Land Acquisition and Statutory Valuation

Question: Discuss about the Land Acquisition and Statutory Valuation. Answer: Facts of Infrastructure at Lappington There are number of projects undertaken, in the eastern part of the Leppington and in the northern part of the Leppington. This work will come to the conclusion in the year 2022. They started the building up of infrastructure of waste water. In Austral it will complete by the year 2016, in the eastern part of Leppington, it will complete by the year 2015, at the northern part of the Leppington, the trunk infrastructure will get complete at the end of 2018. The Stages of development depends upon the infrastructure of waste water. There is availability of sufficient water in the precincts and the infrastructure is having enough capacity for the development. The timing to develop the land depends upon the owner of the land to sell. There is more demand with the availability of sewer, electricity as well as the supply of land. Sydney water and endeavour energy is providing the infrastructure for the purpose of urban development. With the increase in the demand for the new residence, more provision shall be made for the infrastructure. For dwelling on the land, development application for the council may be considered. The minimum density standard shall be applicable. At Leppington, the land is used for the infrastructure at water sewerage and can be used for the development of the land. It helps in building the suitable infrastructure that will help in the development of the country. Thus, it is one of the important factor that need to be considered. Explanations Development application is considered depending upon the development of land. It will depend upon the control of new planning. For submitting the development application, the following points need to be considered- The sub division that shows the manner in which land is required to be developed. There need to be sufficient space for the disposal of sewerage for the provision of sewer infrastructure at the Sydney water. All the planning requirements are met Type of development Charging schedule Residential $75 per square metre Retail $75 per square metre Commercial and non residential Nil There are 17350 homes detached the homes and the residence in the rural areas. There are 54000 of residents in the centre of the town of Leppington. For the confirmation of zoning, certificate under section 149 is important. The information relating to the zoning of the property is provided under section 149 (2) of the certificate. Section 149 (5) provides all the information and advice from the authorities. (South West Rail Link, 2005) In a Lappington, the levy is charged based on the net gain of the floor space expressed in terms of the dollar in per square metre. Such levy is collected within 60 days from the date of the commencement. (Stuff, 2015) Chargeable amount scale Payment time For less than $25000 Amount to be paid in full at the time of commencement Between $25000 to 100000 Amount to be paid in one third at the time of commencement one third after the completion of 9 months from the date of commencement. At first occupation, one third is paid For first occupation full amount is paid Amount more than $100000 At the time of commencement, one third is paid one third after the completion of 12 months from the date of commencement. At first occupation, one third is paid For first occupation full amount is paid According to Regulation 123, the projects and the infrastructure types that the CIL income will fund will be included in it. The infrastructure project at Lappington are not funded from the CIL income and are funded through section 106. It is clearly set out in the Regulation 123 as to which all infrastructures shall be funded through CIL income and the infrastructures that will be excluded from the CIL income. (Committee meeting of Joint Legislative Committee on Economic Recovery, 1994) At Lappington, It is necessary to collect the Strategic access management and maintenance element with the help of section 106. If the necessary amount is not provided, it shall be considered as the refusal of the application for planning. If the development is of 10 dwelling, it shall be liable for the contribution of housing under section 106. Before the grant of the permission for planning, the council needs to comply with the requirement of the agreement under section 106. (Hecht,2006) Railway is the very important infrastructure of Lappington. Business and jobs in Lappington is miserably suffers if the services of railway are inefficient. Linking of railways with the port and airport helps to create business opportunity. Use of more railway in Lappington helps to bring reduction in the carbon. The Transport and Work Act 1992 consist of the power to construct as well as operate the railway. Government decision with regards to the contribution towards the infrastructure of the Lappington will depend upon the evaluation, appraisal as well as the modeling. (Ranade, 2009) For proper planning of infrastructure in Lappington, mathematical tools are used to analyse the transport system. Guidance is improved by the government with the help of research. (Ofori,2011) The government of Lappington can help in funding the infrastructure through its treasury. Rail in Lappington will be the most important alternative to reach to business hub. The development of residential areas 60 kms away from the business hub will help to attract more number of passengers towards the railway. Government decided to fund the CRL. Construction of rail in Lappington will be the long term plan as it will exceed three years based on the premises where the construction will take place.