Land-use plan

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Land-use plan Product-mixed(How to Maximize
Landvalue?)

• Contribution to Studio Development
• Dr.-Ing. Jo Santoso
• September 2005
• (actualized on March 3, 2006)

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Landuse-plan, Landvalue-plan Product-mixed

• Land-use plan divided the site in saleable and
  non saleable are.
• Saleable area is divided in high-value,
  middle-value and low-value area.
• Non-saleable area is divided in Infrastructure,
  Social Facilities, Green and other restricted
  Zone.

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Landuse-plan, Landvalue-plan Product-mixed

• Land-use plan is composed to maximize land value.
  
• The landvalue-plan is the basic to allocate the
  proposed product-mixed.
• Land-use plan is the basic to establish
  development plan

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Key Factors Determining Development Concept

• External Determinants (uncontrollable)
  Government Policy Regulation, Economic
  Condition, Natural Condition, Externalities,
  Demand, etc.
• Internal Determinants (controllable) Financial
  Condition, Human Resources, Corporate Culture,
  Design, Technical System, etc.

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External and Internal Key-factors

• External factors uncontrollable but some can
  be modified, some others change it self by the
  time.
• Developer should try to increase positive impacts
  and to reduce negative impacts of external
  factors.
• Identification of most possible external
  condition as point of departure
• Land-use plan in particular or design in general
  is the most important internal key factor to
  maximize added value.
• Land-value plan is the base to design land-use
  plan.

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Where is the added value coming from?

• How to mixed the products?
• How to put which product on the right place/site?
• Which product is to sell first, which is second,
  etc.
• Which facilities should be built, where and when?
• Which level of services should be provided to
  support the development?

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How to mixed the products?

• How to estimate the quantity and the composition
  of the products?
• How to select the right locations for the
  products?
• Method Elaborate different possibilities through
  alternative Land-use plans.

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Development Scenario (1)

• Qualitative Survey is needed to identify most
  possible external condition
• Strategy to face worst condition or to utilize
  best condition of externalities.
• Increasing of land-price is projected base on
  most possible external condition.

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Development Scenario (2)

• The land-use plan is designed with most possible
  external condition as point of departure.
• The flexibility of landuse-plan is an important
  factor to anticipate changing of externalities.

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Development Scenario (3)

• The best development scenario is base on balance
  between profit and risk.
• Profit can be increase by maximizing internal,
  controllable key factors and optimizing of
  external uncontrollable condition.

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Strategy to Anticipate Changing of External
(uncontrollable) Condition

• Anticipate the changing of Government Policy
  Regulation.
• Anticipating strategy to face changing of
  economic condition.
• Technical Risk Assessment to anticipate the
  changing of natural condition.
• Observation the changing of all important
  external factors.
• Provide Flexibility in technical and corporate
  planning

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Optimizing Controllable (internal) Condition to
maximize profit

• Solid Financial Condition
• Good quality of Human Resources innovative,
  creative
• Strong Corporate Culture
• Reliable Technical System, etc.
• Flexible Design

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Relation of Saleable and Non- saleable Area

• There is a strong relationship between saleable
  area (areas/lots to sell or to rent) and
  non-saleable area (areas to built infrastructure,
  utilities and facilities) indicated with the
  increasing of landprice.
• How to estimate the right proportion between
  saleable and non saleable
• How to select the appropriate facilities
• How to chose the right time to built the
  facilities? Which should be there in the
  beginning of the development, which should follow?

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The Right Proportion

• Is needed between
• Lots and ROW
• Commercial and social facilities
• Greens and built up area
• High, Middle and Low value

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Phasing
Terms High-value Middle-value Low-value No-Value
Short
Middle
Long
Flexible
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Development Phase
Laboratorium for Urban Planning of Tarumanagara
University
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Table of Land-valueplan
Location Land- use Area (sqm) Effective Non- Effective
Saleable (gross) Subtotal saleable Net-saleable
Non-Saleable Subtotal non saleable
Total Total dev area Subtotal Eff. area Subtotal non-eff area
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Table of Land-use plan
Gross Area Function Phase 1 (ha) Phase 2 (ha) Phase 3 (ha) SubTotal (ha)
Saleable Area Housing Commercial Others
Non-Saleable Infrastruktur Facilities Greens Others
Reserve
Subtot Subtot Subtot Total
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Prediction of Land Price
Year 1 Year 2 Year 3 Year 4 Year 5 etc.
Housing H 1 H 2 H 3 Area sold Preis
Commercial C1 C2 C3
Laboratorium for Urban Planning of Tarumanagara
University
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Land-price Assumption
Land price/ sqm
preparation
growth
mature
assumption of land price increase, based on
optimistic and pessimistic case
Laboratorium for Urban Planning of Tarumanagara
University
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Study, Physical Planning Design

• (a)Landuse-plan
• gtdistribution of development area in
  different functions/effective non-effective
  area.
• (b) Land value-plan
• gtdivision the area in high-middle-low and no
  values of land/saleable non-saleable area.
• (c)Development phases/stages
• gt determines the timing of construction and of
  the product delivery
• gt determines the development stages
• (d) Other studies (marketstudy, environmental
  study,etc.)

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The Process (Housing Project)
Owners Input from Market Analysis (Product
Mixed/ Land-valueplan)
Owners Input (Development Framework)
Owners Input from Investment Analysis (Pre-FS)
Discussion
Study on existing conditions of
Location (technical, social-cultural,etc)
Land-use Plan Development Scenario
DRAFT FINAL Of Development Concept
Final Development Concept
ALTERNATIVE ZONING PLAN
Consultation
Governments Requirements and Regulation
Comments from Authority
Inputs from Engineering Study
STAGE 1
STAGE 2
STAGE 3
STAGE 4
Laboratorium for Urban Planning of Tarumanagara
University
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Development Phase
Laboratorium for Urban Planning of Tarumanagara
University