Sedan en tid tillbaka har utbudet och efterfrågan på bostäder varit väldigt debatterat. Detuppstod en bostads-politisk debatt där många kommuner blev kritiserade över hur dettahanteras. Örebromodellen har då blivit uppmärksammad på senare tid som ett effektivt ochtidsbesparande sätt att korta ner tiden från “idé” till färdig byggnad genom Örebrokommuns sätt att utföra markanvisningsprocessen på tillsammans med hur de utformardetaljplaner. Det har dock inte redovisats hur och varför denna modell fungerar samt omdessa påstådda förbättringar faktiskt stämmer. Därför har det visats sig vara intressant attundersöka detta.Detta examensarbete syftar till att undersöka vad Örebromodellen innebär från ettdetaljplanerings- och markanvisnings-perspektiv. Utöver detta syftar arbetet även till attutreda hur Örebro kommun arbetar efter en snabbare och effektivare process i dessa ovannämnda perspektiv samt om något efterföljande steg i processen har blivit påverkat avpåskyndandet från Örebromodellen. Arbetet syftar även till att belysa både för- ochnackdelar med den nämnda detaljplanerings- och markanvisnings-modellen.I uppsatsen har en kvalitativ fallstudie utförts som omfattar fyra bostadsprojekt i Örebro.Genom studien har det, till en början, konstaterats att Örebromodellen inte är en striktmodell som kommunen förhåller sig till utan istället en stark riktlinje som kan skilja sig någotmellan projekten. Denna modell använder sig av generella detaljplaner som kan ha storafördelar med sin flexibilitet men kan också anses vara osäkra i framtiden gällandekommunens ursprungliga avsikt med området. Utöver detta har det konstaterats attÖrebromodellens markanvisningar genomförs med förstudie- och reservations-avtal. Dessaavtal har både för- och nackdelar bland annat har det visat sig vara ett bra sätt att säkerställautformningen av byggnationen i genomförandeskedet samt att det är ett effektivt sätt attpåskynda processen på. Dock behövs det undersökas hur väl denna metod, som användsför markanvisningar, håller i bland annat konjunktursvängningar. I uppsatsen analyseras ochdiskuteras bland annat även hur Örebromodellen prissätter mark och hurreservationsavtalen kan ses som ett starkt styrmedel samt implikationer som kan följa avdetta.Vidare gällande studien om tidslinjen för projekten har det visats att genomsnittet för hurlång tid markanvisning och detaljplanering tar i verkligheten, för de projekt som studerats,stämmer i stort sett överens med det som Örebro kommun presenterat själva. Där tidslinjeninte följts har det funnits förklarliga skäl till detta. Det har till stor del berott på att  bostadsmarknaden stagnerade efter sommaren 2017 vilket gjorde det svårt förbyggaktörerna att sälja tillräckligt många bostäder innan de startade byggnationen. Dettaledde till att risken att fortsätta bygget blev för stor för byggaktörerna och de behövde dåförlänga antingen förstudien eller reservationen. Utöver detta har andra fall undersökts somhar påverkat processen. Dessa fall har visat på problem som uppstått på grund av denna typav markanvisningsmetod. / For some time now, supply and demand for housing have been very debated. There hasbeen a political debate about housing in which many municipalities have been criticized forhow this is being handled. The Örebro-model has recently been recognized as an efficientway to shorten the time period from an initial idea to a finished building through the Örebromunicipality's way of carrying out the municipal land allocations1 together with how theydesign plans2 for these areas. However, it has not been proven how or why this model worksand whether these alleged improvements are actually correct. Therefore, it has beennecessary to investigate this further.This thesis aims to investigate what the Örebro-model entails from a planning and municipalland allocations perspective. In addition, the thesis aims to investigate how the municipalityof Örebro works according to a faster and more efficient process in these previouslymentioned perspectives, and whether any subsequent steps in the process have beenaffected by the timesaving from the Örebro-model. This thesis also aims to highlight boththe advantages and disadvantages of the aforementioned planning and used method ofmunicipal land allocation.In this thesis, a qualitative case study has been carried out, which comprises four residentialprojects in Örebro. Through the study it has been found that the Örebro-model is not astrict model that the municipality of Örebro relies on, but instead a strong guideline thatmay differ slightly between projects. This model uses general plans that can have greatadvantages given their flexibility but can also be considered uncertain for the futureregarding the municipality's original intention with the area. In addition, it has beenestablished that the Örebro-model's land allocations are carried out with a pilot study3 andreservation agreements4. These studies and agreements have both advantages anddisadvantages. Among other things, it has proved to be a good way to ensure the design ofthe construction in the implementation stage and that it is an effective way to speed up theprocess. However, it is necessary to examine how well this method, which is used for landallocations, holds up in, among other things, economic cyclical fluctuations. This thesis alsoanalyzes and discusses, among other things, the Örebro-model’s pricing of land and howthe reservation agreements can be seen as a strong instrument for influencing constructioncompanies. The thesis also shows other implications that can follow from this.  Furthermore, regarding the study of the timeline of the projects, it has been shown that theaverage of how long the land allocation and planning takes in reality, for the projectsstudied, is broadly in line with what the municipality of Örebro presented themselves.Where the timeline was not followed, there have been explanatory reasons for this. This haslargely been due to the housing market stagnating after the summer of 2017, which made itdifficult for construction companies to sell enough housing units before they started theconstruction. This led to the risk of continuing the construction being too great for theconstruction companies and they then had to extend either the pilot study or thereservation agreements. In addition, other cases have been investigated that have beenshown to affect the process. These cases have shown problems that have arisen due to thistype of method used for land allocation.

