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The Effects of Farmland, Farmland Preservation, and Other Neighborhood Amenities on Housing Values and Residential Growth
Abstract
Using data from a conjoint instru- The public’s increased demand for farmment, we estimate compensating variation for the land preservation has coincided with the presence of neighboring land that is dedicated to expansion of urban areas into once agriculagricultural use (versus developed uses), the pres- tural-dominated landscapes. For example, ervation of surrounding farmland as permanent analysis of voting cropland, and key neighborhood characteristics patterns in Rhode Island such as neighborhood parks, commute times, (Kline and Wichelns 1994) shows that supschool quality, and safety.We find that rural-urban port for farmland preservations programs fringe areas that are located within commuting dis- is correlated with recent population growth tance of urban areas and that have an abundance and increased housing values that typify ruof farmland could attract residential development. ral-urban fringe areas. Previous research Typical preservation efforts, featuring small par- suggests that local support of farmland prescels of preserved farmland, would induce further ervation can arise from residents’ preferresidential growth only for areas with short com- ences for attributes that locally preserved mutes and small amounts of remaining farmland.
... The vast majority of studies have considered the intrinsic characteristics of the building (size, number of rooms, price, etc.) and travel time or distance to workplace, school, shops, etc. Other attributes considered include environmental characteristics of residential locations (air pollution, noise, flood risk) [37,[39][40][41][42], presence of private green spaces [43][44][45][46], presence of public green spaces [43,44,[47][48][49][50][51][52] and presence of natural or agricultural land [37,46,48]. In some cases, researchers have also considered urban, building, traffic and road, characteristics of the neighbourhood [40,43,44,48,50,51,[53][54][55][56], or its social and economic characteristics (income level, safety, school quality) [39,42,48,51,56]. ...
... The vast majority of studies have considered the intrinsic characteristics of the building (size, number of rooms, price, etc.) and travel time or distance to workplace, school, shops, etc. Other attributes considered include environmental characteristics of residential locations (air pollution, noise, flood risk) [37,[39][40][41][42], presence of private green spaces [43][44][45][46], presence of public green spaces [43,44,[47][48][49][50][51][52] and presence of natural or agricultural land [37,46,48]. In some cases, researchers have also considered urban, building, traffic and road, characteristics of the neighbourhood [40,43,44,48,50,51,[53][54][55][56], or its social and economic characteristics (income level, safety, school quality) [39,42,48,51,56]. ...
... Other attributes considered include environmental characteristics of residential locations (air pollution, noise, flood risk) [37,[39][40][41][42], presence of private green spaces [43][44][45][46], presence of public green spaces [43,44,[47][48][49][50][51][52] and presence of natural or agricultural land [37,46,48]. In some cases, researchers have also considered urban, building, traffic and road, characteristics of the neighbourhood [40,43,44,48,50,51,[53][54][55][56], or its social and economic characteristics (income level, safety, school quality) [39,42,48,51,56]. As for housing location, some research has included in the attributes its location in central or peripheral urban areas, or in rural areas [42,45,46,53,[57][58][59]. ...
The recent decades have witnessed a significant increase in the population in peri-urban areas which led to a progressive transformation of peri-urban landscapes, and the reduced ability of agriculture to provide ecosystem services. In order to understand the complex relationships established in peri-urban areas between reference urban centre, urban services (US) and ecosystem services (ES), with particular attention to the landscape, a Discrete Choice Experiment (DCE) was carried out in the transitional peri-urban areas of six municipalities located near the city of Perugia (Italy). The two main goals of this study are analysing the effect of the presence of US and ES on the demand for housing, and exploring the implications in terms of peri-urban land use policy. The results highlight that the availability of some ES can have a significant impact on choice of housing location.
... As noted by Johnston et al. (2017b, p. 326), valid SP welfare estimation requires "[t] he baseline (or status quo) condition(s), as well as the proposed change(s) relative to the baseline, [to be] be described in a way that … enables respondents to anticipate accurately the likely effects on their welfare." They also note on p. 328 that "information required to describe the baseline and change may involve spatial […] features […] so that subjects understand the valuation scenario and its relevance" (see, e.g., Johnston et al. 2002Johnston et al. , 2016Roe et al. 2004;Horne et al. 2005;Bateman et al. 2005;Bateman 2009;Liekens et al. 2013). Welfare estimates emerging from SP value elicitation-like those emerging from revealed preference estimation-are often conditional on the spatial information available to individuals (Johnston et al. 2002). ...
... It is common practice to illustrate spatial aspects of policy scenarios using maps and graphics. These illustrate features such as affected watersheds or regions (e.g., Martin-Ortega et al. 2012), water bodies (e.g., Hanley et al. 2003;Bateman 2009;Johnston et al. 2012;Schaafsma et al. 2012;Jørgensen et al. 2013), recreation sites (e.g., Abildtrup et al. 2013), conservation areas (e.g., Horne et al. 2005), or the spatial layout of land use/cover changes (e.g., Johnston et al. 2002;Roe et al. 2004;Liekens et al. 2013). However, recent evidence suggests that respondents may have difficulty self-locating on such maps, and that additional personalized spatial information may be required to ensure valid welfare estimation (Johnston et al. 2016). ...
... A few applications in the literature consider how households would choose over alternative residential locations (e.g.,Roe et al. 2004), but these do not formally analyze sorting behavior. ...
An expanding literature addresses spatial dimensions related to the elicitation, estimation, interpretation and aggregation of stated preference (SP) welfare measures. Recognizing the relevance of spatial dimensions for SP welfare analysis and the breadth of associated scholarly work, this article reviews the primary methods, findings, controversies and frontiers in this important area of contemporary research. This review is grounded in a typology that characterizes analytical methods based on theoretical foundations and the type of statistical modelling applied. The resulting interpretive appraisal seeks to (1) summarize and contrast different theoretical arguments and points of departure within the spatial SP literature, (2) synthesize findings, insights and methods from the literature to promote a more holistic perspective on the treatment of spatial dimensions within SP welfare analysis, (3) evaluate and reconcile divergent approaches in terms of theoretical grounding, ability to identify relevant empirical effects, and relevance for SP valuation, and (4) discuss outstanding questions and research frontiers.
... Il existe d'autres méthodes d'évaluation permettant d'aborder la question de la valorisation des aménités agricoles. Roe et al. (2004) utilisent par exemple la méthode de l'analyse conjointe pour évaluer l'attractivité exercée par les terres agricoles sur le développement résidentiel. Les méthodes d'évaluation contingente et d'expériences sur les choix ont également été utilisées pour évaluer les aménités environnementales par rapport à leur valeur récréative : randonnées, activités nautiques, chasse (Adamowicz et al., 1994;Boxall et al., 1996), mais aussi les aménités liées à l'agriculture (Beasley et al., 1986;Ready et al., 1997;Brouwer & Slangen, 1998 ...
... L'artificialisation des terres atteint donc sa limite dans la détérioration de paysages valorisés et de l'environnement agricole, ce qui justifie l'introduction d'une externalité négative de congestion entre les ménages périurbains eux-mêmes (Irwin & Bockstael, 2002;Roe et al., 2004). Ceci est pris en compte dans le modèle en utilisant le fait qu'en tout point, la terre disponible est égale à une unité de surface. ...
... Bastian et al., 2002). Using conjoint analysis, Roe et al. (2004) ...
L’étalement urbain est un enjeu environnemental et socio-économiquefort. De nombreuses politiques tentent delimiter l’urbanisation excessive autour des aires urbaineseuropéennes ou nord-américaines. Pour appréhender laquestion de l’étalement urbain, il est nécessaire decomprendre quels sont les mécanismes en oeuvre dans leschoix de localisation résidentielle des ménages. En effet,près de la moitié des surfaces artificialisées en Europeentre 2000 et 2006 l’ont été à des fins résidentielles. Plusde trois quarts de cette artificialisation s’est effectuée audétriment de terres agricoles. L’objectif de cette thèse estde construire un cadre théorique permettant de comprendreles mécanismes économiques reliant les choix delocalisation résidentielle des ménages et les externalitésproduites par l’agriculture. Nous utilisons le modèle statiquede ville monocentrique développé par l’économie urbaine.Les modèles théoriques développés mettent en évidencedifférents résultats. La production d’un niveau suffisantd’aménités agricoles peut amener un ménage à s’installerloin de la ville où il travaille mais à proximité d’un cadre devie qu’il valorise. Le développement urbain fragmenté peutdonc être une configuration naturelle pour une ville entouréed’une agriculture hétérogène. Par ailleurs, l’introductiond’une politique agri-environnementale incitant lesagriculteurs à produire des externalités positives peutaffecter indirectement les choix de localisation résidentielledes ménages. Finalement, toute politique susceptibled’affecter les caractéristiques de l’espace périurbain se doitde l’aborder par une approche holistique, prenant encompte ses nombreux déterminants.
... The built-up expansion is constrained in the north by an administrative border that encircles the municipality and in the south by the already intensely developed central parts of the city. Roe et al. (2004) show that agricultural land near new suburban housing developments is the most attractive price compensation feature for relocating households. This can explain the positive values estimated for fields in this study, as the main component of the variable is agricultural land. ...
... The perceived value is, however, conditional on the development prospects of the agricultural patches (Roe et al., 2004) and home buyers place higher value on open space when it is perceived as conservable (Geoghegan, 2002;Irwin, 2002), also in Finland (Tyrväinen and Väänänen, 1998). Concerning agricultural fields in the urban fringe, a scarcity argument has been proposed elsewhere: the highest WTP for agricultural land is expected when most of it has been developed (Roe et al., 2004). ...
... The perceived value is, however, conditional on the development prospects of the agricultural patches (Roe et al., 2004) and home buyers place higher value on open space when it is perceived as conservable (Geoghegan, 2002;Irwin, 2002), also in Finland (Tyrväinen and Väänänen, 1998). Concerning agricultural fields in the urban fringe, a scarcity argument has been proposed elsewhere: the highest WTP for agricultural land is expected when most of it has been developed (Roe et al., 2004). Given these suggestions, the estimated gradient for fields may also be taken as an indicator of the perception of suburban apartment buyers about the surrounding fields, namely that they are perceived as already scarce (fairly accurately, as seen in Fig. 3) but likely preserved. ...
As the adaptation of cities to climate change is increasingly overlapping sustainable urban development, the necessity to harmonize climate-proofing with economic objectives becomes ever clearer. Climate-sensitive ecological risks and amenities, and their role in markets and urban planning, are central in this issue.
