Land development is the alteration of landscape in any number of ways such as:
62-465: Land banking is the practice of aggregating parcels of land for future sale or development . While in many countries land banking may refer to various private real estate investment schemes, in the United States it refers to the establishment of quasi-governmental county or municipal authorities tasked with managing an inventory of surplus land. In some cases the practice is run as
124-462: A leading indicator for developments in other areas of the economy. The number of building permits issued per year varies by country. By-right approval processes can be faster than discretionary approval processes. As part of broadcast law , the term is also used in broadcasting , where individual radio and television stations typically must apply for and receive permission to construct radio towers and radio antennas . This type of permit
186-506: A vegetation carpet to building land may result in a rise in economic growth and rising land prices , the irreversibility of lost flora and fauna because of habitat destruction , the loss of ecosystem services and resulting decline in environmental value is only considered a priori in environmental full-cost accounting . Conversion to building land is as a rule associated with road building , which in itself already brings topsoil abrasion, soil compaction and modification of
248-417: A considerable amount of money for a small area of low-value land which has a very high risk of standing undeveloped. Once the general public becomes aware of the lack of viability of the proposed plot investment scheme, the real value of the individual plots collapses. This is typically followed by the land plot company liquidating completely, or relocating to another legal jurisdiction. For customers that show
310-551: A fee. Such services typically are fraudulent or fail and lead to a further loss of money for the investor. A You and Yours documentary, first aired on BBC Radio 4 in December 2006, criticized the services offered by many land banking companies in the United Kingdom, suggesting that they were scamming their customers. A land banking scam is based on the very low chance of any of the plots receiving planning permission and
372-419: A permit can result in fines , penalties , and demolition of unauthorized construction if it cannot be made to meet code. Generally, the new construction must be inspected during construction and after completion to ensure compliance with national, regional, and local building codes . Since building permits usually precede outlays for construction, employment, financing and furnishings, they are often used as
434-406: A problem for forests and agriculture, the expansion of structures prevents natural resources from producing in their environment. In order to prevent the loss of wildlife the forests must maintain a stable climate and the land must remain unaffected by development. Furthermore, forests can be sustained by different forest management techniques such as reforestation and preservation. Reforestation
496-456: A residual development appraisal or residual valuation. The residual appraisal calculates the sale value of the end product (the gross development value or GDV) and hypothetically deducts costs, including planning and construction costs, finance costs and developer's profit. The "residue", or leftover proportion, represents the land value. Therefore, in maximising the GDV (that which one could build on
558-406: A result of the process; "land conversion" tries to focus on the general physical and biological aspects of the land use change . "Land improvement" in the economic sense can often lead to land degradation from the ecological perspective. Land development and the change in land value does not usually take into account changes in the ecology of the developed area. While conversion of (rural) land with
620-424: A scam, with land being sold above its market value and its potential for future returns exaggerated. Land banks are quasi-governmental entities created by counties or municipalities to effectively manage and repurpose an inventory of underused, abandoned, or foreclosed property . They are often chartered to have powers that enable them to accomplish these goals in ways that existing government agencies can not. While
682-461: A specific focus on companies offering land from the UK and Canada. A company representative may contact an individual by telephone, in temporary shopping center booths, or at property shows and offer a strategic land investment in the UK. Very often UK government or industry statistics, the proximity of the land to built up areas, or the recent history of UK house prices are quoted as a demonstration of why
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#1732794375597744-560: A trickle it wasn't until the mid 2000s that land banks became viewed as a tested, reliable, and accepted model and experienced widespread implementation – particularly after the success of the Genesee County Land Bank . In 2009, the Department of Housing and Urban Development issued a report embracing land banks as a best practice model for municipalities dealing with the effects of the 2007–2008 financial crisis and
806-421: A willingness to purchase such schemes, there may also be attempts to sell additional plot based land banking products at alternate locations, or other high yield investment programmes . Customers may also be added to suckers lists which are then sold to other companies offering similar schemes. When the land banking plot company fails, plot investors may also be offered investment recovery or planning services for