No description available.

Residential real estate development is a capital-intensive business with a lot of risks involved, particularly according to Swedish banks. Since the price fall and decreased consumer confidence on the housing market in 2017, banks have become considerably more restrictive with regards to their approval of construction credit, especially towards smaller and medium sized actors on the residential real estate development market. Due to this restrictive lending environment, small and medium sized developers are often forced to utilize equity capital to an extent that is unlikely to be optimal with regards to modern capital structure theories. The aim of this research paper was, therefore, to explore the financing issues within the sector, examine the financing options available to Swedish medium sized residential developers, and conclude what could be conducted differently by both financiers and developers within the sector to potentially resolve the suggested issue.  The method chosen to explore and examine the selected subject area was semi-structured interviews with highly experienced employees of medium sized developers located in Stockholm, Sweden, Swedish commercial banks and other alternative financiers active within the sphere of residential real estate development financing. The rationale behind involving both developers and financiers was to gain an understanding of the issue from different perspectives, and thus hear arguments and counter arguments for and against the current financing structure in order to find the most suitable potential improvements. The collected data from the interviews was thematically analyzed and discussed from a perspective of modern and established financial theory, such as the trade off theory and the pecking order theory, along with other relevant theoretical frameworks, such as anchoring, game theory and risk. What was found was that developers primarily have an issue with early project financing and moving capital efficiently between finished and starting projects. Paradoxically, it seems unlikely that developers currently operate in accordance with aforementioned established financial optimization theories due to them being financially conservative in an effort to signal financial strength to banks and be approved construction credit as a reward. Also, what was found was that there exists a lack of effective communication between banks and developers with regards to the development process and accompanied risks, leading to an even more restrictive bank due to the effects of asymmetric information. A potential improvement to the way in which developers currently structure their capital was suggested to be an involvement of alternative financiers in the short term in order to gain access to capital in the more sensitive stages of the development process, later refinancing the debt when possible, through the means of the traditional banking system. / Bostadsutveckling är en kapitalintensiv verksamhet med stora risker, särskilt enligt de svenska bankerna. Sedan prisfallet och det minskade konsumentförtroende för bostadsmarknaden 2017 har banker blivit betydligt mer restriktiva när det gäller godkännande av byggkredit, särskilt gentemot mindre och medelstora aktörer på bostadsmarknaden. På grund av denna restriktiva kredit-miljö tvingas små och medelstora utvecklare ofta att använda eget kapital i en utsträckning som sannolikt inte är optimal med hänsyn till moderna teorier om kapitalstruktur. Syftet med denna uppsats var därför att utforska finansieringsproblemen inom sektorn, undersöka finansieringsalternativen för svenska medelstora bostadsutvecklare och dra slutsatser om vad som kan göras annorlunda av både finansiärer och utvecklare inom sektorn för att eventuellt lösa det föreslagna problemet. Metoden som valts för att utforska och undersöka det valda ämnesområdet var halvstrukturerade intervjuer med mycket erfarna anställda från medelstora utvecklare i Stockholm, Sverige, svenska affärsbanker och andra alternativa finansiärer som är aktiva inom finansiering av bostadsutveckling. Motivet bakom att involvera både utvecklare och finansiärer var att få en förståelse för frågan ur flera olika perspektiv och därmed höra argument och motargument för och emot den nuvarande finansieringsstrukturen för att hitta de mest lämpliga potentiella förbättringarna. Den insamlade informationen från intervjuerna analyserades tematiskt och diskuterades utifrån modern och etablerad finansiell teori, såsom trade-off theory och pecking order-teorin. Därutöver analyserades och diskuterades informationen utifrån ytterligare ett antal relevanta teoretiska ramar, såsom förankringsteorin, spelteori och risk. Vad som konstaterades var att utvecklare främst har ett problem med tidig projektfinansiering samt att flytta kapital effektivt mellan färdiga och startande projekt. Paradoxalt nog verkar det osannolikt att utvecklare för närvarande arbetar i enlighet med tidigare nämnda etablerade finansiella optimeringsteorier på grund av att de är finansiellt konservativa i ett försök att signalera finansiell styrka till banker och tilldelas byggkredit som belöning. Vad som också konstaterades var att det saknas en effektiv kommunikation mellan banker och utvecklare när det gäller utvecklingsprocessen och åtföljande risker, vilket leder till en ännu mer restriktiv bank på grund av effekterna av asymmetrisk information. En potentiell förbättring av hur utvecklare för närvarande strukturerar sitt kapital föreslogs vara ett kortsiktigt involverande av alternativa finansiärer för att få tillgång till kapital i de känsligare stadierna av utvecklingsprocessen, för att senare refinansiera skulden när det är möjligt genom det traditionella banksystemet.