This research explores the reaction of urban housing markets to changes related to green amenities and flood risks; deepens the understanding of complex spatial processes, in housing markets and urban growth, that relate to the implementation of sustainable adaptation strategies; and develops advanced spatial modelling methodology that renders urban economic analysis better suitable to address questions of sustainable and climate-proof urban planning. The results demonstrate that physical or behavioral planning interventions surrounding climate-sensitive ecological risks and amenities generate economic benefits via multiple channels, when attuned with market mechanisms. This is an important building block in synchronizing climate-proofing with economic development objectives, therefore facilitating urban adaptation that is also sustainable. The synchronization requires an evidence-based understanding of the effects linked to particular interventions, at concrete locations and spatiotemporal scales. The overall message is that, while trade-offs are unavoidable, if green cities maintain agglomeration benefits, ensure increased information flows about ecological risks and amenities, while implementing amenities in a spatially parameterized manner, they are able to achieve both climate-proofing and sustainability objectives.
The thesis consists of five quantitative analysis articles, while the introductory chapter synthesizes the results in the context of urban planning, spatial economics, and climate change adaptation. The first three articles apply empirical microeconometric methodologies (spatial hedonic and difference-in-differences analysis) to explore the response of housing markets to changes in green infrastructure and to policy instruments related to flood risk information. The fourth and fifth articles apply spatial complexity methods (cellular automata, fractal geometry) to extend the intuitions of microeconometric estimations into dynamic spatial processes in housing prices and urban growth. The five articles use environmental-economic datasets developed by this dissertation research, covering the urban region of Helsinki (Helsinki, Espoo, and Vantaa) and the cities of Pori and Rovaniemi.
... Empirical studies have shown that large parcels, with lower assembly costs, are more prone to conversion than are smaller parcels (Lynch and Lovell, 2003;Isgin et al., 2007). Farm size and proximity to an urban area can also effectively interrupt the spatial patterning of preservation programs (Roe et al., 2004) and active farms. ...
... PA116 density is measured as a percentage of agricultural land area within a one mile radius of a farm parcel that is enrolled in the farm preservation program (Roe et al., 2004). ...
... Empirical studies have shown that large parcels, with lower assembly costs, are more prone to conversion than are smaller parcels (Lynch and Lovell, 2003;Isgin et al., 2007). Farm size has been studied as a determinant of land use change farm size and proximity to an urban area can also alter the spatial patterning of preservation programs (Roe et al., 2004). Conversely, McMillen (1989) indicates that smaller parcels were more likely to be residential than agricultural. ...
Urbanization is a complex process of converting urban fringe and rural land to urban land uses and has caused various impacts on ecosystem structure, function, and dynamics. Estimates of the agricultural land converted annually to low density non-agricultural uses vary from between 800,000 to more than 3 million acres nationwide—a rate of five times the rate of population growth, and in the process, fragmented the agricultural land base. Much of the land lost is prime or unique farmland, disproportionately located near cities. Classical land use theory asserts that a study of market forces and land value, defined in terms of inherent productivity and/or distance from urban centers, can explain this change. This study is important in advancing geographic research on land use change in urban fringe areas, methodologically and theoretically. Data utilized were parcel-scale and remotely-sensed spatial data for a complete Michigan county in an attempt to better test the effects of economic and non-economic factors on land use change in a statistical model. An initial pilot study helped identify potential factor relationships in the research. The research presented makes several advances over previous land use studies by combining several methods for modeling land use change. First, it uses non-economic variables based on land attachment and social capital, as well as traditional economic variables to explain land use change. Second, it develops a continuous parcel data set using existing ownership records. This better represents the decision-making unit at farm scale with respect to farm retention. Third, it combines modeling techniques, including ordinary least squares Geographic Weighted Regression (GWR), to analyze and visualize factors influencing land use in the rural fringe reduce residual spatial autocorrelation. Other spatial analyses were used to identify factor concentrations, patterns of rural networking, and clustering related to social capital. Results show that prime farmland is significantly related to farm conversion and that the important social capital variable related to farm preservation participation also accounts, to a certain degree, for the change in land use for the study area. Strength of relationship and factor patterning factors related to land use change were successfully identified. Additionally, this research has illustrated the need to explore means to include non-economic variables in future research on the causes of urban sprawl and loss of farmland.
... The built-up expansion is constrained in the north by an administrative border that encircles the municipality and in the south by the already intensely developed central parts of the city. Roe et al. (2004) show that agricultural land near new suburban housing developments is the most attractive price compensation feature for relocating households. This can explain the positive values estimated for fields in this study, as the main component of the variable is agricultural land. ...
... The perceived value is, however, conditional on the development prospects of the agricultural patches (Roe et al., 2004) and home buyers place higher value on open space when it is perceived as conservable (Geoghegan, 2002;Irwin, 2002), also in Finland (Tyrväinen and Väänänen, 1998). Concerning agricultural fields in the urban fringe, a scarcity argument has been proposed elsewhere: the highest WTP for agricultural land is expected when most of it has been developed (Roe et al., 2004). ...
... The perceived value is, however, conditional on the development prospects of the agricultural patches (Roe et al., 2004) and home buyers place higher value on open space when it is perceived as conservable (Geoghegan, 2002;Irwin, 2002), also in Finland (Tyrväinen and Väänänen, 1998). Concerning agricultural fields in the urban fringe, a scarcity argument has been proposed elsewhere: the highest WTP for agricultural land is expected when most of it has been developed (Roe et al., 2004). Given these suggestions, the estimated gradient for fields may also be taken as an indicator of the perception of suburban apartment buyers about the surrounding fields, namely that they are perceived as already scarce (fairly accurately, as seen in Fig. 3) but likely preserved. ...
As the importance of urban green spaces is increasingly recognised, so does the need for their systematic placement in a broader array of socioeconomic objectives. From an urban planning and economics perspective, this represents a spatial task: if more land is allocated to various types of green, how do the economic effects propagate throughout urban space? This paper focuses on the spatial marginal effects of forests, parks, and fields and estimates spatial hedonic models on a sample of apartment transactions in Helsinki, Finland. The results indicate that the capitalization of urban green in apartment prices depends on the type of green, but also interacts with distance to the city centre. Additionally, the effects contain variable pure and spatial spillover impacts, also conditional on type and location, the separation of which highlights aspects not commonly accounted for. The planning of green infrastructure will therefore benefit from parameterizing interventions according to location, green type, and character of spatial impacts.
... The pull effect exerted by suburban natural amenities on household location decisions encourages the development of areas formerly occupied by farmers (Cavailhès et al., 2004;Coisnon, Oueslati and Salanié, 2014;Ready and Abdalla, 2005;Roe, Irwin and Morrow-Jones, 2004). Using stated preference data from the United States, Roe, Irwin and Morrow-Jones (2004) find that rural-urban fringe areas that are located within a certain distance from urban centres and are abundant in farmland could attract residential development. ...
... The pull effect exerted by suburban natural amenities on household location decisions encourages the development of areas formerly occupied by farmers (Cavailhès et al., 2004;Coisnon, Oueslati and Salanié, 2014;Ready and Abdalla, 2005;Roe, Irwin and Morrow-Jones, 2004). Using stated preference data from the United States, Roe, Irwin and Morrow-Jones (2004) find that rural-urban fringe areas that are located within a certain distance from urban centres and are abundant in farmland could attract residential development. Therefore, efforts to preserve small parcels of farmland may induce further residential growth in areas of high accessibility. ...
This chapter provides an extensive review of the main drivers of urban sprawl, as well as of its impacts on the environment, economy and society. The chapter discusses economic, geographic, technological and policy drivers of urban sprawl, including household preferences, developers’ expectations, and stringent land-use policies. It also investigates a set of potential environmental effects of urban sprawl comprising: i) increases in emissions from more extensive car use; ii) changes in energy needs and emissions associated with residential heating; iii) losses of periurban arable land and their further effect on food prices; iv) losses of biodiversity and environmental amenities; v) degradation of water resources; and vi) changes in microclimate. The potential effects of urban sprawl on land and housing prices, public finance, and on human health, are also reviewed.
... These approaches focus on European types of landscape and historical heritage development. The work of Roe et al. (2004) for example shows a complex approach of the relationship between natural amenities, housing values and residential growth in the United States. Roe et al. (2004) link different methods in a similar way to explain interactions with the environment. ...
... The work of Roe et al. (2004) for example shows a complex approach of the relationship between natural amenities, housing values and residential growth in the United States. Roe et al. (2004) link different methods in a similar way to explain interactions with the environment. This thesis makes a contribution to investigating an empirical basis for public finance of environmental goods and regional policy decisions. ...