868-567: Is a "regulated activity" for the purposes of the Financial Services and Markets Act 2000 and, according to section 19(1), may only be operated in the UK by a person who is either authorised or exempt. Section 26 provides that an agreement made by a person in contravention of this is unenforceable and any sums paid to him may be recovered together with compensation for any loss suffered. After recent FCA enforcement of this regulation, many companies selling UK land plots have moved outside of
930-478: Is a reactive approach designed to replant trees that were previously logged within the forest boundary in attempts to re-stabilize this ecosystem. Preservation on the other hand is a proactive idea that promotes the concept of leaving the forest as is, without using this area for its ecosystem goods and services. Both of these methods to mitigate deforestation are being used throughout the world. The U.S. Forest Service predicts that urban and developing terrain in
992-408: Is a substantial consideration for land development projects. On the local level an environmental impact report (EIR) may be necessary. In the United States, federally funded projects typically require preparation of an environmental impact statement (EIS). The concerns of private citizens or political action committees (PACs) can influence the scope, or even cancel, a project based on concerns like
1054-408: Is also a "plan check" (PLCK) to check compliance with plans for the area, if any. For example, one cannot obtain permission to build a nightclub in an area where it is inappropriate such as a high-density suburb. The criteria for planning permission are a part of urban planning and construction law , and are usually managed by town planners employed by local governments . Failure to obtain
1116-408: Is also sometimes advertised as land improvement or land amelioration . It refers to investment making land more usable by humans. For accounting purposes it refers to any variety of projects that increase the value of the process . Most are depreciable, but some land improvements are not able to be depreciated because a useful life cannot be determined. Home building and containment are two of
1178-432: Is because plantations of other trees as a means for water conservation and protection against wind erosion ( shelterbelts ), as a rule, lack the biodiversity of the lost forest, especially when realized as monocultures . These deforestation consequences may have lasting effects on the environment including soil stabilization and erosion control measures that may not be as effective in preserving topsoil as
1240-494: Is by no means new, it received renewed public and media attention with the global food crisis , when phrases like peak wheat or peak soil were coined. Land development Land development has a history dating to Neolithic times around 8,000 BC. From the dawn of civilization, the process of land development has elaborated the progress of improvements on a piece of land based on codes and regulations, particularly housing complexes. In an economic context, land development
1302-427: Is found where large tracts of fertile virgin land still exist, where valuations are low and where legislation allows large land holdings (free hold) by domestic and foreign investors. Typical countries for such investments during recent years have been Argentina , Brazil , Uruguay , Paraguay where land prices appreciated accordingly. Though the perception that the world's fertile land is a limited and valuable asset
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#17327943755971364-406: Is issued by a national broadcasting authority, but does not imply zoning any other permission that must be given by local government . The permit itself also does not necessarily imply permission to operate the station once constructed. In the U.S., a construction permit is valid for three years. Afterwards, the station must receive a full license to operate, which is good for seven years. This
1426-399: Is lost to concrete and asphalt surfaces, complementary interspersed garden and park areas notwithstanding. New creation of farmland (or 'agricultural land conversion') will rely on the conversion and development of previous forests , savannas or grassland . Recreation of farmland from wasteland , deserts or previous impervious surfaces is considerably less frequent because of
1488-425: Is monitoring the effect of the rule change on the housing market. On April 24, 2010, Assistant Treasurer Senator Nick Sherry announced the tightening of foreign investment laws as a result of a public backlash to the changes made a year earlier. Whilst they are still entitled to purchase a property of any value, temporary Residents must now sell their residence upon leaving the country, and must report all purchases to
1550-522: Is provided by a separate broadcast license , also called a "license to cover" by the Federal Communications Commission (FCC) in the United States. Further permission or registration for towers may be needed from aviation authorities. In the U.S., construction permits for new commercial stations are now assigned by auction, rather than the former process of determining who would serve the community of license best. If
1612-475: Is the single greatest cause of extinction of terrestrial species . An example of land conversion being a chief cause of the critically endangered status of a carnivore is the reduction in habitat for the African wild dog , Lycaon pictus . Deforestation is also the reason for loss of a natural habitat , with large numbers of trees being cut down for residential and commercial use. Urban growth has become
