European Cities, Planning Systems and Property Markets

Book Cover......Page 1
Half-Title......Page 2
Title......Page 3
Copyright......Page 4
Contents......Page 5
Contributors......Page 12
Preface......Page 16
1.1 CONTEXT......Page 18
1.2 PLANNING AND THE MARKET......Page 19
1.3 PROPERTY INVESTMENT......Page 23
1.4 THEMES......Page 27
1.5 ORGANIZATION OF THE BOOK......Page 28
REFERENCES......Page 30
PART ONE EUROPEAN HEARTLAND......Page 33
2 London......Page 34
2.1 THE STRUCTURE AND ORGANIZATION OF PLANNING IN LONDON......Page 36
2.1.1 East Thames Corridor......Page 40
2.2 PLANNING AND PROPERTY DEVELOPMENT PROCESSES......Page 43
2.2.1 Measures affecting the supply of development land......Page 44
2.3 PLANNING AND DEVELOPMENT INITIATIVES......Page 48
2.4 CONTRADICTIONS AND CONSTRAINTS IN THE PLANNING PROCESS......Page 50
2.5 INVESTMENT AND PROPERTY MARKETS......Page 52
2.6.1 London Docklands development......Page 54
2.6.2 Broadgate: innovative financing......Page 58
2.7 CONCLUSION......Page 59
REFERENCES......Page 60
3 Amsterdam......Page 63
3.1 THE INSTITUTIONAL CONTEXT......Page 64
3.2.1 Economic context......Page 68
3.2.2 Public policy context......Page 69
3.2.3 Property development context......Page 70
3.3 THE PERFORMANCE OF PROPERTY MARKETS IN AMSTERDAM......Page 72
3.4 THE IJ EMBANKMENT......Page 75
3.5 CONCLUSION......Page 76
REFERENCES......Page 77
4.1 THE REGIONAL AND NATIONAL CONTEXT......Page 78
4.2 THE PLANNING SYSTEM......Page 81
4.3.1 Industrial......Page 82
4.3.2 Offices......Page 85
4.3.3 Hotels......Page 87
4.3.4 Retail......Page 88
4.3.5 Housing......Page 89
4.5 IMPACT OF TGV......Page 91
REFERENCES......Page 93
5 Düsseldorf......Page 95
5.1 ECONOMIC CONTEXT......Page 97
5.2 THE PLANNING SYSTEM......Page 98
5.2.1 The legal framework for land-use planning......Page 99
5.2.2 Development control......Page 100
5.2.3 Land assembly......Page 101
5.3.1 The planning and building department......Page 102
5.3.2 Management of the planning and building department......Page 103
5.4 THE LAND AND PROPERTY MARKET IN DÜSSELDORF......Page 104
5.4.1 The land market......Page 105
5.4.2 The property market......Page 106
5.5 INDUSTRIAL PARKS CASE STUDY: WAHLER PARK......Page 109
5.5.1 The development process—actors and their instruments......Page 112
5.6 CONCLUSION......Page 113
REFERENCES......Page 114
6.1.1 From Napoleon III to General de Gaulle......Page 115
6.1.2 Decentralization and reappraisal of the Master Plan......Page 116
6.1.3 Political conflicts and planning concepts......Page 117
6.2.1 The role of towns......Page 121
6.2.2 State intervention......Page 123
6.3.1 Paris and the inner suburbs: an expensive land market......Page 125
6.4.1 Temporal and spatial fluctuations of land and property markets......Page 127
6.5 CONCLUSION......Page 130
REFERENCES......Page 131
PART TWO NORTHERN EUROPE......Page 132
7 Helsinki......Page 133
7.1 HELSINKI: AN OVERVIEW......Page 134
7.2.1 Basic features of land-use control......Page 136
7.2.3 City planning......Page 137
7.3.2 Developers......Page 139
7.3.4 Financial markets......Page 140
7.4.1 The regional economy of Helsinki......Page 141
7.4.2 Demand for office and retail floor space......Page 143
7.4.3 Construction of office and retail space......Page 144
7.4.4 Stock analysis......Page 146
7.4.6 Performance analysis......Page 147
REFERENCES......Page 148
8.1.1 Administrative structure and population......Page 150
8.1.2 Regulations related to land use......Page 152
8.1.3 Land ownership......Page 153
8.2 THE SWEDISH PLANNING SYSTEM......Page 154