Landscape resources provide a variety of positive externalities, as shown in many studies before. Better knowledge of these positive effects is important for future development and for environmental benefits. However, the relationship between local development and the imposing amenities of both natural landscapes and historical heritage in Switzerland has not been studied so far. This thesis therefore looks into the question of how publicly provided landscape resources and historical heritage affect local policy decision, local development and local economics based on detailed geographical, socio-economic and fiscal data. The nation-wide availability of landscape data makes Switzerland an excellent case study. To find an answer to our main research question, the work presented here is based on three approaches: First, we provide political issues, support and demand for environmental protection. Secondly, we apply a regional growth model to quantify and model effects of natural amenities on population and employment change. Thirdly, we investigate how residential rent prices are affected by landscape and townscape management as well as natural amenities using the hedonic pricing method. The combination of these approaches allows us to comprehensively cover the complex system of landscape and local policy, local development and local economy. For example, population growth as well as property prices can be affected by natural amenities. The approaches focus on European types of landscape and historical heritage development. After a general introduction to the background of this thesis (Chapter 1), we delve into the first approach (local policy issues) in Chapter 2 as we analyze the voter support for a regulation proposition to create landscape reserves in the densely populated canton of Zurich, in an effort to understand the demand for alternative approaches to landscape management for designing efficient policies and acceptable financing arrangements. We then contrast the pattern of voter support for this “regulation” measure with the support for a “financing” measure within the same population. This financing measure was proposed to maintain landscape quality through increased public spending for the management of landscape amenities and historical heritage. With our results we can point out that the demand for both landscape regulation and financing increased with decreasing local open space. The role of income differed between the two propositions and between more urban or rural populations. Hence, landscape management may greatly matter for the distribution of the perceived benefits and costs across different income classes. For instance, in the present Swiss context, the framing of the protection issue as a “financing proposition” appeared to be more compelling to people with high incomes than the regulation framing. Our descriptive results contribute to the design of widely acceptable policies and financing arrangements. In Chapter 3, we examine how landscape amenities and related policies affected regional development. Therefore, we apply the classic simultaneous equations model by Carlino and Mills (1987) to data from 2467 municipalities in Switzerland along with fiscal, demographic and infrastructure variables in the period from 1995 to 2005. Our analysis shows that the results for traditional locational factors are in line with earlier research. We find that population was positively affected by closeness to major lakes and by abundance of open space. However, the impact of visual landscape amenities measured by the proportion of high- quality landscape features is ambiguous (e.g., shore vegetation). We find that employment growth was fostered by population growth, proportion of foreigners and accessibility of a municipality. Moreover, communities with a highly service-oriented sectoral structure and a small non-active population tended to grow faster. In contrast, municipalities with legally protected amenities, such as national heritage townscapes and landscapes of national significance, tended to grow less than others. This result may be in line with the political intentions of the national legislature, but it also suggests that these municipalities themselves did not benefit from their local amenities. Our results in Chapter 3 help to understand the factors that impact regional development and to provide a better forecast for future development on the local level. Finally, we are concerned with the third approach of this thesis (local economy) in Chapter 4, as we address the question of how local landscape resources affect property prices using the hedonic pricing method. With the nation-wide availability of landscape data for this purpose we analyze a cross section of 80814 apartments in 956 Swiss communities. Along with other property attributes (e.g., rental prize, living surface), our analysis includes GIS- based municipality-level variables which characterize location-specific amenities and other neighborhood features (e.g., altitude of a community, distance to the next city center). Using a broad set of explanatory variables, we show that several aspects of landscape and townscape management as well as natural amenities have a strong impact on property prices. Thereby, a southern exposition, lake view, open space, historical heritage and land for recreational activities played the most important role in determining the attractiveness of a location. We can confirm the well-known differences between rural and urban locations in regard to landscape resources. Our results support the idea that settlement pressure which is also reflected in property prices tends to increase the population’s sensitivity towards landscape changes. Overall, our investigations are of interest to policy makers, since they help to promote environmental benefits of non-market landscape resources on the property market in Switzerland. This thesis makes a contribution to the field of environmental economics, environmental policy and regional geography. Our results are an empirical basis for arguments for public finance of environmental goods and regional policy decisions. We present the first nation-wide approach in the research field of landscape resources and local economic development. Furthermore, we create a large nation-wide GIS-based dataset, which is unique for Switzerland. We can show that landscape resources affect local development and that landscape management has an important impact on local economy and policy-making processes. Landschaftsressourcen bieten eine Reihe positiver externer Effekte, wie bereits in vielen Studien zuvor aufgezeigt wurde. Bessere Kenntnisse dieser positiven Effekte sind für die zukünftige Entwicklung und den Umweltnutzen wichtig. Jedoch wurde die Beziehung zwischen lokaler Entwicklung und den eindrucksvollen Annehmlichkeiten sowohl der Naturlandschaft als auch des historischen Kulturerbes in der Schweiz bisher noch nicht erforscht. Daher wird in dieser Arbeit auf der Basis von detaillierten geographischen, sozioökonomischen und finanzwirtschaftlichen Daten die Frage untersucht, wie öffentlich zugängige Landschaftsressourcen und historische Kulturgüter lokal-politische Entscheidungen, lokale Entwicklung sowie lokale Wirtschaft beeinflussen. Die flächendeckende Verfügbarkeit von Landschaftsdaten macht die Schweiz zur exzellenten Fallstudienregion. Um eine Antwort auf unsere Forschungsfrage zu finden, basiert diese Arbeit auf drei Ansätzen: Zuerst erörtern wir politische Fragen, bezüglich Unterstützung und Anforderung für den Umweltschutz. Als Zweites verwenden wir ein regionales Wachstumsmodel, um die Effekte von attraktiven Landschaftsobjekten auf den Bevölkerungs- und Arbeitsplatzwandel zu quantifizieren und zu modellieren. Schliesslich untersuchen wir mit der hedonischen Preismethode, inwiefern Mietpreise durch Landschafts- und Stadtmanagement sowie durch attraktive Landschaftsobjekte beeinflusst werden. Die Kombination dieser unterschiedlichen Ansätze ermöglicht eine umfassende Betrachtung des komplexen Systems aus Landschaft und lokaler Politik, lokaler Entwicklung sowie lokaler Wirtschaft. Zum Beispiel werden sowohl das Bevölkerungswachstum als auch die Immobilienpreise durch attraktive Landschaftsobjekte beeinflusst. Der Fokus der Untersuchung bei allen drei Ansätzen liegt auf europäischen Landschaftstypen und der historischen Kulturentwicklung Europas. Nach einer allgemeinen Einführung zum Hintergrund dieser Arbeit (Kapitel 1), konzentrieren wir uns in Kapitel 2 auf lokal-politische Belange, indem wir das Wählerverhalten bei einer Regulationsabstimmung zur Errichtung von Landschaftsreservaten untersuchen. Hierzu analysieren wir, am Beispiel des Kantons Zürich, inwieweit alternative Ansätze im Landschaftsmanagement durch die urbane Bevölkerung dicht besiedelter Räume unterstützt werden und leiten Anforderungen und Massnahmen zur Optimierung von politischen und finanziellen Abläufen ab. Anhand der gleichen Bevölkerungsgruppe vergleichen wir zudem das Wählerverhalten für eine Finanzierungsabstimmung. Diese Finanzierungsabstimmung befasst sich mit dem Erhalt der Landschaftsqualität und schlägt die Erhöhung der öffentlichen Gelder für das Management von attraktiven Landschaftsobjekten und historischen Kulturgütern vor. Mit unseren Ergebnissen können wir aufzeigen, dass der Bedarf sowohl für Landschaftsregulation als auch für Landschaftsfinanzierung mit sinkendem lokalem Freiflächenanteil ansteigt. Während das Einkommen auf die Regulationsabstimmung keinen Einfluss hat, ist dieser Faktor für die Finanzierungsabstimmung jedoch relevant. Des Weiteren unterscheidet sich der Einfluss des Einkommens auf das Abstimmungsverhalten zwischen urbaner bzw. ländlicher Bevölkerung. Demzufolge könnte das Landschaftsmanagement für die Verteilung der Benefiz- und der Kostenwahrnehmung besonders im Hinblick auf unterschiedliche Einkommensklassen von Bedeutung sein. Dies zeigt sich beispielsweise im gegenwärtigen schweizerischen Kontext in der Frage des Umweltschutzes, bei der der Finanzierungsansatz gegenüber dem Regulierungsansatz stärker auf Menschen mit hohem Einkommen ausgerichtet ist. Unsere Ergebnisse sollen dazu beitragen, weit akzeptierte politische und finanzielle Arrangements zu entwickeln. In Kapitel 3 untersuchen wir, wie attraktive Landschaftsobjekte und diesbezügliche Umweltpolitik die regionale Entwicklung beeinflussen. Dazu wenden wir das klassische simultane Gleichungsmodel von Carlino und Mills (1987) mit Daten von 2398 Gemeinden in der Schweiz an. Unsere Analyse anhand finanz-wirtschaftlicher, demographischer und infrastruktureller Variablen für die Periode von 1995 bis 2005 zeigt, dass die Ergebnisse für traditionelle Standortfaktoren mit früheren Forschungsarbeiten übereinstimmen. Wir können aufzeigen, dass die Bevölkerungsentwicklung durch die Nähe der Gemeinden zu grossen Seen und durch das Vorhandensein zahlreicher Freiflächen positiv beeinflusst wird. Jedoch ist der Einfluss von visuell attraktiven Landschaftsobjekten gemessen am Anteil qualitative hochwertiger Landschaftselemente nicht eindeutig (z.B. Ufervegetation). Wir können aufzeigen, dass das Beschäftigungswachstum durch das Bevölkerungswachstum, dem Ausländeranteil und der Erreichbarkeit begünstigt wird. Des Weiteren tendieren Gemeinden mit einer stark serviceorientierten Sektorstruktur und geringem Anteil an Nichterwerbspersonen dazu, schneller zu wachsen. Aber Gemeinden mit geschützten Landschaftsobjekten, wie zum Beispiel schützenswerte historische Stadtkulturgüter und Landschaften von nationaler Bedeutung, weisen ein langsameres Wachstum als andere auf. Dieses Ergebnis könnte im Zusammenhang mit politischen Intentionen der nationalen Gesetzgebung stehen. Aber es deutet auch darauf hin, dass diese Gemeinden nicht allein von lokalen, attraktiven Landschaftsobjekten profitieren. Unsere Ergebnisse in Kapitel 3 helfen, die Einflussfaktoren auf die regionale Entwicklung zu verstehen und eine bessere Prognose für die künftige Entwicklung auf lokaler Ebene anzubieten. Schließlich beschäftigen wir uns mit lokale Wirtschaftfaktoren in Kapitel 4, indem wir der Frage nachgehen, wie lokale Landschaftsressourcen Immobilienpreise beeinflussen. Zur Analyse verwenden wir die hedonische Preismethode. Mittels flächendeckender Verfügbarkeit von Landschaftsdaten können wir einen Querschnitt von 80814 Mietwohnungen in 956 Schweizer Gemeinden analysieren. Neben Immobilieneigenschaften (z.B. Mietpreis, Wohnfläche) haben wir GIS-basierte Gemeindevariablen in unsere Analysen integriert, die die Standortspezifik und andere Nachbarschaftseigenschaften (z.B. Höhenlage der Gemeinde, Distanz zum nächsten Stadtzentrum) beinhalten. Durch die Nutzung eines grossen Pools von Erklärungsvariablen können wir aufzeigen, dass verschiedene Aspekte des Landschaft- und Stadtmanagements sowie attraktive Landschaftsobjekte einen starken Einfluss auf Immobilienpreise haben. Dabei spielen Südlage, Seesicht, Freiflächen, historische Kulturerbe und Erholungsgebiete die entscheidende Rolle für einen attraktiven Standort. Wir können die bekannte Unterschiede zwischen ländlichen und städtischen Standorten in Bezug auf Landschaftsressourcen bestätigen. Unsere Ergebnisse bekräftigen die Aussage, dass Siedlungsdruck, reflektiert in Immobilienpreisen, tendenziell zum Anstieg der Sensibilität der Bevölkerung gegenüber Landschaftsveränderungen führt. Insgesamt sind unsere Untersuchungen für politische Entscheidungsträger interessant, da sie die Wichtigkeit des Umweltbenefiz von nicht handelbaren Landschaftsressourcen auf den Immobilienmarkt in der Schweiz belegen. Diese Dissertation leistet einen wichtigen Beitrag im Bereich Umweltökonomie, Umweltpolitik und Regionalgeographie. Unsere Ergebnisse sind eine empirischen Grundlage für die Argumentation der öffentlichen Finanzierung von Umweltgütern und für regionalpolitische Entscheidungen. Wir präsentieren den ersten flächendeckenden Ansatz im Forschungsbereich Landschaftsressourcen und lokaler Wirtschaftsentwicklung. Des Weiteren haben wir einen grossen flächendeckenden GIS-Datensatz erstellt, der einmalig für die Schweiz ist. Wir können aufzeigen, dass Landschaftsressourcen die lokale Entwicklung beeinflussen und dass Landschaftsmanagement einen entscheidenden Einfluss auf die lokale Wirtschaft und politische Entscheidungsprozesse hat.
... Turner (2005) The pull effect exerted by suburban natural amenities on household location decisions encourages the development of areas formerly occupied by farmers (Cavailhès et al., 2004;Coisnon, Oueslati and Salanié, 2014;Ready and Abdalla, 2005;Roe, Irwin and Morrow-Jones, 2004). Using stated preference data from the United States, Roe, Irwin and Morrow-Jones (2004) find that rural-urban fringe areas that are located within a certain distance from urban centres and are abundant in farmland could attract residential development. ...
