Table 2: International Scenario

Positive feedback and negative feedback loop (Concept from book of LIMITS GROWTH)

Feedback loop.

Till any project which is targeted to cater 10,000 population reaches from its conceiving stage to its implementing stage the population is outgrown so there is high possibility of its failure. As the population in India is growing exponentially and not linearly.

Value Capture Method 1. Land value tax, Annual rates based on gain in land value -Uniformly Area-based 2. Fees for changing land use (agricultural to non-agricultural) 2. One-time at the time of giving permission for change of land use, Area/Project-based 3. Betterment levy One-time while applying for project development rights Area/Project based 4. Development charges (Impact fees) One-time, Area-based 5. Transfer of Development Rights Transaction-based Area/Project-based 6. Premium on relaxation of rules or additional FSI 7. One-time Area (Roads, railways)/Project(Metro) 8. Vacant land tax Recurring, Area-based 9. Tax increment financing Recurring and for a fixed period Area-based 10. Land Acquisition and Development One-time upfront before project initiation Area/Project-based 11. Land Pooling System One-time upfront before project initiation Area/Project based

Positive feedback loop Resources planned to cater population funds are generated. Dedicated transport fund does not cater to the needs ANY PROJECT. Correlation with funding and population

Negative feedback loop Population in India growing at the rate of % so gap is observed in funding so assistance is needed.

Funds generated through value capture in context of Foreign cities

Table 2: International Scenario

(aryan 2019) Table source: Article from Rail Analysis India

Location. London ,

Regional Rapid Rail Hong Kong SAR, China, Rail Plus Property Program, Metro (Heavy rail, Light rail) Development –Based LVC

Practices New York City and Washington, DC

Financing a Metro with Development Rights of Public Air Rights

Sales São Paulo, Brazil

Company Cross rail Limited, subsidiary of Transport for London (TfL)

Tools used Stamp Duty Land Tax Community Infrastructure Levy (MCIL) Business Rate Supplement (BRS): Zonal retention of revaluation growth from business rates Development Rights Auction Model (DRAM)

Funds generated (vcf)

Funding Arrangem ents

25%

State Pooled Fund Rule of cost and profit sharing between public agencies, MTR Corporation & private developers District Improvement Fund, special taxing district NMG collects fee to Development Funds Urban Development Fund

Influence Area

Station Areas & Market Zones 400 m : around rail stations vary by location 300 m :TOD Zones TOD Zones: 500 m around station areas Central Business District , UIA & UO’s

1. Transport Operations,2. Hong Kong Station Commercial Businesses,,3. Hong Kong Property and other Businesses,4. Mainland of China & International Business

Property (R+P) development Public Land parcels leased for 50 years at premium, Annual rent payment equivalent to 3 % Certificate of Additional Construction Potential

38%: From Property Development Washington Metropolitan Area Transit Authority (WMATA) Land Nanchang, China Corporation (PSU) Nanchang Railway Transit Group Co. Ltd. (NRTG) , Nanchang Municipal Govt. (NMG): local body

Additional FAR & Development Rights (TDR, TIF- New York) Landmark Transfer- FAR of 1.2–6.6, purchasing unused development rights Sale of development rights, Mixed Land Use

Direct Property Development

Re-auctions the land sites

17 % in DC 70% Proposed: 20 % of the transfer fees of land use rights PPP São Paulo Company of the Metropolitan (METRO)São Paulo Metropolitan Trains Company (CPTM)Metrop olitan Urban Transportation Company (EMTU). Tradable Air Rights Urban Redevelopmen t Areas, called “Urban Operations” (UOs), Additional building charge, Urban concession Betterment levy in Urban Intervention Area (UIA 21%