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Ioannis Kaplanis - One of the best experts on this subject based on the ideXlab platform.
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Land Use Regulation and RETAIL: SPACE CONSTRAINTS AND TOTAL FACTOR PRODUCTIVITY
2020Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:Introductory economics tells us there are three factors of production: Land, labour and capital. Unless a student of agricultural economics, Land as a factor of production will never be mentioned again. Yet space for some industries is a significant input and that would seem to be true of retailing. This is a sizable sector of the economy - on a reasonable measure of employment the second largest industry in the UK. Land Use policies in the UK have the effect of restricting the availability of Land for retail; in addition 'town-centre-first' policy concentrates retail development on expensive central Land and so increases the cost of retail space. In British cities in the mid 1980s the most expensive Land for retail was 250 times as expensive as the most expensive retail Land in comparable US cities. This paper Uses a unique micro data set of store specific information to estimate the impact on productivity of space and the specific effects of planning restrictiveness on the productivity of retailing. It is the first paper to analyse the contribution of space to productivity and to relate that firmly to Land Use Regulation policies. Our results suggest that TFP rises with store size and that planning restrictiveness directly reduces productivity in retailing thereby increasing retail prices. JEL classification: D2, L51, L81, R32. Keywords: Land Use Regulation, regulatory costs, firm productivity, retail
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Journal of Economic Geography, 2015Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use store-specific data for a UK supermarket chain to estimate the impact of planning on store output. Exploiting the variation in policies between EngLand and other UK countries, we isolate the impact of Town Centre First (TCF) policies introduced in EngLand. We find they directly reduced output by forcing stores onto less productive sites. We estimate TCF policies imposed a loss of output of 32 percent on a representative store opening after their rigorous implementation in 1996. Additionally, we show that, hoUsehold numbers constant, more restrictive local authorities have fewer stores and lower chain sales within their areas.
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Documents de treball IEB, 2012Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use unique store-specific data for a major UK supermarket chain to estimate the impact of planning, which restricts both the size and location of stores, on store output. Using the quasi-natural experiment of the variation in planning policies between EngLand and other UK countries and a difference-in-difference approach, we isolate the impact of Town Centre First (TCF) policies. We find that space contributes directly to the productivity of stores and planning policies in EngLand directly reduce output both by reducing store sizes and forcing stores onto less productive sites. Our results suggest that since the late 1980s planning policies have imposed a loss of total output of at least 18.3 to 24.9%. This is equivalent to more than a �lost decade� of output growth in a major sector generated directly by government policy.
Christian A L Hilber - One of the best experts on this subject based on the ideXlab platform.
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Land Use Regulation and RETAIL: SPACE CONSTRAINTS AND TOTAL FACTOR PRODUCTIVITY
2020Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:Introductory economics tells us there are three factors of production: Land, labour and capital. Unless a student of agricultural economics, Land as a factor of production will never be mentioned again. Yet space for some industries is a significant input and that would seem to be true of retailing. This is a sizable sector of the economy - on a reasonable measure of employment the second largest industry in the UK. Land Use policies in the UK have the effect of restricting the availability of Land for retail; in addition 'town-centre-first' policy concentrates retail development on expensive central Land and so increases the cost of retail space. In British cities in the mid 1980s the most expensive Land for retail was 250 times as expensive as the most expensive retail Land in comparable US cities. This paper Uses a unique micro data set of store specific information to estimate the impact on productivity of space and the specific effects of planning restrictiveness on the productivity of retailing. It is the first paper to analyse the contribution of space to productivity and to relate that firmly to Land Use Regulation policies. Our results suggest that TFP rises with store size and that planning restrictiveness directly reduces productivity in retailing thereby increasing retail prices. JEL classification: D2, L51, L81, R32. Keywords: Land Use Regulation, regulatory costs, firm productivity, retail