... Turner (2005) The pull effect exerted by suburban natural amenities on household location decisions encourages the development of areas formerly occupied by farmers (Cavailhès et al., 2004;Coisnon, Oueslati and Salanié, 2014;Ready and Abdalla, 2005;Roe, Irwin and Morrow-Jones, 2004). Using stated preference data from the United States, Roe, Irwin and Morrow-Jones (2004) find that rural-urban fringe areas that are located within a certain distance from urban centres and are abundant in farmland could attract residential development. Therefore, efforts to preserve small parcels of farmland may induce further residential growth in areas of high accessibility. ...
This book provides a new perspective to the nature of urban sprawl and its causes and environmental, social and economic consequences. This perspective, which is based on the multi-dimensionality of urban sprawl, sets the foundations for the construction of new indicators to measure the various facets of urban sprawl. The report uses new datasets to compute these indicators for more than 1100 urban areas in 29 OECD countries over the period 1990-2014. It then relies on cross-city, country-level and cross-country analyses of these indicators to provide insights into the current situation and evolution of urban sprawl in OECD cities. In addition, the report offers a critical assessment of the causes and consequences of urban sprawl and discusses policy options to steer urban development to more environmentally sustainable forms.
... La commercialisation des terres joue un rôle très important dans le processus d'urbanisation (Capozza & Helsley, 1989;Cheshire & Sheppard, 1995;Colwell & Munneke, 1997;Livadis et al., 2006;Roe et al., 2004). Pour comprendre cette relation entre la vente des terres et l'urbanisation, une partie des travaux de cette thèse a été consacrée à la caractérisation du marché foncier, à l'indentification des systèmes complexes de production foncière, des déterminants des prix et au suivi de l'évolution des prix des terres dans la Région Maritime. ...
... La marchandisation des terres est une thématique ancienne (Ricardo, 1815(Ricardo, , 1817, mais toujours d'actualité (Cavailhès et al., 2007;Levesque, 2014;SAFER, 2011;Tarrouth & Colin, 2016). Nombreux sont les travaux qui ont eu à souligner l'importance de la marchandisation des terres dans le processus d'urbanisation et la dynamique du peuplement (Capozza & Helsley, 1989;Cheshire & Sheppard, 1995;Colwell & Munneke, 1997;Livadis et al., 2006;Roe et al., 2004). Peu de travaux concernent toutefois l'Afrique tropicale (Antwi, 2000a;Chauveau et al., 2006;Kironde, 2004;Lecat, 2004;Napier, 2010;Soro & Colin, 2008) Mbetid-bessane, 2014). ...
Cette recherche porte sur les mutations paysagères et les stratégies foncières locales mises en œuvre par les exploitants agricoles à la périphérie de la ville de Lomé au Togo. Elle s’appuie sur une approche pluridisciplinaire qui intègre des questions sur la démographie, l’occupation des sols, la marchandisation des terres et les perceptions des différents acteurs de ces espaces. Des méthodes à la fois qualitatives et quantitatives sont mises en œuvre ; mobilisant des données démographiques à l’échelle la plus fine, des images satellitaires sub-métriques, une base de données sur les prix des terres, une série d’entretiens auprès d’informateurs-clé impliqués dans le foncier et une enquête quantitative auprès d’un large échantillon d’exploitants agricoles.Les résultats montrent que les périphéries de la ville de Lomé se recomposent aujourd’hui dans leur structure économique, leur organisation spatiale et leur tissu social. Cette recomposition s’inscrit dans un mouvement général de croissance démographique forte, engagé depuis la deuxième moitié du XXème siècle et qui se manifeste à la fois par l’augmentation rapide du nombre de localités peuplées et par la croissance démographique des localités elles-mêmes. Près de 15 nouvelles localités apparaissent chaque année dans cette petite région et le nombre des localités de plus de 1000 habitants a augmenté de 80 à 168 entre 1970 et 2010. Le volume important de la population ainsi que la croissance rapide sont une dimension essentielle du développement. Cette densification du peuplement est à la fois une cause et une conséquence de la course effrénée à la terre qui est observée à la périphérie de Lomé. Les trois-quarts des transferts fonciers sont maintenant monétarisés dans cet espace. Pourtant le marché foncier dynamique demeure encore en grande partie informel et non régulé par les pouvoirs publics. Les acquisitions foncières dans ces espaces périphériques sont en effet destinées en majorité à l’urbanisation (66 %). De fait la diminution rapide des terres agricoles qui en résulte constitue un défi majeur pour l’agriculture, surtout périurbaine. Tous les ans, une grande proportion des terres agricoles est convertie en bâti : 26 % dans les périphéries proches de la ville de Lomé et 7 % dans les périphéries plus éloignées, notamment au-delà de 25 km. La grande majorité des acquéreurs (93 %) réside dans des centres urbains proches et ces urbains sont souvent des cadres de l’administration (24 %). L’offre de terres pour le logement, limitée face à la forte demande, vient essentiellement de deux filières : la filière coutumière informelle, prédominante (77,5 %), et la filière privée formelle (22,5 %). Si la filière coutumière permet aux ménages à faibles ou moyens revenues d’accéder à la propriété foncière, elle ne garantit pas la sécurité de la tenure et les prix restent élevés par rapport au pouvoir d’achat des populations. La structuration de ces filières d’approvisionnement en terre pour le logement sera déterminante pour que l’urbanisation ainsi que le processus de peuplement contribuent à une croissance plus inclusive et à une prospérité partagée et ne constitue pas une opportunité manquée pour l’agriculture.Cette marchandisation des terres permet toutefois aux femmes, longtemps marginalisées par la tenure foncière coutumière, d’accéder à la terre. Contrairement aux hommes, ces femmes perçoivent la croissance urbaine comme une opportunité pour leur exploitation agricole et leurs stratégies foncières visent au maintien de l’agriculture. Les femmes deviennent sans doute des acteurs importants pour le maintien des activités agricoles dans ces espaces périphériques sous tension autour des villes africaines.
... While planning and zoning policies play an important role in controlling the conversion of agricultural land, the general trend is for the large majority of urbanised land to have been converted from agricultural uses (Greene & Stager, 2001;Walker, 2001;EEA, 2006;Livanis et al., 2006). It is also recognized that agricultural amenities in suburban areas have a strong pull effect on household location decisions and may encourage the development of areas occupied by both farmers and commuting households (Roe et al., 2004;Cavailhès et al., 2004;Ready & Abdalla, 2005). Despite these observations, few studies have been undertaken on the role of farming in the ongoing decentralization of urban areas. ...
... However, by converting agricultural land to residential use, periurban households also destroy agricultural amenities. Urban sprawl therefore reaches its limits in the destruction of valued landscapes and agricultural environment, justifying the introduction of a negative externality between periurban households themselves (Irwin & Bockstael, 2002;Roe et al., 2004). This is introduced in the model making use of the fact that at any location, available land is unity. ...
This paper presents a spatially explicit model to examine the importance of agricultural amenities as a determinant of the urban and suburban spatial structure. By introducing endogenous agricultural amenities into the classical monocentric model, we provide an intuitive explanation of leapfrog development. We show how urban development patterns highly depend on the intensity of surrounding farms and their ability to produce amenities. We also show that, even in absence of a particular landscape feature or any exogenous source of amenities, fragmented urban sprawl is a natural development pattern for a city surrounded by a spatially varying agricultural environment. Finally, we show how land tax policies could curb urban sprawl under certain conditions on households' preferences and farming.
... 2007) allocating preservation funding to Rural Legacy Areas to prevent development on some parcels, I expect that the rate of development in Rural Legacy Areas will be lower after the passage of the act relative to before. But some research has shown that preserving farmland provides an amenity for new residents that might attract new development. (Roe et. al. 2004) I will consider this finding in my analysis. I expect that the level of dispersed development within Rural Legacy Areas will decline after the implementation of the program, and I expect preservation to increase after designation of Rural Legacy ...
... reas, development of parcels and acres inside Rural Legacy Areas increased after the act, though many of these results were not statistically significant at the 95 percent confidence level. It seems that preserving land in these areas might be providing an amenity value that encourages development in nearby parcels, consistent with the findings of Roe et. al. (2004). Many areas became more fragmented and parcelized over time and the total percentage of the area protected changed little. with limited funding available, it seems that concentrating funding into a few areas is a more effective use of state funding. ...
... Structural conditions may affect house prices and rents positively or negatively. Meanwhile, neighbourhood attributes may include socio-economy, externalities, local authority services (Chin and Chau, 2003) and facilities (Roe et al., 2004). Residential areas with all facilities required will form a good property market (Nor Asmahan, 2012) as facilities provided enhanced economic activity of that area. ...
The existence of Brownfield sites is one of the main challenges that Malaysia must face due to financial, administrative and policy problems. The negative environmental and social impacts of Brownfield sites jeopardise residents’ health and well-being, causing nearby areas to be less desirable for occupation and investment. These impacts result in price discounts. Hence, this research aims to establish the sensitivity of the property market towards Brownfield sites through a critical review. An overview of previous studies shows that property prices are sensitive towards Brownfield sites. This indicates that the proximity to a Brownfield site is considered when making property purchase decisions. Thus, property valuers, planners and developers should consider the Brownfield factor during property planning, development and valuation.
... Since 2000, the effects of zoning and conservation easements on agricultural property values have been debated, but results of various econometric studies remain inconclusive [43,72]. Roe et al. [73] showed that preserved farmland provides an amenity for new residents that might attract new development in the surroundings. In their review, Bergstrom and Ready [74] conclude that public willingness to pay for farmland preservation in North America is positively related to farmland acreage, regional farmland scarcity, alternative development intensity, productivity (e.g., soil quality) and active farming, among others, and negatively related to intensive agriculture. ...
This paper reviews the recent literature dealing with farmland protection (FP) policies in developed countries from a planning perspective, with a specific focus on the Mediterranean region. It provides coverage of French language papers that may have been omitted in previous reviews. While the Mediterranean is often pointed out as a region with acute challenges related to food security and a lack of effective planning policies, the literature underlines that issues related to FP policies are similar across the world. Hence, this review may bring valuable insights for more sustainable management of farmland on the urban fringe. It maps several interesting areas of research concerning the often implicit and disparate rationales of FP policies as well as the barriers and potential avenues for improvement for FP. It highlights that FP cannot rely merely on transferring policy tools that have proven successful elsewhere. It also reveals that land policies do not always take into account the specific needs of farming systems, as they often focus on land rather than on agriculture. Further research is thus needed to reveal the interaction over time between the use of certain FP tools and the unique local features of urban fringe agriculture. This review may be of interest to students and scholars, but also to practitioners, policy makers and local groups looking for innovative, more flexible or locally suited farmland protection programs.