<p>The importance of citizen’s psychological need for community, amenities, and the feeling of equitable distribution of the varied impacts from urban change are gaining recognition as important factors in evaluating sustainable urban change. The inclusion of indicators that capture the equitable distribution of urban change impacts are a rare addition to the vast list of sustainability indicator sets available to researchers. Rarer still is the application of Integrated Urban Models (IUMs) and sustainability indicators in assessing the sustainability of land use and transportation policies which impact not only the form and structure of cities, but also the health and wellbeing of the city residents. Using three land use scenarios relevant to the study area: the City of Hamilton, scenarios which simulate alternative residential density patterns, the suburbanization of employment and the closure of elementary and secondary schools are projected into the medium term future using an integrated GIS-based model for simulating the consequences of demographic changes and population ageing on transportation (IMPACT), a sustainability indicator module and a set of indicators measuring the degree to which the urban change is just. The sustainability values generated from the use of IMPACT and SUSTAIN offer valuable insight to the literature related to each scenario. More importantly, the justice indicators add value information as to the impact of urban change on vulnerable population groups. The combination of IMPACT and SUSTAIN offers new avenue and method for future research on the sustainability of urban change.</p> / Master of Arts (MA)

III Title: Determinants of Residential Development Prices in Prague Author: David Mazáček Department: Institute of economic studies Diploma Theises Supervisor: PhDr. Pavel Streblov, MSc. Supervisor's e-mail address: streblov@pentainvestmens.cz Abstract: This thesis analyzes the progression and current situation on the Prague new residential development market. The beggining of the thesis is focused on performance of new residential development market in Prague and its comparison with other cities in European union including different housing standards and its economical severity. Performance analysis and current situation on the market indicate the presence of real estate bubble in past years on Prague market. This bubble has even deepened the problems on the market caused by the European economic crisis, however currently there is slow upsarge on the residential real estate market in Prague. Remaining two chapters are focused on relations between performance of residential development price per sqm in Prague and the performance of macroeconomic determinants in the range of income, financing or subsitutionary housing solution. This relation is explored through the econometric model, that explains the average aggregate price per sqm of new residential development in Prague through its macroeconomic...

Master of Landscape Architecture / Department of Landscape Architecture/Regional and Community Planning / Howard Hahn / In Novato, California, zoning regulations and the city’s urban growth boundary (UGB) have restricted development on open agricultural and hillside land outside the city. These restrictions have added to a shortage of affordable homes in Novato in spite of a demand for housing. Population growth estimates suggest that this demand will continue and strategic development of land outside the current city boundaries will need to occur in order over the next 15-20 years (Bay Area Census Data 2010 and Heid 2004). This report outlines a process of land development which evaluates the success of a development alternative relative to what the land owners, developers and the community want, need, and value. This process involved producing four community design alternatives of varying housing densities for an 867 acre parcel of land just beyond Novato’s UGB. The alternatives were: high density (556 homes), medium density (224 homes), low density (14 homes), and low density + land swap (72 homes). Using a systematic scoring process, each alternative was evaluated based on what the land owner, developer, and the community valued in the development and then awarded each a feasibility score. This score represents likelihood of implementation. The higher the feasibility score, the more likely the alternative could be pursued as a development option. The high density alternative (556 homes) received the lowest feasibility score. It met many of the land owner and developer values, but few of the community values. The low density + land swap alternative (58 homes) received the highest feasibility score. This alternative met nearly all of the developer and owner values as well as the community values. The land swap option of this alternative was unique and made this design more feasible. The swap identified land areas on the site property that could be traded for developable land inside the city boundary allowing Novato to maintain the rural character of the city fringe, while giving the developer land that could be used for future development. This alternative is a compromise that adequately addresses the values of all involved and is therefore recommended as the most feasible design possibility.

