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Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
• Day: Wednesday 9th November• Session: 9.00am - 10.30am• Speaker: Jude Wallace
• Topic: Research Report
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Incorporating Sustainable Development ObjectivesIncorporating Sustainable Development Objectivesintointo
ICT Enabled Land Administration SystemsICT Enabled Land Administration Systems
Expert Group Meeting 9-11 November 2005
GeomaticsThe University of
Melbourne
Australia’s International Science Linkages Program
Centre for Spatial Data Infrastructures and Land
Administration
Research Report Sustainability Accounting in
Land Administration
Jude Wallace
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Research was a journey to : • identify a National Vision for LAS in Australia, and• show our European visitors the Australian
achievements in web based solutions.
The innovations of Australian land administrators will be clear from their presentations.
Notice:
technological solutions to problems of size, low value land, difficult environmental problems
use of the Internet
use of cooperation to overcome federal divisions
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
NATIONAL VISION FOR AUSTRALIAN LAND ADMINISTRATION
Sustainability accounting in land administration
Comprehensive integrated land management built on digital information about land and the way we use it and cooperative public/private sector arrangements
Components:
Integrated land management paradigm
Comprehensive land policies
Flexible tenure systems
Authentic registers for valuable commodities
Information policies: Spatially enabled government using modern ICT
iLand
?? Framework for land use regulation and management – RRRs (current)
?? Integrated with water and resource management (in contemplation)
Monitoring and evaluation systems (in contemplation)
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
The national vision is not final. The EGM will examine and modify the vision.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
The research story –
Simple research aims met –
technology issues (Wow ! – how computers change ….)
institutional issues (But institutions remain the same)
epistemological issues (Law meets Engineering)
The story is organised because of our partners and their contributions, particularly Professor Stig Enemark.
Professor Ian Williamson and the researchers at the Centre are the key to success of this project. It has been a joint intellectual and administrative exercise.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Starting point - 2003
Explain how modern land markets work. Why can some countries run successful markets?
Half the story : De Soto The Mystery of Capital–
We passport land: we give it an identity.
PS, we do not passport “land”, but abstract “rights” in land.
Other half of the story:
We also need -
Cognitive capacity
Trust and confidence in government
Mutually reasonable arrangements in public and private sectors
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
First, explain how modern land markets build wealth out of land.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Explain we encourage invention of new commodities
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Economic Analysis of land markets - costs
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
The World Bank, Doing Business in 2005, Removing Obstacles to Growth,, figures 3.7. and 5.8
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
The case study countries did comparatively well in the global comparisons of LAS registration systems, but still show remarkable divergences.
# Procedures
Time:# days
Cost: % of value
Australia 5 7 4.5
Denmark 6 42 0.6
Germany 4 4.1 4.2
Netherlands 4 5 6.4
Switzerland 4 16 1.4
Table: Registering Property
WB Report Doing Business in 2005: Removing Obstacles to Growth, pp92-94
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Complex property markets require additional tools
The land market capable of wealth acceleration must provide:
Corporatisation - ability of business to separate risk from capital, debt from equity – for protection of creditors
Securitisation - ability to convert balance sheet asset into liquid funds and create another layer of commodities
Separation - ability to separate ownership and management, benefit entitlement from capital input, layers of interests in same land or resources
These capacities mix private and public sectors.
The LAS is the essential foundation of their success.
The more streamlined the LAS, the better the wealth acceleration capacity of the complex property market.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Dale’s Three Pillars Diagram - modified
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Market issues in land administration are familiar territory.
But we are claiming land administration delivers ‘triple bottom line’ sustainability
• economic
• social ???
• environmental ???
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Differences in approach –
Law = text and concepts
Engineering = organisation of
information
Vitality of the Cadastre in LAS must be communicated
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
GRI Indicators:
Environmental: an organisation’s impact on living and non-living natural systems including eco-systems, land air and water
Social: an organisation’s impact on social systems in which it operates
How many LAS organisations can sign off on these indicators?
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Graphic Nathaneal Scott,
Tim Colbatch, The Age, 4 July 05.
Housing ‘bubble’ doubled household wealth between 1998 and 2004.
Predictions for market correction are common in 2005.
“ABN AMRO's research found that almost two-thirds of Australian household wealth is now in housing, with a market value of $3.2 trillion - almost six times households' annual income.
Over the past 45 years, the value of housing has, on average, been just three-and-a-half times household income, and for much of that period interest rates were as low as now or lower.While 64 per cent of Australian households' wealth was in real estate, just 6 per cent was in ownership of shares, the bank said.
Another 18 per cent was in superannuation, 8 per cent in cash or bank deposits, and 3 per cent in cars and other durables.”
SOCIAL VALUES
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Environmental sustainability?
Saying is not doing
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
The Land Management Paradigm (Enemark and others 2005)
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
LAND AND RESOURCE TENURES IN MATURE MARKETS
Controls anddisputes
Controls anddisputes
Government roles - •Control and restrict non-owners’ use •Protect, control and restrict owners’ use
•Withdraw from decisions about land
Government roles - •Control and restrict non-owners’ use •Protect, control and restrict owners’ use
•Withdraw from decisions about land
Basic tool kits
•Announcements (laws and standards)
• Tenure varieties
•Organisations
• Spatial identification
• Repeatability
Basic tool kits
•Announcements (laws and standards)
• Tenure varieties
•Organisations
• Spatial identification
• Repeatability
Stability systems
Stability systems
Open-ended opportunities for owners’ decisions
Open-ended opportunities for owners’ decisions
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
CAPACITIES OF MATURE TENURE SYSTEMS
Describe interests in the tenure system..