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local taxation Land Use Regulation and Land Use a survey of the evidence
2017Co-Authors: Hansjorg Blochliger, Christian A L Hilber, Olivier Schoni, Maximilian Von EhrlichAbstract:This paper surveys the theoretical and empirical research on the relationship between local taxation, Land Use Regulation and Land Use patterns. The findings can be summarized as follows: 1) In more fiscally decentralized settings, sub-national Land Use Regulation and fiscal policies encourage urban sprawl. In contrast, in more centralized settings, restrictive urban containment policies and a lack of local fiscal incentives for Land development tend to generate housing shortages. 2) Certain fiscal instruments affect the type and composition of Land development, e.g. the share of residential versus commercial development. Removing local fiscal incentives for certain property types reduces the amount of Land allocated for that type and increases its price. 3) In more decentralized settings, local Land Use policies aimed at containing or modifying urban growth are ineffective since mobile individuals can circumvent local restrictions by sorting into nearby jurisdictions that offer the preferred combination of Land consumption and public services. 4) Expanding transportation networks enables hoUseholds and firms to move to suburban areas, prompting the central city population to shrink and encouraging sprawl, particularly near major highways. 5) In fiscally decentralized settings, sub-urbanization is associated with a growing political power of homeowners. Homeowners tend to get fiscal zoning policies enacted – mainly via minimum lot size restrictions – that selectively attract well-off local taxpayers. Fiscal zoning thus imposes barriers to local development and raises property values, while at the same time facilitating sprawl. Overall, fiscal policy and Land Use Regulation strongly interact, and governments must align those policies carefully to achieve Land-Use objectives effectively. Fiscalite locale, reglementation d’urbanisme et occupation des sols : Etude empirique Ce document etudie les travaux de recherche theoriques et empiriques consacres aux relations entre fiscalite locale, reglementation d’urbanisme et modes d’occupation des sols. Les resultats peuvent etre resumes comme suit : 1) Dans les pays qui pratiquent la decentralisation budgetaire, la reglementation d’urbanisme et les politiques budgetaires au niveau infranational encouragent l’etalement urbain. A l’inverse, dans les pays plus centralises, des politiques restrictives de maitrise de l’etalement des villes et le manque d’incitations budgetaires locales en faveur de l’amenagement du territoire ont tendance a entrainer une penurie de logements. 2) Certains instruments budgetaires influent sur le type et la composition de l’amenagement du territoire, par exemple l’importance de la construction de logements par rapport a celle de bâtiments a usage commercial. La suppression des incitations budgetaires locales en faveur de certains types de biens reduit la surface des sols qui leur sont affectes et augmente leurs prix. 3) Dans les pays a structure plus decentralisee, les politiques locales d’occupation des sols visant a limiter ou a modifier la croissance urbaine sont inefficaces car les individus mobiles peuvent contourner les restrictions locales en s’etablissant dans les juridictions voisines qui offrent l’equilibre recherche entre occupation des sols et services publics. 4) Le developpement des reseaux de transport permet aux menages et aux entreprises de s’etablir en zones peripheriques, ce qui accelere la desertification des centres villes et favorise l’etalement urbain, surtout le long des routes a grande circulation. 5) Dans les pays ou la gestion budgetaire est decentralisee, le developpement des banlieues est associe au pouvoir politique croissant des proprietaires fonciers. Ceux-ci font generalement pression pour que des mesures d’urbanisme obeissant a des considerations budgetaires soient prises – essentiellement en fixant une taille minimale des lots – qui favorisent les contribuables plus aises. Aussi, les decisions d’urbanisme qui repondent a des objectifs budgetaires freinent le developpement local et augmentent la valeur des biens, tout en favorisant l’etalement urbain. Globalement, la politique budgetaire et la reglementation d’urbanisme sont etroitement liees, et les pouvoirs publics doivent harmoniser ces politiques pour atteindre efficacement les objectifs d’occupation des sols.