8.2.1 Provision of local infrastructure......Page 155
8.3 DIFFERENT WAYS TO IMPLEMENT A DEVELOPMENT PROJECT......Page 156
8.4.1 The framework for planning, construction and the property market......Page 157
8.4.2 Public-private partnerships......Page 158
8.4.4 Democratic aspects......Page 159
8.4.6 Public-private collaboration in urban development......Page 160
8.5 BASIC CHARACTERISTICS OF THE SWEDISH ECONOMY AND PROPERTY MARKET DURING THE 1980s AND EARLY 1990s......Page 162
8.5.1 Rents, prices and yields......Page 164
8.6 FUTURE OF INTERACTION BETWEEN THE PLANNING SYSTEM AND PROPERTY MARKETS......Page 168
8.6.1 The future development of the planning system......Page 170
8.6.2 The future development of property markets......Page 171
REFERENCES......Page 172
9.1.1 Danish planning legislation......Page 173
Planning in the metropolitan Copenhagen region......Page 174
9.1.3 Planning in the City of Copenhagen......Page 175
9.2.1 Planning policies and the property market......Page 179
9.2.2 Structure and operation of the property market......Page 180
9.3 CASE STUDY OF COPENHAGEN PORT AREAS......Page 182
REFERENCES......Page 185
10 Edinburgh......Page 187
10.1.1 Scottish Office......Page 188
10.1.2 Local government......Page 189
10.1.3 Scottish Enterprise......Page 190
10.2 STRATEGIC VISION IN LOTHIAN......Page 192
10.3 PLANNING IN EDINBURGH......Page 193
10.3.1 Lothian Region green belt......Page 194
10.4 EDINBURGH OFFICE MARKET......Page 196
10.4.1 Case study: Saltire Court......Page 200
REFERENCES......Page 201
11 Dublin......Page 204
11.1 SOCIO-ECONOMIC CONTEXT......Page 205
11.2 THE PLANNING SYSTEM......Page 207
11.3 THE PLANNING PROCESS......Page 209
11.4 PLANNING POLICY......Page 211
11.5.1 Industrial......Page 213
11.5.2 Offices......Page 214
11.5.3 Retail......Page 215
11.6 THE PROPERTY INVESTMENT MARKET......Page 216
11.7 STIMULATING THE PROPERTY INVESTMENT MARKET IN INNER-CITY DUBLIN......Page 219
11.7.1 The Custom House Docks......Page 221
11.7.2 Temple Bar......Page 222
11.8 CONCLUSION......Page 223
REFERENCES......Page 226
PART THREE SOUTHERN EUROPE......Page 227
12 Barcelona......Page 228
12.1.1 The Spanish administrative and planning structure......Page 229
12.1.2 The land-use planning framework......Page 231
12.1.3 Development control......Page 236
12.2 CONTEMPORARY PLANNING IN BARCELONA......Page 238
12.2.2 Urban regeneration policy......Page 239
12.2.3 Areas of new centrality......Page 240
12.2.4 Olympic Games infrastructure......Page 241
12.2.5 Barcelona 2000......Page 242
12.3.1 Property rights......Page 243
12.3.2 Information in an emerging market......Page 246
12.4.1 Use and investment markets......Page 247
12.4.2 Office development......Page 248
12.5 CONCLUSION......Page 249
REFERENCES......Page 250
13 Rome......Page 252
13.1 ADMINISTRATIVE STRUCTURE, PLANNING INSTRUMENTS AND THE URBAN DEVELOPMENT PROCESS......Page 253
13.1.2 The town council-region conflict......Page 254
13.1.3 The case of PEEP (1985)......Page 255
13.2 THE PLANNING PROCESS AND THE AUTHORIZATION OF DEVELOPMENT......Page 256
13.2.2 The ‘pardon’ for unauthorized building......Page 257
13.3.1 Real-estate property, earnings and profit......Page 258
13.3.3 The SDO and the tertiary sector......Page 259
13.4 CHARACTERISTICS OF THE PROPERTY MARKET......Page 260
13.5 CONCLUSION......Page 263
REFERENCES......Page 264
14 Athens......Page 265
14.1 INTERPLAY OF PLANNING LEGISLATION AND URBAN DEVELOPMENT DURING THE INTER-WAR PERIOD......Page 267
