Management of roads and the institutional solution chosen is dependent on a number of factors such as, regulatory tradition, and roadnetwork scale. It is likely that some solutions are more efficie ...
道路管理和所选择的制度解决方案取决于许多因素，如监管传统和道路网络规模。有些解决办法可能更有效……
{"title":"Road Management in Denmark and Sweden","authors":"Peter Ekbäck, F. K. Christensen","doi":"10.30672/njsr.94928","DOIUrl":"https://doi.org/10.30672/njsr.94928","url":null,"abstract":"Management of roads and the institutional solution chosen is dependent on a number of factors such as, regulatory tradition, and roadnetwork scale. It is likely that some solutions are more efficie ...","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"1 1","pages":"38-55"},"PeriodicalIF":0.0,"publicationDate":"2020-09-01","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"88723853","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
It is important to note that in Norway land consolidation remains the exclusive domain of the court system. There are three cumulative requirements that must be fulfilled before land consolidation can proceed in Norway. (1) The Land Consolidation Court may effectuate land consolidation if at least one property or easement in the land consolidation area is difficult to use gainfully at the current time and under the current circumstances. (2) The Land Consolidation Court may only proceed in this way in order to make the property arrangements in the land consolidation area more advantageous. (3) For any given property or easement, the land consolidation settlement shall not result in costs and other disbenefits that are greater than the benefits. All three criteria must be fulfilled. In this article, we present and analyse cases taken before the Norwegian Land Consolidation Court using case studies, surveys and qualitative interviews with property owners and judges at the land consolidation courts. The observed effects of land consolidation are separated into economic and spatial, legal, environmental and social effects. Our analysis shows that the effects of land consolidation are difficult to estimate or to calculate. There is a need to develop better methods both for valuations and impact studies.
{"title":"Effects of land consolidation","authors":"H. Elvestad, P. K. Sky","doi":"10.30672/njsr.82456","DOIUrl":"https://doi.org/10.30672/njsr.82456","url":null,"abstract":"It is important to note that in Norway land consolidation remains the exclusive domain of the court system. There are three cumulative requirements that must be fulfilled before land consolidation can proceed in Norway. (1) The Land Consolidation Court may effectuate land consolidation if at least one property or easement in the land consolidation area is difficult to use gainfully at the current time and under the current circumstances. (2) The Land Consolidation Court may only proceed in this way in order to make the property arrangements in the land consolidation area more advantageous. (3) For any given property or easement, the land consolidation settlement shall not result in costs and other disbenefits that are greater than the benefits. All three criteria must be fulfilled. In this article, we present and analyse cases taken before the Norwegian Land Consolidation Court using case studies, surveys and qualitative interviews with property owners and judges at the land consolidation courts. The observed effects of land consolidation are separated into economic and spatial, legal, environmental and social effects. Our analysis shows that the effects of land consolidation are difficult to estimate or to calculate. There is a need to develop better methods both for valuations and impact studies.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"53 1","pages":""},"PeriodicalIF":0.0,"publicationDate":"2019-08-05","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"90994534","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
Magnus Hjelmblom, J. Paasch, Jenny Paulsson, Marina Edlund, F. Bökman
The ongoing digitalization of public administration and increased automation of legal decision-making bears promise to benefit citizens, businesses and other stakeholders through simpler and more efficient civil processes, and thus has great impact on the urban planning and building process. However, automation of decision-making that is directed or constrained by normative systems such as laws, regulations and policies, requires a detailed and accurate representation of these concepts and their constituent parts, and the domain to which they are applied. In this paper, we combine two perspectives on formalisation and classification of legal relations within the urban planning and building domain. In a cross-disciplinary fashion, we analyse and describe a small part of this domain at a higher level of abstraction and formalization using two different analysis instruments. Using these tools, we perform structural and conceptual as well as logical analyses of two specific snapshots of a fictitious property subdivision case in Sweden, focusing on the legal relations between different entities and parties involved in the specific situations. The structural analysis uses the Land Administration Domain Model ISO 19152:2012 standard formalism, and the logical analysis is based on the notion of atomic types of legal relations. We discuss some of the strengths and weaknesses of the two tools regarding the formal representation of rights, restrictions and responsibilities of different parties in the land administration domain, as well as how the tools relate to each other and how they can be aligned. We thus take one step towards a deeper understanding of the domain, and identify areas for future research that may provide better conditions for efficient and transparent use of geospatial information, and automation of the property subdivision process and other related civil processes.