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local taxation Land Use Regulation and Land Use
2017Co-Authors: Hansjorg Blochliger, Christian A L Hilber, Olivier Schoni, Maximilian Von EhrlichAbstract:This paper surveys the theoretical and empirical research on the relationship between local taxation, Land Use Regulation and Land Use patterns. The findings can be summarized as follows: 1) In more fiscally decentralized settings, sub-national Land Use Regulation and fiscal policies encourage urban sprawl. In contrast, in more centralized settings, restrictive urban containment policies and a lack of local fiscal incentives for Land development tend to generate housing shortages. 2) Certain fiscal instruments affect the type and composition of Land development, e.g. the share of residential versus commercial development. Removing local fiscal incentives for certain property types reduces the amount of Land allocated for that type and increases its price. 3) In more decentralized settings, local Land Use policies aimed at containing or modifying urban growth are ineffective since mobile individuals can circumvent local restrictions by sorting into nearby jurisdictions that offer the preferred combination of Land consumption and public services. 4) Expanding transportation networks enables hoUseholds and firms to move to suburban areas, prompting the central city population to shrink and encouraging sprawl, particularly near major highways. 5) In fiscally decentralized settings, sub-urbanization is associated with a growing political power of homeowners. Homeowners tend to get fiscal zoning policies enacted – mainly via minimum lot size restrictions – that selectively attract well-off local taxpayers. Fiscal zoning thus imposes barriers to local development and raises property values, while at the same time facilitating sprawl. Overall, fiscal policy and Land Use Regulation strongly interact, and governments must align those policies carefully to achieve Land-Use objectives effectively.
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Journal of Economic Geography, 2015Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use store-specific data for a UK supermarket chain to estimate the impact of planning on store output. Exploiting the variation in policies between EngLand and other UK countries, we isolate the impact of Town Centre First (TCF) policies introduced in EngLand. We find they directly reduced output by forcing stores onto less productive sites. We estimate TCF policies imposed a loss of output of 32 percent on a representative store opening after their rigorous implementation in 1996. Additionally, we show that, hoUsehold numbers constant, more restrictive local authorities have fewer stores and lower chain sales within their areas.
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Documents de treball IEB, 2012Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use unique store-specific data for a major UK supermarket chain to estimate the impact of planning, which restricts both the size and location of stores, on store output. Using the quasi-natural experiment of the variation in planning policies between EngLand and other UK countries and a difference-in-difference approach, we isolate the impact of Town Centre First (TCF) policies. We find that space contributes directly to the productivity of stores and planning policies in EngLand directly reduce output both by reducing store sizes and forcing stores onto less productive sites. Our results suggest that since the late 1980s planning policies have imposed a loss of total output of at least 18.3 to 24.9%. This is equivalent to more than a �lost decade� of output growth in a major sector generated directly by government policy.
Paul Cheshire - One of the best experts on this subject based on the ideXlab platform.
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Land Use Regulation and RETAIL: SPACE CONSTRAINTS AND TOTAL FACTOR PRODUCTIVITY
2020Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:Introductory economics tells us there are three factors of production: Land, labour and capital. Unless a student of agricultural economics, Land as a factor of production will never be mentioned again. Yet space for some industries is a significant input and that would seem to be true of retailing. This is a sizable sector of the economy - on a reasonable measure of employment the second largest industry in the UK. Land Use policies in the UK have the effect of restricting the availability of Land for retail; in addition 'town-centre-first' policy concentrates retail development on expensive central Land and so increases the cost of retail space. In British cities in the mid 1980s the most expensive Land for retail was 250 times as expensive as the most expensive retail Land in comparable US cities. This paper Uses a unique micro data set of store specific information to estimate the impact on productivity of space and the specific effects of planning restrictiveness on the productivity of retailing. It is the first paper to analyse the contribution of space to productivity and to relate that firmly to Land Use Regulation policies. Our results suggest that TFP rises with store size and that planning restrictiveness directly reduces productivity in retailing thereby increasing retail prices. JEL classification: D2, L51, L81, R32. Keywords: Land Use Regulation, regulatory costs, firm productivity, retail
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Journal of Economic Geography, 2015Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use store-specific data for a UK supermarket chain to estimate the impact of planning on store output. Exploiting the variation in policies between EngLand and other UK countries, we isolate the impact of Town Centre First (TCF) policies introduced in EngLand. We find they directly reduced output by forcing stores onto less productive sites. We estimate TCF policies imposed a loss of output of 32 percent on a representative store opening after their rigorous implementation in 1996. Additionally, we show that, hoUsehold numbers constant, more restrictive local authorities have fewer stores and lower chain sales within their areas.
