Notice bibliographique
Résumé
This report assesses the impact that policy changes to increase (or decrease) development contributions (DCs) are likely to have on housing markets in the context of proposals by Auckland Council officers to include post-2031 infrastructure expenditure in DCs so as to better reflect the long-run public infrastructure costs caused by housing development.Development contributions (DCs) are a tax on converting property to more intensive uses, levied to fund infrastructure to support urban growth. They are long-established and commonly used in cities around the world. Questions of their economic incidence have been thoroughly examined.The size of the proposed DC changes in Drury is in line with changes happening elsewhere in high- growth and high-value cities like Toronto, Sydney, and Los Angeles.The analysis here shows that the common claim that DCs are passed through to house prices and rents is not supported by theory or evidence. Dwelling prices reflect the capitalised value of the housing services dwellings provide, as determined within larger housing markets, and so additional development costs cannot be passed forward to rents or prices but instead will be passed back to land in the form of lower land values.For the Drury-Opāheke investment priority area the proposed policy change is expected to increase DCs by around \$50,000 per dwelling to a total of \$84,500 per dwelling. Although this increase is significant in percentage terms, DCs around this level are not large enough to render housing development unviable given the high incremental value from changing properties in the area to residential use.The proposal is expected to have no impact on the pace of development across Auckland as a whole, though it may alter the sequence of sites taken up for new housing across the city. Whether development proceeds faster or slower in the areas subject to higher DCs depends on several factors. On the one hand, an additional cost to development may increase the return to holding land undeveloped – but on the other, earlier delivery of infrastructure funded by DCs is likely to accelerate development. Regardless, these local impacts are likely small relative to the influence of other market factors.The neutrality of DCs with respect to house prices is confirmed by the best empirical evidence available. The highest-quality econometric studies find no relationship between changes in DCs and prices, in accordance with established theory.An ongoing charge on property owners in the form of a targeted rate is economically equivalent if levied on the same base. If the base is changed from a per-dwelling rate to a per-land area rate, there may be small changes to incentives that bear on the size and style of dwellings constructed.
Récupéré en direct depuis OpenAlex et désinversé. Les résumés ne sont pas conservés dans cette base de données : les index inversés représentent 8,6 Go des 9,3 Go de texte de la base, et le serveur dispose de 13 Go libres.
Comment cette classification a été obtenuedéplier
Prédiction machine sur la base complète
Imitation des enseignantsNi prévalence calibrée, ni vérité terrain. Validation humaine à venir. Le volet Gemma est une étiquette directe du modèle pour chaque travail de la base, lue sur la notice réduite au titre. Le volet Codex est un classifieur appris des 10 348 étiquettes directes de Codex et calibré sur les taux pondérés de l'échantillon; les champs sans appui suffisant ne portent aucun appel Codex. Le mode candidate est l'union des deux volets; le consensus est leur intersection. Ces sorties portent le statut machine_predicted_unvalidated et ne sont pas des étiquettes humaines.
Scores du classifieur distillé par catégorie (deux têtes)
| Catégorie | Codex | Gemma |
|---|---|---|
| Métarecherche | 0,004 | 0,031 |
| Méta-épidémiologie (sens strict) | 0,000 | 0,000 |
| Méta-épidémiologie (sens large) | 0,000 | 0,000 |
| Bibliométrie | 0,005 | 0,005 |
| Études des sciences et des technologies | 0,001 | 0,001 |
| Communication savante | 0,004 | 0,002 |
| Science ouverte | 0,001 | 0,003 |
| Intégrité de la recherche | 0,001 | 0,002 |
| Charge utile insuffisante (le modèle a refusé de juger) | 0,016 | 0,002 |
Scores machine (provisoires)
Les deux têtes enseignantes du modèle étudiant, lues sur ce travail. Un score ordonne la base pour la relecture; il n'affirme jamais une catégorie, et le statut de validation accompagne chaque rangée tel quel.
Scores de référence d'un modèle non mature (critères de maturité non atteints, 7 itérations). Un score ordonne; il n'affirme jamais une catégorie.
score_only:v0-immature-baseline · tel quel depuis la passe de notation : score_only signifie que le nombre peut ordonner les travaux, et qu'aucune étiquette de catégorie n'en découleClassification
machine, non validéePrédiction automatique; un appel candidat d’une seule source (Gemma direct ou Codex distillé), pas un consensus.
Le détail, modèle par modèle et score par score, se trouve en fin de page sous « Comment cette classification a été obtenue ».