{"title":"Towards automation of the Swedish property formation process","authors":"Magnus Hjelmblom, J. Paasch, Jenny Paulsson, Marina Edlund, F. Bökman","doi":"10.30672/NJSR.78170","DOIUrl":"https://doi.org/10.30672/NJSR.78170","url":null,"abstract":"The ongoing digitalization of public administration and increased automation of legal decision-making bears promise to benefit citizens, businesses and other stakeholders through simpler and more efficient civil processes, and thus has great impact on the urban planning and building process. However, automation of decision-making that is directed or constrained by normative systems such as laws, regulations and policies, requires a detailed and accurate representation of these concepts and their constituent parts, and the domain to which they are applied. In this paper, we combine two perspectives on formalisation and classification of legal relations within the urban planning and building domain. In a cross-disciplinary fashion, we analyse and describe a small part of this domain at a higher level of abstraction and formalization using two different analysis instruments. Using these tools, we perform structural and conceptual as well as logical analyses of two specific snapshots of a fictitious property subdivision case in Sweden, focusing on the legal relations between different entities and parties involved in the specific situations. The structural analysis uses the Land Administration Domain Model ISO 19152:2012 standard formalism, and the logical analysis is based on the notion of atomic types of legal relations. We discuss some of the strengths and weaknesses of the two tools regarding the formal representation of rights, restrictions and responsibilities of different parties in the land administration domain, as well as how the tools relate to each other and how they can be aligned. We thus take one step towards a deeper understanding of the domain, and identify areas for future research that may provide better conditions for efficient and transparent use of geospatial information, and automation of the property subdivision process and other related civil processes.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"39 1","pages":""},"PeriodicalIF":0.0,"publicationDate":"2019-06-26","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"90547071","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
Affordable housing shortage and concerns about social and income segregation have become a focal point of housing policy debate in many Western countries, and inclusionary housing policies (IH) have become widespread. IH is a term that summarizes municipal ambitions to spur the inclusion of affordable housing in otherwise market-rate projects through development restrictions. This article investigates IH policy objectives and outcomes of policies applied by the German city of Stuttgart and a Swedish pilot project in the city of Gothenburg. Although IH policies in the two countries generally have very similar objectives and incentive structures, underlying slow-moving institutions decide fundamental traits of the fast-moving institution of IH. In the Swedish case, allocation methods of low-rent apartments under the unitary housing system might prevent targeted polices such as IH from functioning as intended. In the German case, IH is integrated into the existing social and affordable housing system. Therefore its social objectives are not contested, although the limitation of private property rights and the incentive structures of developers are bound to be discussed. Irrespective of the housing system, the extent of public land ownership might also be a decisive factor in whether to implement IH policies or not. In Stuttgart, where public land ownership is limited, IH policies might be an effective way to produce affordable housing, as alternatives, including finding inexpensive land for public production, are limited. As Gothenburg municipality owns most of the land available for housing development, has a planning monopoly and public housing companies with good financial standing, it might find other, quicker and possibly less costly, ways to develop affordable housing than applying IH, especially if it is implemented mainly through public investors.