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Land Use Regulation and productivity Land matters evidence from a uk supermarket chain
Documents de treball IEB, 2012Co-Authors: Paul Cheshire, Christian A L Hilber, Ioannis KaplanisAbstract:We Use unique store-specific data for a major UK supermarket chain to estimate the impact of planning, which restricts both the size and location of stores, on store output. Using the quasi-natural experiment of the variation in planning policies between EngLand and other UK countries and a difference-in-difference approach, we isolate the impact of Town Centre First (TCF) policies. We find that space contributes directly to the productivity of stores and planning policies in EngLand directly reduce output both by reducing store sizes and forcing stores onto less productive sites. Our results suggest that since the late 1980s planning policies have imposed a loss of total output of at least 18.3 to 24.9%. This is equivalent to more than a �lost decade� of output growth in a major sector generated directly by government policy.
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welfare economics of Land Use Regulation
Urban Regional, 1997Co-Authors: Paul Cheshire, Stephen SheppardAbstract:Despite the pervasive nature of Land Use planning and Land Use Regulation, evaluation of the costs and benefits of these policies has received only limited attention. This paper presents an empirical methodology, based on clear microeconomic foundations, for the evaluation of benefits and costs of Land Use planning. The technique is applied to the Town and Country Planning System of the UK. Evaluation is presented of gross benefits from several Land Use planning activities, the net costs of Land Use planning, and the distributional consequences of these policies. The results show that these welfare and distributional impacts are considerable.
Tatsuhito Kono - One of the best experts on this subject based on the ideXlab platform.
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Optimal Land Use Regulation in a growing city
Traffic Congestion and Land Use Regulations, 2020Co-Authors: Tatsuhito Kono, Kirti Kusum JoshiAbstract:Abstract In a city with low population growth, a one-time decision on Land Use Regulation to mitigate population density externalities (e.g., congestion, noise) may work over a long period. However, many cities, particularly those in developing countries, have a high population growth rate. In such cities, the population distribution and thereby the severity of population externalities at a location can change significantly over time. Therefore, to be effective, Land Use Regulation also needs to change dynamically and concomitantly with population growth. In Chapter 2 , we have explored a static closed-city model divided into two fixed-area zones, high-externality zone and low-externality zone, based on the severity of negative population density externality in each zone. Applying the model to obtain optimal floor area ratio (FAR) Regulations, we have found that a maximum FAR Regulation should be imposed in the high-externality zone along with a minimum FAR Regulation in the low-externality zone. In this chapter, we extend the static model to take account of a growing population whereby the level of externalities would also change over time such that a present-day low-externality zone could end up becoming a high-externality zone in the course of time. Specifically, following Joshi and Kono (2009) , we determine the socially optimal path of FAR Regulation in the presence of negative population externalities that change dynamically with population growth. Like in Chapter 2 , the model city is restricted against spatial expansion. But the model developed in this chapter has buildings constructed and replaced over time.
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Differences in optimal Land Use Regulation between a closed city and an open city
Traffic Congestion and Land Use Regulations, 2020Co-Authors: Tatsuhito Kono, Kirti Kusum JoshiAbstract:Abstract In this chapter, following Kono and Joshi (2012) , we determine and compare optimal Land Use Regulations in monocentric closed and open cities with traffic congestion externality. We define optimization as the maximization of social welfare. In our model, floor area ratio (FAR) and urban growth boundary (UGB) are regulated. Our definitions of closed and open cities slightly modify the standard definitions. In our closed city, population does not change in response to the Land Use Regulation. An example is Silicon Valley that mostly attracts skilled ICT workers, and, as such, the total population is not affected much by the Regulations. In contrast, in our open city, population changes in response to the Regulation. Examples include towns that primarily consist of residences for workers employed elsewhere such as the “bed towns” in Japan.