L’effet du développement résidentiel des bassins versants sur l’habitat et la distribution des macrophytes dans le littoral de six lacs des Laurentides a été évalué à l’aide de carottes de sédiments et de quadrats. Le développement augmente la proportion de milieux déboisés ce qui réduit l’apport en débris de bois et augmente l’érosion et les apports de nutriments dans les sédiments du littoral. Les sédiments sont plus fins, plus denses et contiennent moins de matière organique. Ces changements favorisent les macrophytes en augmentant leur couverture dans les lacs développés. La présence d’espèces submergées de macrophytes est également favorisée au détriment des espèces à feuilles flottantes, plus caractéristiques des lacs moins développés. Même si la biomasse des macrophytes est limitée dans certains lacs, celle-ci augmente dans les lacs développés et montre des signes d’un effet tampon sur les apports de nutriments. Des quantités équivalentes à des valeurs entre 35 et 230% des apports annuels de phosphore et entre 79 et 659% des apports d’azote par les résidents ont été accumulées dans les tissus des macrophytes des lacs dont le bassin versant est très déboisé. Les sédiments s’enrichissent à la sénescence des macrophytes et contiennent alors plus de nutriments que la colonne d’eau et ce, pour tous les lacs. Une présence accrue d’espèces submergées et plus de nutriments dans les tissus des macrophytes des lacs développés, jumelés à l’absence de prolifération de phytoplancton malgré un plus grand apport de nutriments, laisse penser que les lacs des Laurentides sont en état d’eutrophisation précoce. / Effects of residential development on macrophyte habitat and distribution in the littoral zone of six lakes of the Laurentian region were assessed with quadrats and small cores. Residential development increases the proportion of open area which reduces coarse woody debris inputs and enhances erosion and nutrient inputs into the sediments. Sediments are then finer, more compact and contain less organic matter. With less important proportion of forested area in developed watersheds, nutrients inputs are then more important in sediment as well. These changes in macrophyte habitats enhance coverage of the littoral by aquatic plants in developed lakes. Submerged species are also favoured at the expense of floating species that are more typical of pristine conditions. Despite the limitation of aquatic plants biomass in some lakes, macrophyte biomass is higher in developed lakes and showed signs of a buffering effect on nutrient inputs, especially for phosphorus. Macrophyte nutrient content represented values between 35 and 230% of annual phosphorus inputs by residents on the shore of developed lakes and between 79 and 659% of the annual nitrogen inputs. Sediments are enriched by macrophytes at their senescence and therefore contain more nutrients than the water column and macrophytes for all lakes. The greater presence of submerged macrophytes, and the higher amount of nutrients in macrophytes of developed lakes combined with absence of phytoplankton blooms in spite of greater nutrient supply, suggests that Laurentian lakes are in an early stage of eutrophication.