{"title":"Inclusionary housing policies in Gothenburg, Sweden, and Stuttgart, Germany","authors":"A. Hansson","doi":"10.30672/NJSR.75140","DOIUrl":"https://doi.org/10.30672/NJSR.75140","url":null,"abstract":"Affordable housing shortage and concerns about social and income segregation have become a focal point of housing policy debate in many Western countries, and inclusionary housing policies (IH) have become widespread. IH is a term that summarizes municipal ambitions to spur the inclusion of affordable housing in otherwise market-rate projects through development restrictions. This article investigates IH policy objectives and outcomes of policies applied by the German city of Stuttgart and a Swedish pilot project in the city of Gothenburg. \u0000Although IH policies in the two countries generally have very similar objectives and incentive structures, underlying slow-moving institutions decide fundamental traits of the fast-moving institution of IH. In the Swedish case, allocation methods of low-rent apartments under the unitary housing system might prevent targeted polices such as IH from functioning as intended. In the German case, IH is integrated into the existing social and affordable housing system. Therefore its social objectives are not contested, although the limitation of private property rights and the incentive structures of developers are bound to be discussed. \u0000Irrespective of the housing system, the extent of public land ownership might also be a decisive factor in whether to implement IH policies or not. In Stuttgart, where public land ownership is limited, IH policies might be an effective way to produce affordable housing, as alternatives, including finding inexpensive land for public production, are limited. As Gothenburg municipality owns most of the land available for housing development, has a planning monopoly and public housing companies with good financial standing, it might find other, quicker and possibly less costly, ways to develop affordable housing than applying IH, especially if it is implemented mainly through public investors.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"19 1","pages":""},"PeriodicalIF":0.0,"publicationDate":"2019-03-18","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"84588538","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
Juho-Pekka Virtanen, H. Hyyppä, Matti Kurkela, M. Vaaja, Tuulia Puustinen, Kaisa Jaalama, A. Julin, Matti Pouke, A. Kukko, Tuomas Turppa, Lingli Zhu, T. Ojala, J. Hyyppä
Digital 3D geometric models have become a central tool for geo-information. For many participatory and collaborative applications, distributing these models easily is essential. Several technical solutions exist for creating online systems that facilitate the study of 3D models in the context of the built environment. To provide an overview on browser based interactive 3D visualizations, we present a set of existing systems applied in Finland, and discuss their common properties and differences. To obtain first-hand experience, we experiment with an online 3D application development platform. The systems studied show a high potential for browser based 3D applications: interactive visualizations with multi-user characteristics and dynamic elements can be built by leveraging the 3D web technologies. Finally, we suggest a framework for discussing browser based 3D systems, covering the spectrum of possibilities available in modern web-based 3D for built environment applications.
{"title":"Browser based 3D for the built environment","authors":"Juho-Pekka Virtanen, H. Hyyppä, Matti Kurkela, M. Vaaja, Tuulia Puustinen, Kaisa Jaalama, A. Julin, Matti Pouke, A. Kukko, Tuomas Turppa, Lingli Zhu, T. Ojala, J. Hyyppä","doi":"10.30672/NJSR.67846","DOIUrl":"https://doi.org/10.30672/NJSR.67846","url":null,"abstract":"Digital 3D geometric models have become a central tool for geo-information. For many participatory and collaborative applications, distributing these models easily is essential. Several technical solutions exist for creating online systems that facilitate the study of 3D models in the context of the built environment. To provide an overview on browser based interactive 3D visualizations, we present a set of existing systems applied in Finland, and discuss their common properties and differences. To obtain first-hand experience, we experiment with an online 3D application development platform. The systems studied show a high potential for browser based 3D applications: interactive visualizations with multi-user characteristics and dynamic elements can be built by leveraging the 3D web technologies. Finally, we suggest a framework for discussing browser based 3D systems, covering the spectrum of possibilities available in modern web-based 3D for built environment applications.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"1 1","pages":""},"PeriodicalIF":0.0,"publicationDate":"2018-12-13","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"89732182","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
This paper analyses the implications of a low interest rate environment (the zero lower bound – ZLB) for the demand of commercial real estate. The main intention of the paper is to track any asymmetry between evaluation models at ZLB relative to more “normal” interest rate levels. First we apply a conventional net-present value (NPV) approach, where the weighted average cost of capital (WACC) and the capital asset pricing model (CAPM) are used for evaluation. Considering the invariance level of systemic risk we find WACC to be an alternative to CAPM for offensive and defensive investments when interest rates are “normal”. However, at the ZLB, WACC is an alternative for investments that carry the same risk as the market and beta-values are close to one. Second, we simulate our models using US data to see how the WACC shortcut performs across different interest rate levels, and especially at ZLB, in this economy. We see differences between the period preceding the financial crisis and the period after 2010, even though the Federal Funds rate is close to zero in both periods. We relate this to the difference in systemic risk between the two periods, and show how the result in the latter period is quite equal across evaluation models.