1674-500: Is undoubtedly a scam". The UK Land Registry issued a press release on January 15, 2009 advising consumers that the Land Registry has published a guide warning against land banking investment schemes. Land Registry Head of Corporate Legal Services Mike Westcott Rudd said that the public were being "misled about the prospects of obtaining planning permission", with well-known banks and developers being falsely cited as partners in
1736-615: The Financial Services Authority (FSA) or other authorities. Some companies have now moved offshore after an FSA investigation. Some companies now offer UK land plots from locations such as Dubai or Singapore where the local authorities do not regulate such activities, or are not aware of the high risk nature of the investment. In June 2010 the Monetary Authority of Singapore (MAS) issued a warning on land banking plot schemes warning they may be scams with
1798-718: The Great Recession , the Foreign Investment Review Board (FIRB) relaxed laws regarding foreign investment in Australian real estate. Under previous legislation temporary residents were only allowed to purchase a property for Principal Place of Residence purposes valued at up to $ 300,000. Under new laws active since February 2009, this monetary limit has been removed. In March 2010, the Reserve Bank of Australia governor announced that it
1860-747: The European Union and only offer land plots to non-UK residents who are not protected by FCA regulations. Since the changes in the land Registration Act , a number of companies offering UK land plots as investments have been formed. Typically this land is greenbelt , nature conservation , flood plain , agricultural or protected land unsuitable for development. There are no recorded successful planning permission applications for plots sold under such collective investment schemes. There have been considerable losses recorded by investors in UK land plot investment schemes. A large number of British companies offering UK land plots have failed or been shut down by
1922-710: The Foreign Investment Review Board, effectively eliminating this land banking loophole. However, foreign companies are allowed to purchase property to house local staff. It is possible for foreign individuals to create a registered company for the sole purpose of purchasing property in Australia and actively bypass the loophole fix. As of April 20, 2010, the COAG has agreed the Housing Supply and Affordability Reform Working Party will extend
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1984-489: The U.S. will expand by 41 percent in the year 2060. These conditions cause displacement for the wildlife and limited resources for the environment to maintain a sustainable balance. Planning permission Planning permission or building permit refers to the approval needed for construction or expansion (including significant renovation ), and sometimes for demolition, in some jurisdictions. House building permits, for example, are subject to building codes . There
2046-504: The UK does not fall under the control of the Financial Conduct Authority . Many people are wary of this form of investment as many plot-based land banking companies have failed or been closed down. There are currently no audited successes recorded for UK plot-based land banking despite the UK having gone through a major property boom between 2002 and 2007. A land banking scheme that is a Collective investment scheme
2108-524: The United States coupled with increased suburbanization in the middle of the 20th century left many American cities with large amounts of vacant and blighted industrial, residential, and commercial property . Beginning in the early 1970s, municipalities began to seek solutions to manage decline or spur revitalization in once prosperous city neighborhoods. The first land bank was created in St. Louis in 1971. While additional municipalities continued to adopt them at
2170-427: The attraction it received was the sales tool to persuade individuals to buy one acre lots at high speculative prices. These prices ranged from $ 2,000 to as high as $ 15,000 per acre. The Florida land banking scams continue today and are mostly operated outside of the United States. Unwary foreign customers are sold Florida land from outside the U.S. borders through contracts for deed arrangements. In December 2008, during
2232-493: The buyer has no intention of working the land himself or leasing it out. When purchased by the land banking investor, such lands are often rather far away from existing infrastructure, which keeps prices low. The investor anticipates that, because of the area's natural productive potential, an agricultural infrastructure (sufficient roads, specialised contractors, grain storages) will develop, with more land put under cultivation and land values multiplying. Agricultural land banking
2294-475: The degraded or missing fertile soil in the latter. Starting from forests, land is made arable by assarting or slash-and-burn . Agricultural development furthermore includes: Because the newly created farmland is more prone to erosion than soil stabilized by tree roots , such a conversion may mean irreversible crossing of an ecological threshold . The resulting deforestation is also not easily compensated for by reforestation or afforestation . This
2356-426: The development process itself under the microscope, identifying where enhancements and improvements can be introduced. These improvements aim to align with best design practice, political sensitivities, and the inevitable social requirements of a project, with the overarching objective of increasing land values and profit margins on behalf of the landowner or developer. Development analysis can add significantly to
