions conducted by listed and OTC companies are for the purpose of reducing tax burden in the future or covering loss from operating activities. Consequently, this tax cut policy contributes little to efforts to stimulate economic upturn, since most of the listed and OTC companies only take advantage of the policy to gather tax benefit or to cover loss -- a development that is not beneficial for overall economic growth.