{"title":"Commercial Real Estate at the ZLB","authors":"Bjørnar Karlsen Kivedal, T. Borgersen","doi":"10.30672/NJSR.68989","DOIUrl":"https://doi.org/10.30672/NJSR.68989","url":null,"abstract":"This paper analyses the implications of a low interest rate environment (the zero lower bound – ZLB) for the demand of commercial real estate. The main intention of the paper is to track any asymmetry between evaluation models at ZLB relative to more “normal” interest rate levels. First we apply a conventional net-present value (NPV) approach, where the weighted average cost of capital (WACC) and the capital asset pricing model (CAPM) are used for evaluation. Considering the invariance level of systemic risk we find WACC to be an alternative to CAPM for offensive and defensive investments when interest rates are “normal”. However, at the ZLB, WACC is an alternative for investments that carry the same risk as the market and beta-values are close to one. Second, we simulate our models using US data to see how the WACC shortcut performs across different interest rate levels, and especially at ZLB, in this economy. We see differences between the period preceding the financial crisis and the period after 2010, even though the Federal Funds rate is close to zero in both periods. We relate this to the difference in systemic risk between the two periods, and show how the result in the latter period is quite equal across evaluation models.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"66 1","pages":""},"PeriodicalIF":0.0,"publicationDate":"2018-06-13","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"89711994","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
Purpose – Relocation is one of the tasks that corporate real estate management is responsible for. They are important events for organizations as there can be a variety of different impacts due to relocation. Previous research has made a distinction between long and short distance relocations. This paper focuses on contributing to the knowledge of the relocation phenomenon. The purpose is to examine the scale and volume of companies’ HQ relocations. Design/methodology/approach – The study uses quantitative data of address changes of Finnish companies which is qualitatively analyzed in respect to the relocation distance and the amounts of relocated companies in order to formulate an understanding of how far and often companies have relocated. Findings – The findings of this study indicate that the majority of relocations are short distance relocations; Two thirds were relocations of less than ten kilometres. The median relocation distance was less than five kilometres. Further, 30 percent of the companies had relocated at least once during the five and half year period and six percent during the last year of the dataset. Practical implications – The increased knowledge of the relocation phenomenon’s scale, volume and nature supports the development of relocation management as well as relocation related service business, thus enabling organizations possibly to relocate more efficiently and optimally. The dominant role of short-distance relocations suggests that from organizations’ perspective, there are certain underlying drivers for organizations to remain within same region. Originality/value – The findings of the study give an overall view of the scale and volume of the relocations phenomenon within the private sector in Finland. The importance of relocation management and workplace change requires more attention as opposite to the mere location selection approach Keywords – Corporate Real Estate Management, Relocation, Headquarters, Finland Paper type – Research paper
{"title":"How far and often do organizations relocate offices","authors":"Matti Christersson, J. Culley","doi":"10.30672/NJSR.66009","DOIUrl":"https://doi.org/10.30672/NJSR.66009","url":null,"abstract":"Purpose – Relocation is one of the tasks that corporate real estate management is responsible for. They are important events for organizations as there can be a variety of different impacts due to relocation. Previous research has made a distinction between long and short distance relocations. This paper focuses on contributing to the knowledge of the relocation phenomenon. The purpose is to examine the scale and volume of companies’ HQ relocations. \u0000 \u0000Design/methodology/approach – The study uses quantitative data of address changes of Finnish companies which is qualitatively analyzed in respect to the relocation distance and the amounts of relocated companies in order to formulate an understanding