2418-555: The ensuing foreclosure crisis . Land banking developed in the late 17th Century in the British Isles and was previously the preserve of the landed gentry or real estate developers such as Nicholas Barbon . Many reputable commercial building companies engage successfully in land banking for future building projects. Companies also purchase land sites and easily divide them into smaller plots, then offer these plots for sale to individual investors. This relatively new practice in
2480-482: The establishment of nonprofits in each county to take title to vacant abandoned homes so they can be rehabilitated, sold or demolished in an orderly fashion. Many counties upstate including Erie County , Onondaga County , Schenectady County and Albany County have abandoned homes as people moved to the suburbs. Some properties have been abandoned due to back taxes and the city has taken title. The recent robo-signing settlement gave Attorney General Eric Schneiderman
2542-612: The given frequency allocation is sought by at least one non-commercial educational (NCE) applicant, or is on an NCE-reserved TV channel or in the FM reserved band, the comparative process still takes place, though the FCC refuses to consider which radio format the applicants propose. In Canada, the Canadian Radio-television and Telecommunications Commission maintains a comparative process in issuing permits, ensuring that
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2604-477: The land audit work to examine ‘underused examine private holdings of large parcels of land by mid-2010. While most land banking is based on the prospect of urban areas expanding at the expense of rural areas, agricultural land is expanding at the expense of virgin land in various parts of the world. Agricultural land banking involves purchasing virgin land that has been identified as suitable for agriculture because of its climate, topography, and soil properties, where
2666-422: The land bank "model" has gained broad support and has been implemented in a number of cities, it is implemented differently so as to best address the needs of the municipality, the state and the local legal context in which it was created. Land banking originated in the 1920s and 1930s as a means of making low-priced land available for housing and ensuring orderly development. The period of deindustrialization in
2728-499: The land plot is a great investment. Verbal communication will often indicate that the land is fast tracked for building approval and has strong potential as building land . When pricing the land reference is typically made to approved building land prices at the market peak. Very often the land banking company will present detailed plans showing a housing development on the site. These plans are often referred to as "pre-approved", "concept" or "predevelopment". The sales person will focus on
2790-408: The land plots, and a very optimistic time frame for successful planning applications. These are never contractually committed. Typically the land banking company sells a land plot at a premium of 15 to 100 times the current market value of undeveloped land. A purchaser might pay £15,000 for a land plot that only has a current market value of £500. On this basis, most of the investment is not in land, and
2852-685: The land that lies between the city of Tampa , in Hillsborough County Florida and the city of Orlando , in Orange County Florida has been a hot bed for speculative land development. North Polk County falls within the lower Green Swamp . The State of Florida has declared the Green Swamp "land of critical state concern". During the 1970s through the late 1980s the Green Swamp was sold as being suitable for real estate development. The development of Disney World and
2914-434: The land), land value is concurrently enhanced. Land value is highly sensitive to supply and demand (for the end product), build costs, planning and affordable housing contributions, and so on. Understanding the intricacies of the development system and the effect of "value drivers" can result in massive differences in the landowner's sale value. Land development puts more emphasis on the expected economic development as
2976-779: The loss of an endangered species’ habitat. In most cases, the land development project will be allowed to proceed if mitigation requirements are met. Mitigation banking is the most prevalent example, and necessitates that the habitat will have to be replaced at a greater rate than it is removed. This increase in total area helps to establish the new ecosystem, though it will require time to reach maturity. The extent, and type of land use directly affects wildlife habitat and thereby impacts local and global biodiversity . Human alteration of landscapes from natural vegetation (e.g. wilderness ) to any other use can result in habitat loss , degradation , and fragmentation , all of which can have devastating effects on biodiversity. Land conversion
3038-456: The most common and the oldest types of development. In an urban context, land development furthermore includes: A landowner or developer of a project of any size, will often want to maximise profits , minimise risk , and control cash flow . This "profitable energy" means identifying and developing the best scheme for the local marketplace, whilst satisfying the local planning process. Development analysis puts development prospects and
3100-427: The planning process. No written contractual promise is ever given for planning permission despite the typically extreme optimism of the salesperson. The salesperson will typically never mention that the land is protected, or greenbelt land and cannot be developed under current planning regulations. There is typically no possibility of getting planning permission in any reasonable timeframe. The investor may end up paying