14.2 THE PERIOD OF RECONSTRUCTION: THE CONSOLIDATION OF THE DOMINANT URBAN DEVELOPMENT PATTERN......Page 269
14.2.1 Rent controls......Page 270
14.2.3 Rebuilding policy and incentives......Page 271
14.2.4 Creation of new institutions: the Ministry of Reconstruction......Page 273
14.3 THE EXPANSION OF THE MODEL IN THE 1950s–1960s......Page 275
14.4 THE POST-DICTATORSHIP YEARS: MODERNIZATION ATTEMPTS OF THE 1970s......Page 278
14.5 THE 1980s: A NEW RHETORIC FOR AN UNCHANGING PATTERN......Page 280
14.6.1 Planning policy......Page 283
14.6.2 The institutional setting......Page 285
14.6.3 Taxation......Page 286
14.6.4 Mortgage policy and financing......Page 287
14.7 CONCLUSION......Page 290
REFERENCES......Page 291
PART FOUR EASTERN EUROPE......Page 294
15 Budapest......Page 295
15.1 RECENT SOCIO-POLITICAL DEVELOPMENTS......Page 296
15.2 EVOLUTION OF PLANNING POLICY SINCE 1949......Page 297
15.3 ENVIRONMENTAL CONDITIONS......Page 302
15.4 NATIONAL AND LOCAL FRAMEWORK FOR PLANNING......Page 304
15.4.1 Development plans and control......Page 306
15.4.2 Planning and building control......Page 308
15.4.3 Case studies......Page 309
15.5 MUNICIPALITIES AND THE MARKET......Page 312
15.6 PROPERTY LAW AND PRIVATIZATION......Page 314
15.7 THE PROPERTY MARKET......Page 317
15.8 CONCLUSION......Page 322
REFERENCES......Page 323
16.1 HISTORICAL DEVELOPMENT OF PRAGUE’S URBAN STRUCTURE......Page 325
16.2 FROM TOTALITARIAN MANAGERIALISM TO A LIBERALIZED URBAN PROPERTY MARKET......Page 328
16.2.1 The ‘socialist’ urban economics and its consequences......Page 329
16.2.2 Transition to the market: system transformation......Page 330
16.2.3 The constitution of the real estate market and new development projects......Page 332
16.3 CONSEQUENCES OF TRANSITION TO THE MARKET AND CONTEMPORARY URBAN PLANNING PRIORITIES......Page 334
16.4 URBAN PLANNING IN PRAGUE......Page 336
16.4.1 Traditions, rules and institutions in city planning......Page 337
16.4.2 New Master Plan......Page 339
16.4.3 Transport networks......Page 343
16.4.4 Prague’s Historic Reserve......Page 344
16.5 CONCLUSION......Page 346
REFERENCES......Page 347
17 Warsaw......Page 349
17.2 WARSAW IN HISTORICAL PERSPECTIVE......Page 350
17.3 WARSAW AS A SOCIALIST CITY......Page 351
17.4.1 Housing......Page 356
17.4.2 Transport......Page 357
17.5 THE IMPACT OF ECONOMIC AND POLITICAL CHANGE......Page 358
17.6.1 The hotel sector......Page 359
17.6.2 The office sector......Page 361
17.6.4 The residential property sector......Page 362
17.6.5 The industrial sector......Page 364
17.7 THE IMPACT OF CHANGE IN THE PROPERTY MARKET ON PLANNING......Page 365
17.8 THE DEVELOPMENT OF THE PLANNING FRAMEWORK IN WARSAW......Page 367
17.9 CONCLUSION......Page 370
REFERENCES......Page 371
18.1 HISTORICAL DEVELOPMENT......Page 375
18.2 ADMINISTRATIVE STRUCTURES......Page 379
18.3 THE PLANNING SYSTEM......Page 382
18.3.1 The Flächennutzungsplan for Berlin......Page 385
18.4.1 The restitution process......Page 387
18.4.2 Privatization of state-controlled property......Page 388
18.5 FINANCIAL AND TAXATION INCENTIVES......Page 390
18.6 PROPERTY MARKETS......Page 391
18.6.1 Offices......Page 392
18.6.2 Retail......Page 394
18.6.4 Housing......Page 395
18.7 CONCLUSION......Page 396
REFERENCES......Page 397
19.1 LOCALITIES IN CONTEXT......Page 399
19.2 URBAN IMBALANCES AND CHANGE......Page 402
19.2.1 Changing Cities......Page 405
19.3 THE NATIONAL SCALE......Page 406
19.4 THE EUROPEAN DIMENSION......Page 408
REFERENCES......Page 411
OTHER TITLES FROM E & EN SPON......Page 413
Index......Page 415