(Hassell, 2003) For the construction of the infrastructure at Lappington, there is a need for two criteria- one is the patronage towards the railway and the another one is the development of the employment opportunities. It is necessary to get the approval of finance minister, prime minister and the transport minister for the construction of infrastructure in the Lappington. (Yasui, 2002) It is necessary to announce sprawl subsidies to provide additional fund for the motorway. Dynamic centre of urban area and the development of infrastructure area are likely to create more demand for the infrastructure in the Lappington. A city rail link of 3.4 km will be constructed. Installation of a storm water pipe need to be done. CRL will take more than three years to build. A deal is made with the private company to build tunnel underneath. The cross rail accommodate 5000 homes and around 22000 jobs. If there is failure to generate the land, it will directly have its impact on the vision for the areas. The cost for the relocation of the rail will be borne by the value of the land. At the rail depot, a cost of $300 will be assumed and at the IEP depot, a cost of $150 will be assumed. It will be the alternative for the relocation of both the depots of the holding up of the public sector land. Growth of population at Lappington shows the dealing with the new town. Increase in homes increases the need for social infrastructure. Such social infrastructures are the schools, play space, etc. With the increase in the population of residents, there is increase in the demand for the utilities infrastructure. It includes the cost on the combination of heat and the powerful network. Utilities company will charge from the customers for the use of heat and power but the developer need to pay for their share. Infrastructure at Lappington is funded based on the housing policy. The single funding stream is the community infrastructure levy. Receipt of CIL is balanced with that of the requirements for affordable housing. We can set the infrastructure cost based on the funding available from the affordable housing. It is estimated that up to year 2020 there will be more demand for the bridge as well as the road investment. For the purpose of CIL evidence and to deliver the local infrastructure requirement, more focus need to be given on the growth of jobs and homes. There has been utilities of $ 251416 and transport of $ 831500 Possible receipt can be calculated with the help of delivery of infrastructure by direct developer through sec 106, section 278, CIL and the planning process. After the policy cost and the development cost is paid, it is necessary to understand the receipt of developers at Lappington. Process of master planning helps to gain significant infrastructure delivery amount. Developers are contributing towards the infrastructure with the help of S106 forms which plays an important role in infrastructure funding. CIL funding depends upon the affordable houses. Pool of developer contributions are funding the affordable houses, CIL and S106. This pool is normally finite. If there is more demand for the affordable housing, there will be less CIL that will be afforded. Here in this case, the cost that is known is set with the cost that is funded that will help in making the funding gap apparent and the CIL can be levied accordingly. (Housing And Urban Development Department, 2015) The funding gap can be closed in the following manner Setting up of over ground station with the TfL and DfT. The requirement for affordable housing at Lappington can be reduced in order to increase the intermediate. It is possible to take loans from the government of Lappington. Tax increment financing is possible where, raising up of fund is done against the CIL income stream and the business rate. It is necessary to deal with the issues relating to planning, decision making with the implications that are reaching far away. This is going to be the challenging situation. It is necessary to bring the expert help in such a process. Large areas of land are coming under the public sector. If handled properly, they are going to bring more economic return to the tax payer of Lappington. Thus, encourages the economic development of the Lappington. Income can be gained from the utilities supply. Community development is possible with the help of income from utilities and the ground rent. It is necessary to narrow down the gap between the funding and the cash flow. Investment in transport helps to bring economic benefits. It is a part of TIF application and also create funding for the government of Lappington. It is necessary to make proper placement of CIL and S106. It is necessary to have the knowledge what the developer are exactly paying on the contribution towards the infrastructure at Lappington. Policy relating to the CIL and S106 should be communication clearly. It is necessary to keep the strategy and the policy of planning flexible. (Housing And Urban Development Department, 2015) Delivery of a project need to be properly planned. Identifying the critical path, resolving the issues, roles and the responsibilities need to be clarified. Time sequence issues which will help to focus on the short term and medium term issues. This will help in clarifying the decision to be taken. Transport infrastructure is the costliest infrastructure. It is necessary to develop detailed idea about the same. Construction of a rail is having its impact on the transport of Lappington. This influence the phasing. 25000 homes, 56000 jobs will be delivered by 2050 with an average delivery of resident of 700 per year- There has been rise in the housing output of Lappington. The cost of rail infrastructure at Lappington and the car park will be around $ 75m. Building Information Modelling is used to enhance the efficiency in the delivery of the infrastructure at Lappington. This provides the benefits of controlling the cost, investment in cash flow ,sequencing for the intelligent site, and the delivery coordination. Smart city technique can be used that will benefit the residents as well as the business. Infrastructural cost support the development of the homes as well as the jobs. Infrastructure cost of Lappington includes tailored cost and the cost of maintenance, etc. (Housing And Urban Development Department, 2015) The cost that is assumed for the acquisition of the site $2m / acre + 30% or the land and building with value of +30% whichever is highest. Land at Lappington can be obtained for the new depot from the Network Rail Estate. After the identification of the final cost that is $ 300m, it is then factored into the cost of development