Table 1
Contributions from private developers towards public infrastructure in newly-developed areas. Comparison between Spain, England, the Netherlands and Poland
| Construction costs on-site infrastructure (roads, sewerage, parks etc.) | Land for on-site public infrastructure (transferred for free or at a symbolic price) | Construction costs on-site public buildings | Land for on-site public buildings | Affordable/social housing | Off-site public infrastructure and buildings | Additional PVC | |
|---|---|---|---|---|---|---|---|
| Spain | All or almost all | Almost all the required land (average between 60% and 80% development area) | Sometimes | Almost all the required land | the region and city (e.g., in Vitoria/Gasteiz 70% of all new housing in the period 2002–2005, average for Spain in that period was 8%) | Significant contributions, in land and in money | of building About 10% plots |
| England | Almost all | Most of the required land (30–60% development area is common) | Not often | Part of the required land | Important amount | Significant contributions, mostly in money | none |
| The Netherlands | Part of these costs | Important part of the required land | None | None | Increasing amount since 2014 (max 30%) | Increasing contributions since 2014 | none |
| Poland | Almost all internal roads and sewerage serving the development area only, and occasionally a small share of the greenery. But no contributions to roads necessary for connection with city. | Occasionally, developers provide a minor share of the required land. | none | none | none | none | none |
[i] Source: authors’ own elaboration
Table 2
Overview categorizations of public value capture instruments and Polish examples
| Taxes/charges, fees or conditions Usually require detailed regulation in legislation | Developer obligations | Public and public-private land assembly | |||
|---|---|---|---|---|---|
| Non-negotiable Require detailed regulation in legislation and often also in local policy | Negotiable Require only basic regulation in legislation | ||||
| Based on direct rationale: landowner does not deserve value increase | Charged independently from modification of land-use regulation | Podatek od nieruchomości; Opłata planistyczna; Opłaty adiacenckie, betterment charge in exchange for public investment in infrastructure; | Not many examples of this in Poland, only land-lease (użytkowanie wieczyste) or the sale of ‘raw’ urban land is common | ||
| Charged in exchange for modification of land-use regulation | Opłaty adiacenckie charged in exchange for public decision on plot subdivision and land readjustment; | ||||
| Based on indirect rationale: commonly that landowner should internalize negative externalities’ development | Charged independently from modification of land-use regulation | Podatek od nieruchomości; Non-statutory (informal negotiated) betterment charge (rare); Informal conditions to administrative decisions (rare); | |||
| Charged in exchange for modification of land-use regulation | contract between developers and the road traffic authority (zarządca drogi); Umowa urbanistyczna following the 2015 Act on Revitalisation (ustawa o rewitalizacji, so far not used in practice); Umowa urbanistyczna following the 2018 Lex developer (so far not used in practice); | contract between developers and the road traffic authority (zarządca drogi); Informal NDOs (rare); | |||
[i] Source: authors’ own elaboration
Table 3
Overview of Polish public value capture tools, legal basis and proper authorities (own elaboration)
| PVC-tool | Legal basis | Proper authority in charge of implementation |
|---|---|---|
| Other than developer obligations | ||
| Land-lease of urban land (użytkowanie wieczyste) | Ustawa z dnia 23 kwietnia 1964 r. Kodeks cywilny (Civil Code), Ustawa z dnia 21 sierpnia 1997 r. o gospodarce nieruchomościami (Real Estate Management Act) | Municipalities (municipal land) State Treasury (state land) |
| Property tax (podatek od nieruchomości) | Ustawa z dnia 12 stycznia 1991 r. o podatkach i opłatach lokalnych (The Act on Local Taxes and Levies) | Municipalities |
| Planning levy (opłata planistyczna) | Ustawa z dnia 27 marca 2003 r. o planowaniu i zagospodarowaniu przestrzennym (Act on Spatial Planning and Development) | Municipalities |
| Statutory betterment charge (opłata adiacencka), charged on owners that benefit from public investments in infrastructure | Ustawa z dnia 21 sierpnia 1997 r. o gospodarce nieruchomościami (Real Estate Management Act) | Municipalities |
| Informal (negotiated) betterment charge | No legal basis | Municipalities |
| Informal conditions to administrative decisions | No legal basis | Municipalities |
| Developer obligations | ||
| Formal N-NDOs (traffic infrastructure) | Ustawa z dnia 21 marca 1985 o drogach publicznych (The Act on Public Roads) | Road traffic authorities - zarządca drogi:
|
| Formal N-NDO’s (opłata adiacencka) charged on owners that benefit from plot subdivision and land readjustment | Ustawa z dnia 21 sierpnia 1997 r. o gospodarce nieruchomościami (Real Estate Management Act) | Municipalities |
| Formal N-NDO’s in urban revitalization areas | Ustawa z dnia 9 października 2015 r. o rewitalizacji (Act on revitalization) Ustawa z dnia 27 marca 2003 r. o planowaniu i zagospodarowaniu przestrzennym (Act on Spatial Planning and Development – amendments to regulations in this Act introduced by Act on Revitalization). | Municipalities |
| Formal N-NDO’s in developments against land-use plan | Ustawa z dnia 5 lipca 2018 r. o ułatwieniach w przygotowaniu i realizacji inwestycji mieszkaniowych oraz inwestycji towarzyszących, ‘lex developer’ (Act on Facilitation of Housing Development and Accompanying Facilities) | Municipalities |
| Informal NDO’s | No legal basis | Municipalities |
[i] Source: authors’ own elaboration
Figure 1
MPZP Jagodno Wojszyce, Wrocław (4,000 dwellings and supplementary facilities in 96.2 ha of former agricultural/greenfield area, land-use plan approved in 2009, 20% built by the end of 2020)32
Figure 2
Layout of Wierzbicka case, Radom” (shopping centre of about 6 ha built-up area in 9 ha of older shopping mall, landuse plan approved in 2019, nothing yet built by the end of 2020). Yellow stands for the land that the developer will deliver for the necessary reconstruction of adjacent roads (long dotted white lines)
Source: own elaboration on the satelite photo of geoportal.gov.pl