... Sommervoll Cities 95 (2019) 102373 park); 5000-100,000m 2 (medium sized); and > 100,000 m 2 (large park), and the specification of access is the minimum network distance. The effect of a direct connection to open spaces has been shown to have an important bearing on housing prices (Geoghegan, 2002;Irwin, 2002;Roe, Irwin, & Morrow-Jones, 2004;Tyrväinen & Väänänen, 1998). ...
Location is known to be a main determinant in people's efforts to estimate the value of a house. However, the type of location, and subsequently how the value of that location is estimated, has not been investigated to the same degree. In hedonic price modelling, a well-used method of estimating housing as a composite good, lo-cational proxies such as postcodes or census tracts are often used to control for location. This notion of location is what geographers refer to as absolute location, a fixed position in space, as opposed to relative location, a position in space relative to other positions. In this paper, we look at the difference in explanatory power of absolute versus relative location in a hedonic model for apartment sales, using the city of Oslo as our case. The main finding is that the added explanatory power of postcode dummies significantly diminishes when introducing relative location explanatory variables such as walking distance to key places like the metro and parks. As house prices correlate with consumer preferences, these findings will have implications for urban planning insofar as different neighborhood designs vary with respect to their ability to harvest relative location potentials.
... Previous hedonic literature estimating the value consumers place on open space is suggestive of the potential for bike facilities to be capitalized into nearby home prices. For instance, prior research has found that consumers value proximity to green space and local parks (Bengochea, 2003;Bolitzer & Netusil, 2000;Espey & Owusu-Edusei, 2001;Klaiber & Phaneuf, 2010;Lindsey, Man, Payton, & Dickson, 2004;Roe, Irwin, & Morrow-Jones, 2004;del Saz Salazar & García Menéndez, 2007;Saphores & Li, 2012). In addition, there is evidence that these values vary across types, size, and other attributes of the open space and neighborhood in question (Anderson & West, 2006;Czembrowski & Kronenberg, 2016). ...
This paper investigates the capitalized value of interconnected active transportation infrastructure in Franklin
County, Ohio. We expand on the existing literature on preferences for local amenities by examining the impact of
connections between local amenities and active transportation infrastructure on the sales price of single family
homes. Hedonic results indicate that proximity to bike facilities results in positive capitalization, with on-road
facilities driving this result. Extending the analysis to examine interconnectivity, we find that bike facility capitalization
is heterogeneous depending on the types of local amenities and infrastructure links. For example, onroad
facility connections with bus stop locations decrease nearby home values, while on-road facilities linked to
local open space increase the value of proximate homes. Together, these results provide evidence that connectivity
is an important input to active transportation planning.
... Co więcej, przekształcanie gruntów do tej pory rolniczych na cele miejskiewykazuje tendencję rosnącą (Greene i Stager, 2001;Walker, 2001;Livanisi in.,2006). Jednym z przejawów ekspansji miast jest intensywny rozwój zabudowy mieszkaniowej na terenach dotychczasowo zamieszkiwanych głównie przez osoby zajmujące się rolnictwem (Roe, Irwin, Morrow-Jones, 2004;Cavailhèsi in., 2004;Ready i Abdalla, 2005). ...
Streszczenie. Zarządzanie użytkami rolnymi na obszarach zurbanizowanych lub podlegających
presji urbanizacyjnej, do których można zaliczyć tereny położone w granicach
administracyjnych miast oraz tereny na obszarach do nich przyległych (tzw. obszary
podmiejskie), wymaga uwzględniania aktualnych trendów i zmieniających się uwarunkowań.
Wiele procesów zachodzących obecnie w przestrzeni miast i terenów do nich
przyległych nie sprzyja bowiem powiększaniu zasobów ziemi rolnej, a wręcz przyspiesza
ich kurczenie. Wśród nich zauważalny jest rozwój zabudowy mieszkaniowej zgodnej
z preferencjami współczesnych nabywców nieruchomości, rozwój zabudowy pełnią-
cej funkcje komercyjne oraz postępująca przemiana podmiejskich obszarów wiejskich
w kierunku obszarów o charakterystyce miejskiej. Przestrzeń miejska i podmiejska,
a zatem także i zasób gruntów nadających się do konkretnego sposobu użytkowania,
są dobrami ograniczonymi i tym samym posiadającymi znaczną wartość ekonomiczną.
Efektywne zarządzanie gminą w gospodarce rynkowej wymaga racjonalnej alokacji
gruntów, co prowadzi do konieczności wyboru spomiędzy rozwiązań wzajemnie
sprzecznych, a wręcz wzajemnie się wykluczających. Celem niniejszego artykułu było
przedstawienie, zarówno w ujęciu historycznym, jak i perspektywicznym, wybranych
trendów społeczno-gospodarczych będących sprzecznymi z ideą rozwijania rolnictwa
na obszarach zurbanizowanych, a także rozważenie konfliktogennego przypadku utrzymywania
ogrodów działkowych zlokalizowanych na terenach pożądanych dla innych
celów. Podjęte zamierzenie zostało zrealizowane poprzez ukazanieprzekształceń sposobów
użytkowania wybranych lokalizacji oraz podkreślenie kosztów alternatywnychzwiązanych
z utrzymywaniem dóbr wspólnej puli (ogrody działkowe), stojących nieja-
128 Alina Źróbek-Różańska
PDGR – PSAH
ko w opozycji do dóbr prywatnych (zabudowania mieszkaniowe lub komercyjne) i dóbr
publicznych (przestrzeń publiczna).Badaniem objęto miasto Olsztyn i podolsztyńskie
tereny wiejskie.
Słowa kluczowe: obszary zurbanizowane, strefa podmiejska, użytki rolne
Abstract. Managing farmlands located in the urbanized areas or being under urbanization
pressure, including areas located within administrative cities’ borders and
neighboring areas (suburban areas), requires constant adjusting to the current trends
and changing conditionings. Many processes currently occurring in the cities or in the
proximity not only do not favor increasing agricultural land resources, but also accelerates
their shrinking. One of the noticeable processes is the development of the
residential buildings, being in accordance with the preferences of current real estate
buyers, commercial buildings and continuing transformation of rural suburban areas
into areas with the urban characteristics. Urban and suburban space, and therefore
there sources of land suitable to be exploited, are limited goods and thus have significant
economic value. In market economy, the efficient governing requires rational land
allocation, what means choosing between contradictory ways of land use, especially
located within cities’ borders and in their suburban areas. The aim of this article was to
present selected social-economic trends, both in the historical and future perspective,
which are incompatible with the idea of developing agriculture in the urbanized areas,
and to consider the conflicting case of maintaining garden plots located in the areas
needed for different purposes. This intention was realized through presenting land use
transformations of particular localizations and underlining alternative costs linked to
maintaining common pool goods (garden plots), in opposite to private goods (residential
or commercial buildings) and public goods (public space). Research was carried out
in Olsztyn and suburban rural areas.
Keywords: urbanized areas, suburban area,farmlands
... On the other hand, it may also have been due to the lack of regional land institution, unreasonable land institution (Yamazaki 1999), or an imbalance in the intensity of land regulations (Ma 2005). Few have examined the internal relations of China's land institution (Roe et al. 2004) but understanding the relations between the different land systems will be of great significance in promoting the improvement of the overall institution (Richter 2010;Zhao and Zhou 2012). Therefore, in this study, we conduct a survey on land institution since the founding of the new China, compile an overall framework of the land institution, organize the evolution of the land institution, and measure the regulation intensity of land institution and their interprovincial differences in 2014. ...
China’s land institution can be defined broadly or narrowly. By examining the broad definition of the land institution, we found that there were prerequisite, complementary, and substitutional relationships among the various systems. These relationships were verified through discussion of the structural evolution of each system. Based on these relationships, three methods for quantification were used to measure the regulation intensity and intra-provincial differences in each system among 31 provinces, municipalities, and autonomous regions in China in 2014. The statistics analysis shows that provinces used to pursue outstanding performances in land institution but few provinces could outperform the other provinces in all types of systems. The statistics results also indicate that the provinces which executed land institution earlier often hold significant advantages in institutional innovations but it is still not clear whether they can maintain the advantages. This study recommends that the Chinese government should improve the overall framework of regional land institution based on land systems’ relationships and evolutionary patterns. Furthermore, the government should optimize the spatial distribution of regional land institution based on the intra-provincial differences in land-regulation intensity.
... Because preserved open space generates amenities such as recreational opportunities and scenic views that are valuable by households, our dynamic spatial amenity effect raises residential rents relative to forest rents, creating an incentive to anticipate the conversion date of nearby unrestricted parcels as suggested in the empirical literature (Geoghegan, Lynch, and Bucholtz 2003;Roe, Irwin, and Morrow-Jones 2004;Carri on-Flores and Irwin 2004;Irwin 2002;Irwin and Bockstael 2004). A remark is nevertheless in order. ...
This article develops a model of a forest owner operating in a small, open-city environment where the rent for developed land is increasing concave in nearby preserved open space and is rising over time, reflecting an upward trend in households' income. Within this framework we examine how changes in nearby preserved open space and alternative development constraints affect an individual private landowner's decisions regarding both regeneration harvests and conversion dates. We also examine how such policies affect development density once conversion from forestry to residential use occurs. We show that when residential rents change over time, the nature of the timber problem at the urban-forest interface changes because it forces us to allow for the possibility of changes in land use from timber to residential use. As a result, the traditional Faustmann setup is not suitable to study forest management decisions at this interface. We also find that in the presence of rising income, increases in permanently preserved open space hasten regeneration and conversion cuts of a neighboring parcel currently under forest use and leads to lower density development once conversion takes place compared to the case where income is constant. We also find that both a binding development moratorium and a binding minimum-lot-size policy can postpone regeneration and conversion cut dates and thus help to protect open space, even if only temporarily. However, the policies do not have the same effects on development density of converted forestland. While the former leads to high-density development, the latter encourages low-density development.
... In contrast in Queensland, regional panels do not advise during the chief executive's assessment of an RIDA application (Roe et al., 2004). However, the chief executive or an assessing agency may ask any other person for advice or comment about an assessment application (s46 (2), RPI Act) and the chief executive must consult the GC for advice about an assessment application if the application relates to a resource activity in a priority agricultural area; and either the application is notifiable; or the expected surface impacts of the resource activity are significant. ...
