SUSTAINABLE URBAN DEVELOPMENT – APPLICABLE RESEARCH DIRECTIONS
VGU, 2015
Dr. Hieu, NGUYEN NGOC
SUD, VGU
INTRODUCTION
1.
LPR concept
2.
LPR in Vietnam
3.
Tra Vinh case study
4.
Discussion
10/13/2015
Dr. Hieu Nguyen Ngoc 2015
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LR CONCEPT
Basic concept
Land pooling: pool
into a mass before
readjustment
Land Re-adjustment:
re-parceling without
pooling into a mass
Land sharing: haves
share with the havenots
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Land consolidation:
rural area, merge
plots & reorganise
Dr. Hieu Nguyen Ngoc 2015
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LR CONCEPT
Case of Bhuj, Gujarat, India
Before
After
Source: Mukherji, Anuradha. 2001. Negotiating Housing Recovery: Why Some Communities Recovered While Others Struggled To
Rebuild In Post-earthquake Urban Kutch, India. Master Thesis, Texas A&M University, College Station, Texas.
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LR CONCEPT
Applications
Sweden
Finland
Columbia
The
Germany
Netherlands
France
Japan
Turkey
Spain
South Korea
Iraq
Israel Iran N
China
e Bhutan Taiwan
India
pa Thailand
Philippines
Ethiopia l
Indonesia
Angola
Australia
Chile
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Source: Hong Yu-Hung, 2015
LR CONCEPT
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Applications
Dr. Hieu Nguyen Ngoc 2015
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Source: Hong Yu-Hung, 2015
LR CONCEPT
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Applications
Dr. Hieu Nguyen Ngoc 2015
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LPR IN VIETNAM
Application in small
scale of community
housing development
Premature situation
Unestablished legal
support
Rural land
consolidation
experience
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Donation tradition, not
professional
readjustment
Concept introduced
and being piloted in
development project
(Tra Vinh)
Dr. Hieu Nguyen Ngoc 2015
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LPR IN VIETNAM
Community housing development
Hai Duong city
Tan An city
ACVN COMMUNITY
DEVELOPMENT
PROGRAM 2010-2013
Viet Tri city
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OTHER LAND CONTRIBUTION &
DONATION FOR DEVELOPMENT
PROJECT
Dr. Hieu Nguyen Ngoc 2015
Vinh city
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LPR IN VIETNAM
Community housing development in Hai Duong
Before
After
• Small scale – 12 households in the same lane
• Full support of local authority as a pilot project
• Rely on technical support and funding from ACVN Cities Alliance
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LPR IN VIETNAM
Community housing development in Vinh city
Before
After
• Small but larger scale 29 households, 1,800m2
• No regulation, piloted and ad-hoc support
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LPR IN VIETNAM
For and against
Support
Un-support
• Land law enables
community development
approach (though unclear)
• Land exchange/
consolidation
tradition/experience
• Political support to have
pilot project
• Technical assistance
available (international)
• Administrative red tape
context
• Unprofessional planner
working on negotiation
based development
• Inexperienced stakeholders
• Law not yet specified
• Culture of exchange
unprecedented
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TRA VINH CASE
STUDY
Tra Vinh city
City class III (2010), 9 wards
109000 people (2015)
Area: 68km2, density 1607/km2
Growth
10/13/2015 rate: 1.05%
Dr. Hieu Nguyen Ngoc 2015
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TRA VINH CASE
STUDY
Site location
~10ha inside, 236hh incl.
adjacent to the boundary
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Next to the city centre
Inside the built up area
Unplanned development - poor
neighborhood
Dr. Hieu Nguyen Ngoc 2015
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TRA VINH CASE
STUDY
Project rationale
WB willingness to
support & Tra
Vinh buy in
Lack of budget to
compensate land
to develop class
III infrastructure
Poor serviced,
flood prone, poor
neighborhood
Proposal for road
crossing by the
site
Buy in
reasons
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TRA VINH CASE
STUDY
Suspending
over time and
revised
LIA first then
urban
upgrading
project
Overlapping & other issues
Lack of budget
for
compensation
Mount up self
development
problems
Poor
households
objections –
small size HH
Concerns
LIA upgrading - orange
Urban upgrading - blue
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Dr. Hieu Nguyen Ngoc 2015
Source: Shirley Ballaney, 2015
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TRA VINH CASE
STUDY
Consensus
inside mixed
developed
Increase land
values and
benefit
Boundary selection
Fair and just
outside &
inside?
Minimize
compensation
– cost benefit
Selection for
the majority
support –
inside/outside
Boundary
selection
LIA upgrading - orange
Urban upgrading - blue
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Dr. Hieu Nguyen Ngoc 2015
Source: Shirley Ballaney, 2015
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TRA VINH CASE
STUDY
Other considerations
Political
Commitment
Financing
Community
social capital
Market
needs
Professional
capacity
Legal support
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Source: Nobou Geley, 2015
Dr. Hieu Nguyen Ngoc 2015
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TRA VINH CASE
STUDY
LR project cycle
Initiate
Plan
Evaluate
Physical
implementation
Consult
Collect cash & Pay
compensation
Revise &
Finalize
Approve
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TRA VINH CASE
STUDY
Planning & design directions
City project
feasibility
Infrastructure –
transport &
flood problem –
local issues
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Time & financial
constraint to
merge 2 projects
Project
planning &
design
directions
Dr. Hieu Nguyen Ngoc 2015
Consensus
building
approach – but
Vietnam context
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TRA VINH CASE
STUDY
Project phasing
Preparation – 2015-09
Preliminary study
Establish working
groups and organization
support
Feasibility 2016-03
Design & introduce plan
Implementation 2016-12
Data collection
Second meetingrevision
Plan disclosed & 4th
meeting on
implementation
Training negotiation
Third – wrap up
Monitoring training
Plan approval
Monitoring process of
implementation
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First meeting feedback
Dr. Hieu Nguyen Ngoc 2015
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TRA VINH CASE
STUDY
Guiding rules
Small land
exception –
alternative
move out
2/3 consent
Minority
subjects to
majority and
private to
public interest
Avoid and
minimize
destruction &
resettlement
Area-based
contribution
(+cash) with
exceptions of
conversion options
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Guiding
rules
Dr. Hieu Nguyen Ngoc 2015
Transparency &
monitored by
community
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TRA VINH CASE
STUDY
Economic viability analysis (proposal) - discussion
Site analysis,
insertion area
Calculation of
value before each
POOLING plot &
total
Grid design &
variant
Calculation of
space
requirement for
infrastructure
Calculation of
space for
recovering cost of
development
Calculation of
estimated
revenue
Calculation of
development cost
Calculation of
property & land
compensation
Calculation of
receivable land to
each contributor
& cash transfer
REDESIGN
GROUPS AND
BOUNDARY TO
MAXIMIZE THE
GAIN AFTER
NEGOTIATION
Calculation of
total contribution
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Calculation of
value increase
(RATE OF GAIN)
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TRA VINH CASE
STUDY
Higher price
to road
accessibility
Lower price to
small façade
plot
Land value analysis by plot feature & accesssibility
Lower price to
agricultural
land
Lower price to
large plot
Source: Hieu, Nguyen, 2015
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