The National Board of Housing, Building and Planning have been conducting housing needs assessments since 1995 (Boverket 2015). The latest assessment was conducted in 2015 and showed that 71,000 homes will need to be built annually by 2020. To be able to contribute to building more homes, Willhem AB is carrying out a project called ”Så bygger vi för alla”. As part of the work, this thesis will examine the building rules and how they can contribute to innovation. The purpose of this thesis is to investigate which rules, laws and norms we have to keep to in Sweden regarding housing construction. The aim of the work is to investigate whether the regulatory framework can create creativity amongst the players in the market. This thesis is limited to examining which laws, government policies and eventual municipal requirements that exist in Sweden. Therefore, industry rules, such as the AMA, and contracting regulations, such as AB and ABT, will not be taken into consideration. The survey is also limited to newly built multifamily houses only. Finally, the reference objects that are studied in the thesis will be in Sweden and be limited to being either construction-technical or plan-based innovative and have been recently executed. This thesis is based on the existing regulations and theories from previous studies. The data collected for this survey will be studied from a qualitative point of view. The survey aims to investigate a number of reference objects more thoroughly and conduct interviews with key people involved in the project, which means a qualitative approach is best suited. In 1987, Sweden received a new building legislation according to Örnhall (2017), which has resulted in a transition from specification requirements to functional requirements in order to increase the liberty in housing production. However, according to Örnhall (2017 the new legislation has contributed to a wider picture of the regulatory framework. The National Board of Housing, Building and Planning is the authority that has the overall responsibility for community planning, urban development, construction and housing (Nordstrand 2008). The most important laws and government policies that the social planning sector primarily have to obey are the Planning and Building Act (PBL), the Planning and Building Regulation (PBF) as well as and the Swedish National Board of Housing, Building and Planning (BBR) (Örnhall, Swedish Construction Service 2017a). The Planning and Building Act (SFS 2010:900), PBL, regulates the planning for land and water whilst the responsibility for maintaining the regulations lies with the municipalities. The purpose of PBL is to promote social development for long-term, equal, social and environmental sustainable development for today’s society and future generations (SFS 2010: 900). When creating new homes, special consideration should be given to long term use of the home (Boverket 2016). At the interview stage, six areas emerged that were considered to be particularly problematic or interesting for the development of innovative and cheap housing. These areas were; accessibility, municipal requirements, rules, advice and interpretations, energy, innovation and development, and the ability to build for everyone. I perceived the accessibility aspect as very complex. Several interviewees argue that the accessibility requirements entail an increased cost for new builds, in one case it was even expressed that today’s availability requirements means the housing becomes less accessible to a larger group. The rules for creating an inclusive society also emerged at the interview stage while another recurring opinion is the renewal of the legislation. Several interviewees stated that they consider the regulations to be outdated and need to be updated according to today’s society. Based on this, I found The National Board of Housing, Building and Planning requirements contradictory whilst providing support for innovation, many requirements inhibits the development of housing. Therefore, extensive research should be carried out on how people in Sweden want to live today; thereafter the regulations can be updated according to today’s needs. In one way or another, all reference objects have been at the forefront when it comes to housing development. A common factor for the various reference objects is that a major problem was identified in all projects, which led to a product or solution being developed. They show that there is not one solution to the problem, but that different solutions can be found to achieve the same goal: better housing for more people.

Cette thèse présente PARDISIM, un modèle de simulation qui propose uneapproche économique institutionnelle pour la simulation du processus dedéveloppement résidentiel. Plutôt que de modéliser le développement résidentielcomme le résultat de choix de localisation au niveau des ménages, PARDISIMmet l’accent sur les objectifs et les interactions des acteurs du développementrésidentiel. L’idée est que les acteurs du développement, y compris les au-torités publiques d’aménagement, jouent un rôle important dans le processusde développement résidentiel. L’approche est donc top-down et se démarquedes approches habituelles bottom-up. Les premiers résultats obtenus montrentque PARDISIM est capable de produire des configurations spatiales réalistes. / This thesis presents PARDISIM, a simulation model that takes an institutionaleconomic approach in the simulation of the residential development process.Rather then modelling the residential development as the result of locationchoices at household level, PARDISIM focusses on the objectives and interac-tions of development actors. The idea behind this approach is that developmentactors, including public planning authorities, play an important role in the pro-cess of residential development. The model is top-down whereas the most recentefforts by other scholars focus instead on a bottom-up approach. Initial testingshows that PARDISIM is capable of producing realistic spatial patterns. / Dit proefschrift presenteert PARDISIM, een simulatiemodel dat een institu-tioneel economische benadering toepast in de simulatie van de ontwikkeling vanwoningbouw. In plaats van deze ontwikkeling te definiëren als gevolg van locatiekeuzes op huishoudniveau, richt PARDISIM zich op de doelstellingen en de in-teracties van actoren met een professioneel belang in de stedelijke ontwikkeling.Het idee achter deze aanpak is dat deze actoren, waaronder ondermeer localeoverheden, een belangrijke rol spelen in het proces van de ontwikkeling vanwoningbouw. Het model is top-down terwijl de meest recente inspanningen inde literatuur een bottom-up benadering toepassen. Uit de eerste testresultatenblijkt dat PARDISIM in staat is realistische, ruimtelijke configuraties te pro-duceren.

To this date, little research has been done evaluating the quality of wildlife habitat provided by open space in residential areas. Quality wildlife habitat for the purposes of this study is defined as those areas which contain the physical and biological characteristics necessary to support native wildlife species of the region. This thesis critiqued a wildlife habitat assessment method used in a nationwide study of residential open space for the purpose of better understanding the research conducted by the study and to inform similar, future habitat evaluations of landscapes altered by human activity to accommodate residential land use. The methodology critiqued was a low resolution, habitat based, rapid assessment. The methodology provided information on the ecological function of the open space in each development and related that information to individual wildlife species needs to provide an estimation of habitat quality. However, an increase in sampling frequency and additional data collection would have improved the assessment.