of the land. $ 300 m is the figure of high level. It is changed when the work is feasible and the relocation of the depot is done. Before the public examination is done, CIL is set. In order to understand the CIL, it is necessary to understand the delivery and which piece will be delivered by whom. 20% of the affordable housing will be provided. With the improvement in the PTAL, the sales value increases, which increases the CIL charges. The connection through rail will alter the geographical area. (Housing And Urban Development Department, 2015) Development Infrastructure funding studies of Lappington helps to spread the information, the planning process that is complex by nature is coordinated, proper guidance to the place of market and the social benefits are clarified with the help of proper investment. It is necessary to focus on the following factors Growth of the requirement for infrastructure at Lappington. The time when there will be a rise in the demand for the infrastructure at Lappington. The cost of the infrastructure requirements of Lappington. The payment of the Lappington infrastructure so required. National Plan Policy Framework is undertaken which focuses on the various points NPPF focuses on the quality as well as the capacity of the infrastructure of Lappington. The infrastructure of Lappington should meet the forecasted demand. Local Planning Authorities should understand the importance of development cost according to the NPPF. The infrastructure should deliver in the fashioned time. It is necessary to find out the time of the cost incurred and whether the funding is available when the actual cost is incurred. The amount of infrastructure of the Lappington should be affordable in order to support the plan. (Yasui, 2002) Rates are built based on the traditional housing products absorption. Annual output of around 700 homes are averaged. This number can be made known with the help of discussion with the developer. Housing output accelerate per annum. Different market segments can be used to reach the products to the consumers. Infrastructure at Lappington is needed for the purpose of development. Infrastructure creates serviced and accessible sites. It includes internal access such as rail to the sites, sewage, telecoms and gas, etc. 1. Developers at Lappington are required to pay levy towards the land as well as construction. This will directly have its impact on the rate. As, the developer will add the cost that he has incurred in the total cost of housing that increases the overall cost. The cost for infrastructure at Lappington is incurred by the state and local government. It is financed by the government of Lappington as per S106 form, S 123 and CIL. The procedure is discussed above. Development of the sites can be done by the developer with the help of the financial models. Assessment of the infrastructure can be done based on the assessment of the external costs which will be at the rate of development by per square foot. If the infrastructure cost exceed a particular level, it can be considered normal. Thus, infrastructure plays a vital role in the development of housing and the development of the country. It links the various parts of the country. (Yasui, 2002) 2. Section 50 of the constitution of Australia deals with the law of the acquisition of the land. These laws are made by the Parliament. It is both the power as well as the guarantee from the constitution. All the powers of making the law and order are given to the parliament with respect to the acquisition of land. Law relating to the acquisition of land is the guarantee of contingency rather than that of the acquisition of land. Land Acquisition Act 1969, is enforceable. `Pre acquisition declaration is lodged containing the details with regards to the acquisition of the land with the Registrar of titles. Common wealth intention is required to be informed to the buyers of Lappington. The Registrar of titles deals with the declaration of acquisition. Compensation is paid for the pre acquisition of land and proper approval need to be obtained from the common wealth. Interest on the amount of compensation is calculated. There is need to follow suitable step on the calculation of intere st. Interest on land is acquired by the common wealth government under the land acquisition act, 1989. It is necessary to protect the interest of the common wealth. Common wealth decision is made with respect to the acquisition of land at Lappington. Common wealth decision is passed with respect to the acquisition of the interest in the land. Professional advice is given to the government of Lappington. Compensation for the acquisition and the interest in land of Lappington is made to the commonwealth. The act is administered by the minister of finance and the deregulation. The day to day administration is carried out by them. The act is based on acquisition of interest in land at Lappington. It includes the owning up of land, land on mortgage, lessee and licensing and the title interest, etc. The acquisition of land is made through acquisition that is compulsory, negotiable agreement and the acquisition on an urgent basis. Deduction $75m (Rail project cost) / 3000 new lots = $25,000 levy per lot The cost that is assumed for the acquisition of the site $2m / acre + 30% or the land and building with value of +30% whichever is highest. Cost Rail Project and Car Park 75 Value of land For 750m2 $275,000 For 75m it will be 27500 Value of business for 200 m2 $250,000 for 75m it will be 9375 The rubbish waste and the local water supply $580 The average rate of business property excluding the above $1,250 Farm Rate $700 There will be total expenditure of 302530 References Jain, A. (n.d.). Revisiting land acquisition and urban process. Chapin, T. and Coutts, C. (2011). Growth management and public land acquisition. Burlington, vt.: Ashgate. Ramachandran, V. (1969). The law of land acquisition and compensation, lucknow: Eastern Book Co. South West Rail Link. (2005). Sydney, NSW: Dept. of Infrastructure, Planning and Natural Resources. Picot, A. (n.d.). The economies of infrastructure provisioninig. 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