3162-436: The potential future value of the land against the current selling price. No reference is ever made to the value of green belts or agricultural land, or the issues involved with long-term maintenance, or collectively selling tiny plots of land. The sales price is typically increased 10–100 times over the current value of the land. Plans shown have no validity in UK planning law and cannot be considered an indication of progress in
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#17327943755973224-498: The previous intact vegetation . Massive land conversion without proper consideration of ecological and geological consequences may lead to disastrous results , such as: While deleterious effects can be particularly visible when land is developed for industrial or mining usage, agro-industrial and settlement use can also have a massive and sometimes irreversible impact on the affected ecosystem. Examples of land restoration / land rehabilitation counted as land development in
3286-413: The project, and that in some cases forged Land Registry paperwork was being presented to suggest that planning approval existed where it did not. As a result of the significant controversy and media coverage land banking received, many directors and officials of companies involved where prosecuted and handed custodial sentences by the courts. In 2011 New York State passed a land bank statute authorizing
3348-518: The property until the market commanded a considerable return when sold. There have, however, also been many land scams in the US, such as the large areas of Florida swampland which were sold as being suitable for real estate. Florida land scams have history as far back as the 1920s Florida Land Rush. Many Florida Counties have traces of these land scams today. Polk County , Florida , in particular has been devastated with land banking scams. Polk County, being
3410-454: The small percentage annual increases in the value of the land plot are meaningless. The actual investment is in a proposed service to deliver valuable approved building land in the future. If that service is never delivered or is not successful, the remaining land asset is normally worthless. Should the selling company fail or disappear, the plot owner cannot economically sell the plot, as the administrative effort and cost of sale typically exceeds
3472-549: The soil's chemical composition through soil stabilization , creation of impervious surfaces and, subsequently, (polluted) surface runoff water. Construction activity often effectively seals off a larger part of the soil from rainfall and the nutrient cycle , so that the soil below buildings and roads is effectively "consumed" and made infertile . With the notable exception of attempts at rooftop gardening and hanging gardens in green buildings (possibly as constituents of green urbanism ), vegetative cover of higher plants
3534-447: The strict sense are still rare. However, renaturation , reforestation , stream restoration may all contribute to a healthier environment and quality of life, especially in densely populated regions. The same is true for planned vegetation like parks and gardens , but restoration plays a particular role, because it reverses previous conversions to built and agricultural areas. The environmental impact of land use and development
3596-509: The value of land and development, and as such is a crucial tool for landowners and developers. It is an essential step in Kevin A. Lynch 's 1960 book The Image of the City , and is considered to be essential to realizing the value potential of land. The landowner can share in additional planning gain (significant value uplift) via an awareness of the land's development potential . This is done via
3658-533: The value of the land plot. Many land banking companies target victims outside of the United Kingdom, particularly in Canada , Singapore , Thailand , Brunei and Malaysia . Residents of these countries may be naive of the UK property market and local planning regulations such as green belt zoning. In 2008, the land banking firm UKLI was placed into administration due to insolvency, despite having taken £69 million from 4,500 people for land plots. Land International
3720-400: The very high profit margins taken on the land plots, with the seller using misleading marketing tactics to convince the buyers that they are making a sound investment. A key strategy used for selling United Kingdom land plots is to imply that because a customer owns the land plot, they cannot lose their money. The land banking company typically suggests dramatic annual increases in the value of
3782-589: The wherewithal to fund land banks in Schenectady and Albany. The state of Michigan also has a land bank program. Ohio passed land bank legislation in 2009. Land banking as an investment is nothing new to America. Several self-made billionaires started by purchasing large tracts in California where the development opportunities had not yet arisen. People such as Bob Hope and Donald Trump have reaped tremendous rewards from buying large areas and holding
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#17327943755973844-508: Was closed down in 2008 after losing investors £10 million, and the same Land International plots were later offered for sale in Asia. In 2010, Land International (Far East) failed, causing investors to lose S$ 6 million (£2.5M). MP David Heath requested a debate in the House of Commons following the offering of 209 plots in the village of Dean , saying that "while land banking may not be illegal it
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