• Length of time
• Source
• Relationship with possession
• Vocabulary of opportunities
Describe interests in the tenure system..
• Length of time
• Source
• Relationship with possession
• Vocabulary of opportunities
Evidence
Procedures
Publicity
Evidence
Procedures
Publicity
• Constitutional limitations
• Eminent domain
• Compulsory acquisition
• Land planning, services
• Regulation of land uses
• Land tax
• Constitutional limitations
• Eminent domain
• Compulsory acquisition
• Land planning, services
• Regulation of land uses
• Land tax
Settle and integrateinterest type among all other types..
Settle and integrateinterest type among all other types..
• Reliable administration
• Government insurance/guarantee
• Private insurance
• Risk transfer to next owner, borrower, lender …
• Risk absorption by original owner
• Reliable administration
• Government insurance/guarantee
• Private insurance
• Risk transfer to next owner, borrower, lender …
• Risk absorption by original owner
Articulate Rights
IdentifyInterests Restrict Layer Prioritise
Risk Manage
Organise competitions among interests, eg by…
• Date order
• Type of formality used
• Registration order
• Knowledge of next owner
• Good faith of next owner
• Publicity by owner
Organise competitions among interests, eg by…
• Date order
• Type of formality used
• Registration order
• Knowledge of next owner
• Good faith of next owner
• Publicity by owner
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
WWIIWWII 19751975 19901990 2003 20102003 2010
Development of Land AdministrationDevelopment of Land Administration
Phase 1 Phase 1
Building Building InstrumentalitiesInstrumentalities Phase 2Phase 2
Building Building marketsmarkets Phase 3Phase 3
Supporting Supporting DevelopmentDevelopment
Land registration and survey
Private rights focus
Valuation
Planning
Cadastre focus
Sharing capacity
Computerisation
Land titling adaptation
Sustainability
Poverty reduction
Multi-discipline
SDIs
Broad land policies
Interoperability
Regulation
Gender equity
Complex commodities
Land management tools
Restrictions and responsibilities
Phase 4Phase 4
Contingency Contingency planning with planning with spatial integrationspatial integration
Economic Paradigm
Social Justice Governance & Information Society
EnvironmentThemesThemes
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Land information databases for Australian Government
Agency Database Purpose
ATO Land transactions since 1999
To facilitate the collection of CGT and GST
ABARE Non-arable land
To facilitate land management
APRI Risks and claims
To better manage insurance business sector
Centrelink Land ownership
To administer pension entitlements
ARB Australian property markets
Australian Property Monitors was commissioned to provide timely and complete information about the property markets in major capital cities.
ABS House price indices
Release of 3 June 05 contained price information to December quarter 2004.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Reg
istr
atio
n
Val
uatio
n
Dev
elop
men
t
Bui
ldin
g co
ntro
l
Land
Tax
Util
ity
man
agem
ent
Lan
d m
arke
t su
pp
ort
Res
tric
tions
Source focused LAS
Basic spatial information
Land administration activities
….th
e re
st
Parcels
Properties
Buildings
Values
Zones/uses
Addresses
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Reg
istr
atio
n
Val
uatio
n
Dev
elop
men
t
Bui
ldin
g co
ntro
l
Land
Tax
Util
ity
man
agem
ent
Lan
d m
arke
t su
pp
ort
Res
tric
tions
Spatially enabling
government
Basic spatial information
Spatial administration activities
….th
e re
st
Parcels
Properties
Buildings
Values
Zones/uses
.
.
.Addresses - People/time/place/activity/interest
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Reg
istr
atio
n
Val
uatio
n
Dev
elop
men
t
Bui
ldin
g co
ntro
l
Land
Tax
Util
ity
man
agem
ent
Lan
d m
arke
t su
pp
ort
Res
tric
tion
s
SPATIALLY ENABLING GOVERNMENT
Basic spatial information
Land administration activities
….t
he r
est
Parcels
Properties
Buildings
Values
Zones/uses
.
.
.Addresses - People times places activities interests
Digital definition of “WHERE” is now possible
EMERGING LAND ACCOUNTING ENGINE
Accounting system goes into our Land Management Paradigm
Mesh blocks – 60 parcels
Analytical geo-coded spaces
Properties and their geo-coded addresses - GNAF
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Relative land information
Socio/legal constructs, aspatial, abstract, dispersed, volatile, invisible, but visualisable
Modern governments create new kinds of information about land
Traditional land information
Stable, objective, scientifically proveable, observable
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
SEE Grid of CSIRO, a web community aimed at creating an innovative new data exchange network
Making the top kilometre of Australia transparent
https://www.seegrid.csiro.au/twiki/bin/view/Infosrvices/MCAProjectTop
Meanwhile, resource sectors are driving technological innovation, not waiting for the perfection of the new products
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
iLand presupposes competencies in LAS
iLand involves:
Spatially enabling public and private sectors
Managing land by appropriate regions and areas, not agencies and jurisdictions
Integrating information (SDI)
Evaluating as we go.
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Evaluation and monitoring
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
UNEP Global Reporting Principles, Sustainability Reporting Guidelines, 2002
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
GRI
Reporting principles
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Expert Group Meeting 2005Centre for Spatial Data Infrastructures and Land Administration
Department of Geomatics, The University of Melbourne
Highlights of publications
Markets – land administration perspective
Privacy – nature of spatial information and need to free it from limitations of “purpose” restraints
Registration systems – differences between systems for managing work activities and systems for tracking transactions
Cadastres – to service complex commodity markets
Tenures – using markets to measure security of tenure
Tenures – using remedies (not rights) to regularise land
Spatial Information – the emerging opportunity for government
Relative Information – incorporating the expanding realm of information used by government into LAS