of how far and often companies have relocated. \u0000Findings – The findings of this study indicate that the majority of relocations are short distance relocations; Two thirds were relocations of less than ten kilometres. The median relocation distance was less than five kilometres. Further, 30 percent of the companies had relocated at least once during the five and half year period and six percent during the last year of the dataset. \u0000 \u0000Practical implications – The increased knowledge of the relocation phenomenon’s scale, volume and nature supports the development of relocation management as well as relocation related service business, thus enabling organizations possibly to relocate more efficiently and optimally. The dominant role of short-distance relocations suggests that from organizations’ perspective, there are certain underlying drivers for organizations to remain within same region. \u0000 \u0000Originality/value – The findings of the study give an overall view of the scale and volume of the relocations phenomenon within the private sector in Finland. The importance of relocation management and workplace change requires more attention as opposite to the mere location selection approach \u0000 \u0000Keywords – Corporate Real Estate Management, Relocation, Headquarters, Finland \u0000 \u0000Paper type – Research paper","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"9 1","pages":"18-31"},"PeriodicalIF":0.0,"publicationDate":"2018-05-02","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"82994053","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
Zinabu Getahun Sisay, T. Bedada, B. Gessesse, M. Vermeer
This study used in-situ Global Positioning System (GPS) measurements to assess the accuracy of horizontal coordinates of the orthophoto map for Bahir Dar city. The GPS data was least-squares adjusted using the GAMIT/GLOBK and Leica GeoOffice (LGO) software packages. Local and regional GPS reference stations, including the continuously operating reference station of Bahir Dar University’s Institute of Land Administration, were included in the adjustment. Thus, horizontal coordinates at five checkpoints were obtained, which were used to assess the horizontal positional accuracy of these same points in the orthophoto map. Point accuracies found for point locations read from the orthophoto map were inferred to be on the level ±0.15 m. This meets well the requirement of the Ethiopian Mapping Authority of ±0.30 m for maps on scale 1 : 2000, which are sufficient for cadastral and land-use planning use everywhere, also in urban areas, though not perhaps in dense city centres.
{"title":"Positional Accuracy Validation of Digital Orthophoto Mapping: Case Bahir Dar City, Ethiopia","authors":"Zinabu Getahun Sisay, T. Bedada, B. Gessesse, M. Vermeer","doi":"10.30672/NJSR.65724","DOIUrl":"https://doi.org/10.30672/NJSR.65724","url":null,"abstract":"This study used in-situ Global Positioning System (GPS) measurements to assess the accuracy of horizontal coordinates of the orthophoto \u0000map for Bahir Dar city. The GPS data was least-squares adjusted using the GAMIT/GLOBK and Leica GeoOffice (LGO) software packages. Local and \u0000regional GPS reference stations, including the continuously operating reference station of Bahir Dar University’s Institute of Land Administration, were \u0000included in the adjustment. Thus, horizontal coordinates at five checkpoints were obtained, which were used to assess the horizontal positional accuracy \u0000of these same points in the orthophoto map. \u0000 \u0000Point accuracies found for point locations read from the orthophoto map were inferred to be on the level ±0.15 m. This meets well the requirement \u0000of the Ethiopian Mapping Authority of ±0.30 m for maps on scale 1 : 2000, which are sufficient for cadastral and land-use planning use everywhere, \u0000also in urban areas, though not perhaps in dense city centres.","PeriodicalId":34157,"journal":{"name":"Nordic Journal of Surveying and Real Estate Research","volume":"50 1","pages":"7-17"},"PeriodicalIF":0.0,"publicationDate":"2018-04-09","publicationTypes":"Journal Article","fieldsOfStudy":null,"isOpenAccess":false,"openAccessPdf":"","citationCount":null,"resultStr":null,"platform":"Semanticscholar","paperid":"76790115","PeriodicalName":null,"FirstCategoryId":null,"ListUrlMain":null,"RegionNum":0,"RegionCategory":"","ArticlePicture":[],"TitleCN":null,"AbstractTextCN":null,"PMCID":"","EPubDate":null,"PubModel":null,"JCR":null,"JCRName":null,"Score":null,"Total":0}
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