The Australian Senate's Interim Report on Unconventional Gas Mining was released in June 2016, following heightened political awareness of continuing public outcry relating to unconventional gas exploration. In Queensland, the state government has supported the gas industry's headlong rush into this profitable resource sector, to the consternation of farmers who have few statutory rights to disallow access by resource companies to their agricultural land. In the early sections of this paper, we review current agricultural land protection legislation in Queensland and British Columbia; two Commonwealth states with similar socio-political and legal systems and growing unconventional gas industries. The review provides the basis of a critical analysis of 'active' adaptive management as a regulatory framework facilitating optimal coexistence between agriculture and unconventional natural gas. In the remaining section we apply the framework of 'active' adaptive management in a comparative legal analysis of the land protection and oil and gas agencies as well as agricultural land protection regulation in British Columbia and Queensland. In conclusion, we identify the Agricultural Land Commission system in British Columbia, Canada as exemplifying elements of 'active' adaptive management to assist in facilitating coexistence between arable land and unconventional gas operations. KEY WORDS: Rural land protection; unconventional gas regulation; agriculture protection; natural resource management; active adaptive management 460 Taylor and Taylor
... These two objectives are often in conflict as successful rural economic development results in increased housing demand, but proposals to develop housing are frequently met with an anti-development 'Not-In-My-Back-Yard' (NIMBY) response based on the desire to maintain the status quo rural character of the community. Work by Roe et al. (2004) indicates that land preservation policies can have mixed results in that preservation of farmland may be counterproductive increasing housing demand and cost of housing development. This highlights a need to move beyond policies that re-produce a rural idyll, acknowledge housing needs and allow rural areas to grow and diversify. ...
... Neighborhood externalities are the estimated influence of each land use on surrounding parcels. Distances to each land use type in the model are regarded as a surrogate for neighboring spatial externalities, distance to forest and streams are regarded as spatial externalities due to amenities (Roe et al. 2004;Irwin and Bockstael 2004;Poudyal et al. 2008). ...
This research presents a methodology to make projections of land use conversions in Berkeley County, West Virginia and then utilizes these projections to estimate water quality impacts on the Opequon Creek in Berkeley County. Empirical estimates for factors that influence the land use conversion probability are captured using parameters from a spatial logistic regression (SLR) model. Then, an agent-based, probabilistic land use conversion (APLUC) model is used to explore the impacts of policies on land use conversion decisions using estimates from actual land use change from 2001 to 2011 in SLR model. Three policy scenarios are developed: (1) no policy implementation, (2) a 15.24 m (50 ft) buffer zone policy of no development applied to all streams, and (3) 15.24 m buffer policy applied only on critical source area (CSA) watersheds. The projected land use patterns in the APLUC model are driven by individual land conversion decisions over 50 model runs of 10 iterations each under each policy scenario. The results show that with no policy scenario, most conversions occurred near existing residential land use and urban centers. Residential land use conversions are greatly reduced in a 15.24 m buffer policy around all streams in watershed. Spatial patterns generated under a 15.24 m buffer policy in CSAs only showed that future projected land use changes occurred close to major highways and shifted the residential development to the northern part of the Opequon Creek. Finally, the impacts of these three policies on water quality are estimated using an ArcSWAT model, a graphical user interface for SWAT (Soil and Water Assessment Tool). This model indicates that the 15.24 m buffer policy in CSAs is most effective among the three policies in reducing the pollutant loads. This study suggests that carefully designed policies which discourage residential land use conversions in CSAs, result in less pollutant loads by shifting the location of residential conversions to less critical areas where agricultural land is dominant in the watershed.
... Rising incomes and auto-driven changes in transportation costs are the fundamental driv- (Glaeser and Kahn 2004), and the movement of the middle class to the suburbs has been in part a response to fiscal and social problems in urban centers (Nechyba and Walsh 2004). The attraction of environmental amenities found outside of urban areas has also been found to play a role (Roe, Irwin, and Morrow-Jones 2004;Wu 2006;Irwin, Jeanty, and Partridge 2014). ...
This paper addresses the question of a causal link between climate and urban sprawl by focusing on the role local climate plays in determining household behavior regarding housing decisions. We consider the hypothesis that under warmer climates, households exhibit “sprawling behavior”: they locate in larger plots, farther away from city centers. This hypothesis is tested empirically on household data by controlling for sample selection in simultaneous equations for housing size and distance to city center. We find evidence that such sprawling behavior is related to climate, suggesting that global warming and urban sprawl reinforce each other. (JEL C34, R14)
... In the NR influenced area of San Francisco, the pressures of increased development surrounding preserved farmland parcels, is primarily economically driven. While agricultural preservation programs can help limit urban expansion, some studies suggest they can be a double-edged sword [57][58][59][60]. While preserved lands are designated as non-developable parcels, they can act as magnets, attracting tangential developments. ...
Civic expansion and land use migrations to urban peripheries can accelerate the conversion of agricultural land uses. Widespread trepidation concerning urban sprawl has led to innovative frameworks for conserving or enhancing farmland. New Ruralism is one such framework, linking farmland preservation with developmental plans to reduce farmland conversion and low density development. Although the concept is still evolving, recent support for New Ruralism has grown. One of the most important factors in creating a New Ruralism-based development is coherent policy for permanent agricultural preserves. These preserves require the simultaneous, careful planning of land preservation balanced with the location of future development. This paper discusses the current condition of farmland loss and reviews issues and challenges associated with farmland preservation with existing New Ruralism developments. The goal is to synthesize this information into recommendations for increasing farmland preservation opportunities in New Ruralism-based developments. A more comprehensive definition for New Ruralism is presented, accompanied by several priorities for maximizing the economic, environmental, and cultural viability of New Ruralism-based farmland preserves.
... As above, the solution is the one with the negative sign. Quadratic functional forms and WTP have been considered before (see Roe, Irwin, and Morrow-Jones, 2004). ...
A choice experiment of consumers from five Mid-Atlantic states was conducted to compare marginal willingness to pay for fresh tomatoes with the attributes locally grown, state marketing program promoted, and organic from either a grocery store or farmers' market. Data were analyzed using a mixed logit model. Results show that consumers in Maryland, Pennsylvania, and Virginia prefer local tomatoes, while those in Delaware and New Jersey prefer state program versions. Unexpectedly, price premiums for organic over conventional tomatoes were only exhibited in Maryland, and Virginia was the only state with a significant premium for the farmers' market venue.
... A great deal of the research on farmland and open space amenity value is summarized in Bergstrom and Ready (2007) and in McConnel and Walls (2005). More specifically, in regards to living adjacent to farmland, Roe et al (2004) find a positive value to the location of the home relative to its being adjacent to farmland. However, Smith et al (2002), Paterson and Boyle (2002), and Kopits, et al (2007) finds no such impact while Johnston et al (2001) find a negative impact. ...
While there is a substantial literature showing amenity value accruing to properties abutting various types of open space, there is less showing the relative value of these amenities on properties that do not abut, but are close to, the open space in question. This study looking at property transaction finds that the value of lake frontage far exceeds that on farms or other open spaces, but while farms transmit a positive amenity value to properties nearby, properties nearby but not on lakes experience a disamenity. We find limited evidence for positive amenity value on golf course and outlot frontage.
... Therefore, the conversion of farmland on the urban fringe is an irreparable loss [3]. Usually, urban residential development highly took place on the urban fringe that have large quantities of farmland has attracted by commuting distance of urban areas [4]. Farmland conversion is not driven by low farm returns rather it is fastened by urban-agricultural periphery effects and along with population growth this factor clearly dominates the conversion process [5]. ...
The main objective of the present study was to examine the socio-physical factors that causing the rapid conversion of farmland in account of private housing schemes in Bahawalpur City and recommends some remedial measures to curb this issue in a practical way. Total 24 housing colonies were randomly selected as sample sites in a detailed field survey and 120 respondents were selected for interview using random stratified sampling. Primary data about the physical conditions of the colonies and socio-economic characteristics of respondents was gathered through a semi-structured interview with face to face meetings. SPSS 16 was employed to execute statistical operations for data analysis. Descriptive statistics and Pearson correlation were applied to find out the relationship between certain variables. Findings revealed that respondents’ socio-economic characteristics and physical conditions of housing colonies highly did matter in the conversion of farmland in Bahawalpur. The majority of the housing schemes were newly built up and notify that the trend of farmland conversion is recently accelerated. Moreover, statistics indicate highly positive correlation among various variables. To curb this problematic issue the study recommends various measures for concerned authorities.
... [24], particularly on woodland adjacent to the residential lot [37], and for nearby recreational forests [38] as well as, of course, for parkland, golf courses or greenbelts. Farmland has a less clear-cut impact with some studies concluding it has a positive effect on real-estate values [32] but others reporting either opposite [11] or insignificant effects [31]. Other contradictory, uncertain or unstable findings can be quoted. ...
... La recherche de beaux paysages guide assurément le comportement des individus et des groupes sociaux, dans leurs préférences touristiques ou dans leur choix résidentiel par exemple, tout particulièrement dans les pays développés. CC est pourquoi les travaux économiques consacrés à l évaluation du prix des paysages se sont développés depuis quelques années (Acharya et Bennett, 2001 ; Bastian et al. 2002;Bolitzer et Netusil, 2000 ;Brasington et Hite, 2004 ;Cheshire et Sheppard, 1995 ;Des Rosiers et al. 2002;Geoghegan et al. 1997;Germino et al. 2001 ;Irwin, 2002 ;Kestens et al. 2004 ;Lake et al. 1998 ;Mahan et al. 2000 ;Paterson et Boyle, 2002 ;Roe et al. 2004 ;Thorsnes, 2002 ;Tyrvainen et Miettinen, 2000) 2 . ...
... However, the general trend is for the large majority of urbanized land to have been converted from agricultural uses (GREENE and STAGER 2001;WALKER 2001;EEA 2006;LIVANIS et al. 2006). It is also recognized that agricultural amenities in suburban areas have a strong pull effect on household location decisions and may encourage the development of areas occupied by both farmers and commuting households (ROE et al. 2004;CAVAILHÈS et al. 2004;READY and ABDALLA 2005). A fundamental problem of "urban sprawl" is its uncontrollability, resulting in spatial order disturbances (ŹRÓBEK-RÓŻAŃSKA et al. 2014). ...
Currently, real estate located in rural areas neighboring cities are under pressure to become a location for the realization of urban and metropolitan projects. Thus, spatial conflicts are an inherent characteristic of modern urban development. Such conflicts vary in terms of the scope, intensity and course they take. An interesting case illustrating the given issue can be the conflict over real estate owned by the State Treasury (central authority) and localized within the power of local authorities (gminas). Such a situation requires mediating and producing an outcome that satisfies the goals of both sides. The authors based the deliberations on the topic of spatial conflicts on the example of the relation between the Agricultural Property Agency division in Olsztyn (APA Olsztyn) and the smallest local administration units (gminas) located within the borders of the Warmia-Masuria (Województwo Warmińsko-Mazurskie) and Podlasie (Województwo Podlaskie) Provinces. The aim of the research was to describe the background for potential conflict and to study its proceedings. The aim was achieved through studies of relevant literature and data analysis.