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spatial externalities and Land Use Regulation an integrated set of multiple density Regulations
Journal of Economic Geography, 2018Co-Authors: Tatsuhito Kono, Kirti Kusum JoshiAbstract:In a continuous city with three distinct Land Use zones consisting of firms, condominiums and detached hoUses, we derive the formulae – composed entirely of observable variables – which design simultaneous optimization of Regulations on building size, lot size and zonal boundaries under the existence of agglomeration externality in the business zone and traffic congestion across the city. The formulae show that the optimal Regulations require not only downward but also upward adjustment to the market size of buildings within each of the business zone and the condominium zone, followed by minimum lot size Regulation in the suburb. Regarding the optimal size of the three zones, the boundary of business zone and the boundary between the condominium and housing zones should be shrunk inward relative to the respective market boundary, and the overall city size should also be more compact than the market city.
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cordon pricing and Land Use Regulation
The Scandinavian Journal of Economics, 2017Co-Authors: Tatsuhito Kono, Hiroya KawaguchiAbstract:This study explores the simultaneous imposition of cordon pricing and Land‐Use Regulations in a continuous and closed monocentric city with homogeneous hoUseholds. Results reveal the optimal level of a single cordon toll and its location and the optimal floor area ratio (FAR) Regulation, clarifying what distortions remain in the existence of cordon pricing and FAR Regulation. Among other results, this paper shows that, with an optimal cordon toll, FAR Regulation should alternate between a minimum and a maximum Regulation, both inside and outside the cordon line.
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Cordon Pricing and Land‐Use Regulation
The Scandinavian Journal of Economics, 2016Co-Authors: Tatsuhito Kono, Hiroya KawaguchiAbstract:This study explores the simultaneous imposition of cordon pricing and Land‐Use Regulations in a continuous and closed monocentric city with homogeneous hoUseholds. Results reveal the optimal level of a single cordon toll and its location and the optimal floor area ratio (FAR) Regulation, clarifying what distortions remain in the existence of cordon pricing and FAR Regulation. Among other results, this paper shows that, with an optimal cordon toll, FAR Regulation should alternate between a minimum and a maximum Regulation, both inside and outside the cordon line.
Xian Zheng - One of the best experts on this subject based on the ideXlab platform.
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Land Use Regulation and urban Land value evidence from china
Land Use Policy, 2020Co-Authors: Xiaoling Zhang, Xian ZhengAbstract:Land Use Regulation has always been regarded as one of the most crucial means of macro-control of urban growth, which can affect a city’s Land values directly and further determine related urban economic well-being. Since the New Type Urbanization Strategy proposed by the government in 2014, China’s mode of urban growth has been transformed from addressing “quantity” to “quality" in the urbanization process. In this case, the Regulation of Land Use by the Chinese government plays a more important role in urban growth. With their planned Land regulatory scheme, the various instruments employed by Chinese governments have quite different mechanisms influencing Land prices. However, there are no rigorous studies focusing on the Land Use Regulation system and its impact on Land values to date, particular in China. This study seeks to explore how Land Use Regulation affects urban Land values through the systematic lens. We summarize the main Land Use regulatory instruments based on the analysis of China’s planned Land Use system and urban Land banking system, including the construction Land quota, constraints on the allowed floor area ratio (FAR) of each Land transaction parcel, and Land supply restrictions. A new dataset based on Land transaction data from 2007 to 2016 that covers 286 prefectural cities from the country’s coastal, central, and western regions is Used in the empirical analysis. The results show that the effects of the floor area ratio (FAR) on Land values are significant and positive, with the residential and commercial Land supply ratio being a key factor. Moreover, the results imply that the effects of constraints on FAR and commercial Land supply vary between regions. These findings indicate that the Chinese Land market is considerably distorted by excessive administrative interventions by local governments, in the stage of urban transition guided, the capable regulatory instruments could play an important role in adjusting urban Land prices and hence impact on urban growth.