... Par exemple, l'analyse écologique procède souvent par détection « du dessus » des configurations paysagères : corridors, lisières, écotones etc. (Forman et Godron 1981, 1986Burel et Baudry 1999) ou des indices caractérisant les aptitudes écologiques du paysage : indices de compacité, de fragmentation, propriétés fractales etc. (Gustafson 1998). Le plus souvent, l'évaluation économique des aménités paysagères, procède également par vue du dessus (Kestens, Thériault et des Rosiers, 2004 ;des Rosiers et al. 2002 ;Thornes 2002 ;Tyrväinen et Miettinen 2000 ;Roe, Irwin et Morrow-Jones 2004). Cependant, nombre d'éléments paysagers présents ne sont pas visibles depuis le sol, ce qui nous amène à distinguer l'environnement paysager (appréhendé du dessus) et le paysage visible ou sensible (appréhendé du dedans) dont il est question maintenant. ...
Square dancing is a popular public activity performed in squares and parks in Chinese cities. Although dancers benefit from such activity physically and mentally, nearby residents may suffer from noise pollution and other negative externalities. However, only a few existing studies have explored the effects of square dancing on the value of residential properties and open spaces. To fill this knowledge gap, this study utilizes the hedonic price model and spatial econometric model to investigate the external effects of square dancing in the housing market of Hangzhou, China. Results show that nearby housing price drops by 5.8% and 13.0% when people dance in the nearest park and square. In addition, square dancing decreases the value of parks and squares, and this mediating effect shows spatial heterogeneity (e.g., the premium of living in the segments of 0–200 m and 200 m – 1 km from parks decreases from 0.231 to 0.047 and from 0.126 to 0.045, respectively; the premium of living in the segments of 0–800 m, 800 m – 1.5 km, and 1.5–3 km from squares decreases from 0.157 to 0.060, from 0.165 to 0.022, and from 0.166 to 0.033, respectively). The results of this study indicate that square dancing has a significant negative external effect on housing price and the value of open space. This study offers implications for policy makers to achieve a harmonious society and humanized urban planning. The findings and implications of this study ensure the benefits of residents and improve the value of residential properties and open spaces. In addition, the findings can be generalized across cities or countries where square dancing and other human activities (e.g., night market) are popular.
Previous studies consider the installment cost of environmental practices and farming yield loss as the basis for incentive payment in environmental programs. This study introduces two additional dimensions. We first demonstrate that the incentive payment is also determined by opportunity wages from non-farming activities. Second, we show that in addition to individual farm characteristics, community characteristics also play a role in determining the compensation required by farmers to adopt environmental practices. The empirical analysis examines these factors by using survey data on farmers' water quality improving practices combined with several publicly available data sources on non-farming wages from selected industries, as well as characteristics of the community the farmers are located in. Findings suggest that opportunity wages from non-farming activities have significant positive effects on compensation required thus on environmental practice adoption. Community characteristics such as community wealth and resident composition can also influence adoption decisions. Additional abatement of nonpoint source pollution is unlikely to be accomplished if the incentive payment does not consider non-farming incomes and characteristics of the local community.
Floor level is an important factor influencing housing price. However, most existing literature just treated floor level as a control variable and simply obtained a linear relationship between floor level and housing price. To fill this gap, this study uses the hedonic price model to deeply investigate floor level premium. The emphasis of this study is on landscape proximity and also the interactive effect of floor level and landscapes. A better understanding between floor level, landscape proximity and housing price is provided. Contrary to most existing studies, the findings suggest that the relationship between floor level and housing price is non-linear and is different in multi-storey buildings and high-rise buildings. As for the interactive effect between floor level and landscape proximity, we find that the amenity value of landscapes shows vertical heterogeneity at different floor levels within a building. On the other hand, landscape proximity significantly affects the relationship between floor level and housing price. This study addresses issues that were not studied before but are crucial to estimate the value of floor level and landscapes. It provides important implications for a better living environment and urban planning.
The topic of household preferences for forests is becoming increasingly important in urban planning strategies. The literature based on the hedonic price method for the evaluation of forest recreational services generally uses the accessibility to the nearest forest and considers recreational services as homogeneous. However, our hypothesis is that in urban and periurban areas, households may have preferences for the diversity of forest areas in their residential environment. Therefore, evaluations have to take into account the complementary impact of forest areas and thus estimate the overall forest environment and its diversity in terms of quality of recreational services. The aim of our first study is to measure the impact of proximity to forest recreational services on housing prices when using the nearest forest on the one hand and the global forest environment on the other hand, which includes the spatial heterogeneity of recreational quality. We highlight the importance of considering the forest environment in its diversity in economic evaluations in order to estimate the real recreational value of forests. In a second work, using the auction functions method, we question wether and how the socio-economic
profile of households influences their preferences in terms of recreation of the forest environment. The results help to clarify household preferences around the issue of "nature in the city". They reveal heterogenous preferences for the forest environment and its recreational qualities, depending on the socio-professional category and the age of the buyer. Finally, in the third study, in the case of multi-site amenities, people can choose to visit different sites and at different frequencies. From a theoretical model we conciliate the spatial urban approach of Alonso with accessibility to multi-site amenity in the hedonic model of Rosen. We conclude that, when there is a preference for a multi-site amenity with heterogeneous quality levels, a wrong specification of the distance in hedonic models significantly impacts the amenity assessment.
Most land use surveys of exurban residents focus on eliciting preferences for residential development and open space conservation. This paper, in contrast, reports on a stated preference study of exurban residents that assesses the relative attractiveness of a variety of commercial and recreational land uses. Focus group participants and town planners proclaimed a demand for certain commercial services such as modern grocery stores and fine-dining restaurants, but survey respondents generally exhibit a strong preference for no additional development beyond the current rate of development. Results show that if additional development is to occur, then recreational services are generally preferred over more traditional commercial development. Combining two commercial services in a single development project are strongly preferred to stand-alone developments. Our approach illustrates how planners may uncover misconceptions about and priorities for land conversion through examining residents’ preferences.
This chapter probes into the forces which impound on house prices in Mauritius by using a unique database of 3,597 house owners. Despite many efforts made to get market data from major stakeholders, all efforts proved fruitless. In that respect, a survey was conducted for the analysis. Four key components of features are embedded in our analysis – namely, environmental, intrinsic, neighbourhood and owners’ characteristics. A rigorous and comprehensive analysis was undertaken by estimating quantile regressions based on bootstrapped standard errors to generate reliable results. Robust effects are noted in the cases of land value, the number of bathrooms, the number of toilets, the presence of swimming pool and district belongingness. Based on the conclusions obtained, a weighted house price index which incorporate distinct metrics, is being proposed. Policy-wise, different stakeholders can use our index to ensure proper house pricing, let alone cushioning borrowers from malpractices.
The aim of this study is the contextualization of land values experienced in the residential areas of Kaithal city. Land value is one of the major determinants of the morphology of cities. Study attempt to explore the comparison between collector (authority’s rate) and actual rates (it is current sale/purchase rate at market) in residential land values during 2013-14. The land value data of collector rate is used which was generated by revenue department and market rate is collected from field survey of property advisers through stratified random sampling technique. Inverse Distance Weighted (IDW), physical expansion and buffer analysis is used in GIS environment to establish a framework for this assessment. Noticeably, the higher land value of residential properties are observed mainly towards north-east part in planned sectors developed by government agency such as sector 19-I, II and sector 20 developed by Haryana Urban Development Authority (HUDA) as well as private developer i.e. Sun City (Private developer). The characteristics of the housing unit, its location with respect to social and environmental amenities, as well as access to jobs, services and other economic opportunities are the contributing factors to the value of a given location.
This paper evaluates the common practice of generic mapping in stated preference valuation, in which identical policy area maps are shown to all respondents. This is compared to a more information-intensive alternative in which individualized maps identify the location of each respondent's home relative to policy effects. The evaluation is grounded in a theoretical model clarifying the impact of individualized spatial information on preferences for non market outcomes. The model is illustrated using an application of choice experiments to riparian restoration in coastal Maine. Results characterize valuation contexts for which valid preference elicitation likely requires the provision of individualized spatial information.
Public concern about farmland loss has a long history. These concerns are reflected in theU.S. federal farm bill and state-level programs. However, studies of the benefits of farmland conservation have largely been conducted at the local level. This study investigates heterogeneity in preferences for farmland conservation easements by conducting parallel studies in Georgia, Maine, and Ohio, and for a nationally representative sample using a choice experiment. We find that a program set at the national level will not result in optimal allocations of funds at the state level in terms of targeting farmland that will generate the greatest public benefits.
Agri-environmental policy and urban sprawl: A general equilibrium analysis
People at the interface between rural and urban places are increasingly at odds over how resources will be used. There are disputes over the mix of services (and disservices) that flow from the land and water, and over the rules that govern how and by whom the mix is determined. The challenge is to design and maintain an institutional structure that achieves a satisfactory balance among the many interests involved. This article examined three issue clusters at the rural-urban fringe: (a) increasing demand for protection of farmland and open space as more people move to rural areas, (b) the environmental costs of large scale agriculture, particularly animal agriculture, and (c) the inadequacy of the legal infrastructure in rural areas to cope with change. Research priorities were identified concerning the economic and social consequences of land use change and the performance of policy options to guide that change. An approach to institutional reform is to require that more of the costs attendant with residential and other development in farming areas be internalized in the decision to locate there in the first place. Research challenges resulting from consolidation of animal agriculture were also presented, emphasizing better understanding of the effects of specific technology on farm size and policy for coping with rural-urban conflict.
An application of rigorous statistical analysis in aiding investment decision making gains momentum in the United States of America as well as the United Kingdom. Nonetheless in Malaysia the responses from the local academician are rather slow and the rate is even slower as far as the practitioners are concern. This paper illustrates how Multiple Regression Analysis (MRA) and its extension, Hedonic Regression Analysis been used in explaining price variation for selected houses in Malaysia. Each attribute that theoretically identified as price determinant is priced and the perceived contribution of each is explicitly shown. The paper demonstrates how the statistical analysis is capable of analyzing property investment by considering multiple determinants. The consideration of various characteristics which is more rigorous enables better investment decision making.
Dans une première partie, les auteurs présentent la littérature appliquée sur l’évaluation économique des paysages, en distinguant selon le type d’objet paysager : couverture des sols, distance aux biens paysagers, vue proprement dite d’un paysage. La seconde partie fait un tour d’horizon des modèles théoriques dans lesquels une mixité spatiale (résidentiel/vert) est engendrée par le comportement microéconomique des acteurs.
Nous étudions le prix hédoniste de paysages périurbains dans la région de Dijon (France) à partir de données individuelles de transactions de maisons, géoréférencées pour permettre de les apparier avec des données géographiques sur les paysages. Des variables paysagères sont constituées en calculant le paysage vu depuis le sol autour de ces maisons : plans de vision selon leur éloignement (six horizons sont distingués) et contenu de ceux-ci décliné en douze types d’occupation du sol. Les résultats montrent que la vue proprement dite compte, car les objets présents à proximité des maisons mais non vus ont un prix hédoniste inférieur aux objets vus. Les arbres et les champs ont des valeurs positives et les réseaux routiers une valeur négative, mais uniquement si ces objets sont à proximité immédiate du bien (quelques dizaines de mètres, 2 ou 3 centaines tout au plus). Un prix global des paysages est obtenu en agrégeant la valeur de chacune des caractéristiques paysagères.
It is well known that the range of attribute variation used in a conjoint design influences the inferred attribute importance. However, even if the range is held constant, the addition of intermediate levels can increase this importance. In this paper we show why the problem occurs for rankorder preferences. The results from an experimental study confirm the existence of a systematic influence due to the number of (intermediate) levels. Surprisingly, the problem is equally strong when rating scale preferences are collected. Several possible solutions are suggested.
A variety of questioning formats have been used in contingent-valuation studies, with dichotomous-choice questions becoming the preferred format. However, as with any empirical technique, continued applications raise questions that require attention if the credibility of the procedure is to be maintained. It is shown that estimated Hicksian surplus can be substantially affected by the selection of a functional form when analyzing responses to dichotomous-choice questions. Given that theory, intuition, and empiricism all play a role in developing these estimates, several maxims are suggested for evaluating and/or mitigating such effects in future studies.
Land development in the United States is following two routes: expansion of urban areas and large-lot development (greater than 1 acre per house) in rural areas. Urban expansion claimed more than 1 million acres per year between 1960 and 1990, yet is not seen as a threat to most farming, although it may reduce production of some high-value or specialty crops. The consequences of continued large–lot development may be less sanguine, since it consumes much more land per unit of housing than the typical suburb. Controlling growth and planning for it are the domains of State and local governments. The Federal Government may be able to help them in such areas as building capacity to plan and control growth, providing financial incentives for channeling growth in desirable directions, or coordinating local, regional, and State efforts.
This paper investigates differences in non-market farmland amenity values estimated using distinct methodologies, with a focus on the potential causes and policy implications. The paper compares farmland amenity values generated by a hedonic property value model and a contingent choice model, both estimated from data collected in the Peconic Estuary System of Suffolk County, NY. The analysis demonstrates that a combination of non-market valuation methodologies can provide policy insights not otherwise available to those relying on any single approach, and illustrates types of information that may be obscured by methodologies used in isolation.
The authors update and extend their 1978 review of conjoint analysis. In addition to discussing several new developments, they consider alternative approaches for measuring preference structures in the presence of a large number of attributes. They also discuss other topics such as reliability, validity, and choice simulators.
Matrix-assisted laser desorption time-of flight mass spectrometry has been used to investigate the affinity of aqueous copper ions for a 26-residue synthetic peptide predicted to have metal-binding properties. A specific reaction occurred upon the dirct application of aqueous CuSO4 to the matrix/peptide sample remaining on the probe tip ater initial mass spectrometric investigation. Results indicated the binding of up to one copper ion per histidine residue and the loss of one proton for each bound copper. Bound copper was not returned to solution upon subsequent cold water washings of the probe tip. These results suggest that covalent interations, between the copper and the peptide, occurred during the probe-tip application of the metal ion to the sample.
An econometric model that describes public support for farmland preservation programs as a function of local land use patterns and socioeconomic data is developed. Two versions of the model are estimated using data from referenda conducted in Pennsylvania and Rhode Island during 1982 through 1990. Results suggest that support for referenda that purchase development rights is stronger in counties and towns with both rapidly increasing population and where land and house values have increased at higher rates. Environmental factors such as the prevalence of resource-sensitive lands are also significant in describing the public's motivation to preserve farmland.
The preservation of open spaces has become an important policy topic in many regions. Policy tools that have been used include: cluster zoning; transferable development rights; proposed land taxes to fund purchases of remaining open spaces; and private organizations that buy land. This paper develops a theoretical model of how different types of open spaces are valued by residential land owners living near these open spaces, and then, using a hedonic pricing model, tests hypotheses concerning the extent to which these different types of open spaces are capitalized into housing prices. The empirical results from Howard County, a rapidly developing county in Maryland, USA, show that “permanent” open space increases near-by residential land values over three times as much as an equivalent amount of “developable” open space. This methodology can be used to help inform policy decisions concerning open space preservation, such as effectively targeting certain areas for preservation, or as a means of creative financing of the purchase of conservation easements, through the increase in property taxes, resulting from the associated increase in property values.
Public preferences for environmental policies often vary among individual citizens according to their socio-economic characteristics and attitudes toward environmental programs. Most researchers account for socio-economic characteristics when conducting public preference surveys, but do not account for differences in preferences that transcend socio-economic categories. Identifying the public's attitudes regarding environmental programs and the role they play in shaping individuals' preferences for policy alternatives can assist policy makers in developing programs that are consistent with public expectations. This paper uses factor analysis and a discrete choice model to describe differences in public preferences that result from different attitudes regarding the goals of programs designed to preserve farmland and open space. Results describe policy implications that are not apparent when using models that address socio-economic characteristics alone.
We use several approaches to derive estimates of Hicksian compensating variation from conjoint ratings data. The different estimation approaches produced mixed results with respect to consistency with utility theory, statistical significance of key variables, magnitude of welfare estimates, and confidence bounds on welfare estimates. These findings suggest conjoint analyses are not a panacea for the problems being debated regarding contingent-valuation and travel-cost methodologies, and conjoint questions appear to share many of the advantages and disadvantages associated with dichotomous-choice, contingent-valuation questions.
The marginal values of different open space attributes are tested using a hedonic pricing model with residential sales data from central Maryland. The identification problems that arise due to endogenous land use spillovers and unobserved spatial correlation are addressed using instrumental variables estimation with a randomly drawn subset of the data that omits nearest neighbors. Results show a premium associated with permanently preserved open space relative to developable agricultural and forested lands and support the hypothesis that open space is most valued for providing an absence of development, rather than for providing a particular bundle of open space amenities.
This paper combines an established revealed-preference method, discrete-choice hedonic analysis, and a relatively new stated-reference method, choice-based conjoint analysis, in order to estimate more accurately the aesthetic benefits generated by the presence and quality of environmental amenities associated with residential locations. It applies the combined approach to the housing market of Fairfield, Connecticut, which contains several environmental amenities and is experiencing an improvement in the quality of its coastal wetlands due to active restoration efforts.
The conjoint preference approach, measuring individual preferences, has a long history in the study of residential decisionmaking processes. Residential choice behaviour, however, is often the result of a group decisionmaking process. In this paper we investigate whether conjoint preference models derived from group responses are different from and predict better than conventional conjoint models derived from the responses of individuals who do not interact during the data-collection process. In particular, we propose a new approach to modelling group preferences for residential choice alternatives that extends previous work of Timmermans et al. The new approach is illustrated in an application among 193 families with children. The results confirm that preference structures of individual family members differ from group preference structures and that the proposed group-based model predicts family preferences for new residential environments better than do conventional models.
Conjoint models of housing preferences typically derive preference functions from consumer responses to profiles of housing attributes generated experimentally. It is not readily evident how such housing preferences can be used to simulate actual housing choice. In this paper we provide conceptual considerations to link conjoint preferences to actual behaviour and discuss the principles of a simulation model. We illustrate the approach using as our example the effects of a rental subsidy on potential mobility.
Conjoint measurement is introduced as an appropriate method for characterising the nature of consumer preferences for various types of rural residence. After a review of the major conceptual and technical issues in conjoint analysis, a study involving twenty-two potential homebuyers in southern Ontario is described. The results indicate that potential buyers are seeking privacy (medium-size or large lots in isolated locations) above all other things, which translates into a behavioural push for sprawling, low-density development. Further examination of the utilities attached to the various attributes of potential residences suggests a limited but real opportunity for the use of controls on lot and house size and on municipal service provision to increase the attractiveness of high-density, village locations to consumers.
This paper reports stated preferences of Dutch workers for combinations of housing, employment, and commuting. The analysis uses standard logit models as well as mixed logit models. Estimation results offer insights into the relative importance of various aspects of housing, employment, and commuting. Households dislike commuting and the value of commuting time implied by the model is high in comparison to the wage rate. Nevertheless, preferences for some housing attributes are strong enough to make substantially longer commuting acceptable to most workers. Of special interest is the strong preference for living in small-or medium-size cities, especially among two income households. Using a mixed logit model instead of a standard logit model results in a substantial improvement of the loglikelihood, reflecting the importance of heterogeneity among respondents. If no individual characteristics are incorporated into the model, the mixed logit implies substantially lower average monetary evaluations of most attributes. These differences are much smaller if some individual characteristics are incorporated into the model. Copyright 2001 Blackwell Publishers
Respondents' stated preferences for attributes related to various electricity-generation scenarios are analyzed using a series of pairwise ratings. Multiple observations for each respondent facilitate estimating individual scale parameters. Scale estimates can identify uninformative rating patterns and make it possible to delete such observations or adjust WTP calculations. Cross-section/time-series analysis of the data indicates that nonprice attributes increase in salience during the course of the experiment. Thus later responses may be better indicators of preferences than earlier responses. Comparisons of polychotomous with dichotomous models indicate that most respondents' relative-preference ratings are not simply dichotomous, but discriminate systematically along the rating scale.
Much debate exists on whether purchase of development rights programs are cost-effectively targeting the nonmarket attributes of preserved land that the public truly demands. This paper applies the analytic hierarchy process (AHP) to general population survey data in order to compare the public's sources of value for the environmental, agricultural, growth control, and open space attributes of preserved land. AHP is a methodology that encourages respondents to make subtle trade-offs in nonquantifiable, nonmarket attributes of preserved land. AHP also measures the relative public preference of one attribute over another attribute. Although this methodology is entirely different from conjoint analysis and other choice-based methods for processing trade-offs for nonmarket goods, the results of AHP are highly comparable to and offer another way to adjudge the validity of these complementary methods. The results of the AHP application to data collected from Delaware residents find that public preference is strongest for the environmental and agricultural attributes of farmland, two potentially opposing attributes. Growth control and open space are found to be less important. At a more precise level, a comparison of the qualities of these attributes shows that the public favors agricultural land preservation because it protects a rural way of life, which also is seen to protect human-regarding environmental quality. Results generally validate those of Kline and Wichelns (Land Econ. 72 (1996, p. 538) and Rosenberger (Land Econ. 74 (1998, p. 557).
This article incorporates a political decision process into an urban land use model to predict the likely location of a public good. It fills an important gap in the literature by modeling the endogenous location of open space. The article compares open space decisions made under a majority rules voting scheme with welfare-improving criterion and finds households tied to a location in space compete for public goods. Significant differences emerge between the two decision criteria, indicating that requiring referenda for open space decisions is likely to lead to inefficient outcomes. Specifically, many open space votes are likely to fail that would lead to welfare improvements, and any open space decisions that do pass will require amenities larger than needed to achieve the social optimum. The more dispersed and large the population, the larger the gap between the socially efficient level and the level needed for a public referendum to pass.