AR1U100 Economic Feasibility Dr. Ir. P.L.M. Stouten e-mail: P.L.M.Stouten@tudelft.nl With the co-operation of: T. Schippers A. Lagae

Assignment Economic Feasibility Assignment For the economic feasibility studies one has to reveal the costs and revenues that are based on one of the student plans. You have to make a calculation of a student plan, of one of the members of your group, with costs like procurement of acquiring the necessary land and buildings, demolition, eventually costs in case of pollution and public works such as land preparation. At the other hand the revenues has to be calculated and estimated. The revenues are the result of issue the land supplied by the municipality. Overviews of land estimates including costs and revenues are inserted in the appendix e.g. see slides of lectures. As an evaluation of your plans it is important to show some adaptations and alternatives as a result of your feasibility studies. Firstly that can be on urban design aspects such as basics of parceling, density, building heights, access, public space etc. Secondly, adaptations can be realized by changing destinations of functions e.g. more expensive housing, changing from housing tenure from social rental to owner-occupied or private rental or in the reverse way. The report To an estimate always belongs a plan e.g. it is always based on a plan. That means that a clear drawing with borderlines for making the estimate is needed. For data figures etc see appendix. That means start your report with short description of the plan; plan definition with map of the border lines. After that a table with costs and revenues including a short explanation of the plan has to be developed. The third section consists of the conclusions. I suggest you to submit a report of 3-4 pages. Who For this assignment a group of four students submit a report. You select one plan that is interesting for calculation. It means a plan with a mix of functions and al ready detailed enough to summarize numbers as basic for the estimate. (m2, units etc) Submit where and when Each group has to submit also (besides put it on the website) a hard copy in the pigeon hole of Paul Stouten at the secretary office of Urbanism before 29 of January.

Plaberum: Planning and Decision-making process for Land development; Plaberum (Text by municipality of Amsterdam) 1. Introduction On 7 February 1984 the Municipal Executive gave its approval to the Planning and Decision-making Process for Spatial Development Measures policy document, known as ‘Plaberum’ for short. In giving its approval, the Executive was seeking to improve the manageability and controllability of the process of developing and implementing spatial development plans. To this end the planning process was divided into several phases, each of which in principle concludes with an administrative decision. This creates a transparent process in which the standard products to be delivered by the various agencies are clearly defined in each phase. In 1984 the aim was to achieve a clear separation and definition of tasks, to define the various products clearly and to regulate the cooperation between the various agencies involved. The model stipulated the contributions and products for which the different agencies were responsible in the context of the planning process. Their products had to be recognisable and meet the parameters set for the planning process. These recognisable products then resulted in decisions. The 1984 Plaberum was not updated to match the changing needs of the new administrative system, with its urban districts and new agencies. In 2003 the majority of spatial planning projects consisted of several new components. This meant that other actors were involved in the process besides those directly concerned with spatial planning. It was therefore high time to update the Plaberum. This update also seeks to provide a tool that creates clarity for administrators and staff in urban districts as well as central municipal departments, businesses and other participants regarding: • The phases that must be completed when drafting and implementing spatial planning

projects, and which activities and products are needed for this. The updated Plaberum can thus also serve as a checklist and communication tool.

• The required administrative decision-making procedures for the various layers of administration.

2. Purpose The purpose of the Planning and Decision-making Process for Spatial Planning Measures, ‘Plaberum’, is to provide a means for local authorities to manage and control the planning process more effectively. The planning process is divided into phases, each of which in principle concludes with an administrative decision. The information emerging during each phase is tested against the administrative decision that concluded the preceding phase. In addition, the Plaberum is designed to clarify the process for all stakeholders. This can help speed up the planning process by avoiding activities being left out which then have to be performed at a later stage, with all the concomitant delays. The term ‘stakeholders’ is used here to refer to the various urban districts and departments, i.e. the Amsterdam Development Corporation (OGA), the Planning Department (DRO), the Infrastructure, Traffic and Transport Department (IVV) and the Engineering Company of Amsterdam (IBA). To foster better manageability and control, the Plaberum has been divided into phases, in which: - a clear description of the content is provided through a precise definition of the

products to be delivered; - the roles and tasks of the relevant sectors in urban districts/municipal departments

and businesses are defined; - an insight is provided into the required administrative decision-making; - a description is given of the activities to be coordinated. A sufficiently flexible approach must be adopted towards the planning process; this means that for simple plans, for example, it is not necessary to go through every single phase. It is very important that the development and realisation of plans takes place in an appropriate organisational, administrative and social framework. It must also be clear who the stakeholders are in the process. The process is divided into the following phases: Phase 0 : Initiating memorandum Phase 1 : Feasibility study Phase 2 : Memorandum of Principles Phase 3 : Urban Development Schedule of Requirements Phase 4 : Urban Development Plan Phase 5 : Realisation Phase 6 : Management

3. Social consultation, participation and communication Social consultation and participation It is essential to determine in each phase who the stakeholders are and who will be participating in the planning process. Stakeholders may include present and future principals, such as housing associations and developers, as well as members of the public, users, lobby groups or civil-society organisations, for example in the field of sociocultural amenities and management or implementing services. The municipality has a duty to give stakeholders an opportunity to participate in the planning process. In addition, stakeholders must be alerted in good time to the decisions to be put forward to the administration in the different phases of the process, so that they can advise the administration of their views and have these taken into account in the decision-making process. Stakeholders must be brought into the process at the right time and may participate in it. This not only increases the efficiency of the process, but also avoids having to return to an earlier phase later. For the first phases (initiative) up to and including the third phase (the Urban Development Schedule of Requirements) this generally means that consultations take place with all relevant policy sectors, umbrella organisations or neighbourhood groups, departments and businesses. The emphasis is on information exchange, advice, contribution of opinions and consultation with stakeholders so that socially achievable variants can be submitted to the administration and so that any conflicts of interest emerge at an early stage and can be taken into account in the decision-making process. Based on a proposal setting out the feasibility of the different variants and describing the various aspects such as costs, social acceptance, residential requirements, need for amenities, etc., the municipal/urban district administration makes a judgment between the need, urgency, quality, costs and social feasibility of the proposal. At the end of the various (possibly amalgamated) phases, the administration should be in a position to take decisions based partly on the results of local opinion and social consultation. These decisions also form the starting point for the soliciting of local opinion in the next phase. The nature and intensity of the social consultation will differ from one place to another. The way in which that consultation takes place should therefore be determined at the end of each phase. In phase 0 there will generally not be any formal inquiry procedures, but social consultation will take place. At the end of this phase the administration is asked for permission to look at a given initiative in more detail. A consultation plan and public participation procedure is developed for this in phase 1. Local and urban municipal authorities each have their own rules governing the soliciting of public opinion, which naturally apply to every planning phase. There are several statutory forms of public participation, such as those set out in Section 6a of the Spatial Planning Act (WRO) and the statutory objection procedures in the granting of permits for development plans. The periods for which these statutory obligations remain valid are known and can be built into the process accordingly. Some urban districts use an ‘open planning process’ and have developed guidelines for participation by local residents. The Amsterdam Housing Forum (Volkhuisvestingsoverleg), for example, has developed guidelines for public participation in neighbourhood regeneration projects, and Bureau Parkstad (a joint venture between the central Amsterdam administration and the four districts Osdorp, Slotervaart, Geuzenveld-Slotermeer and Bos en Lommer for the regeneration of these districts, known as the ‘Western Garden Cities’) has developed a ‘Parkstad Participation Framework’ for the Western Garden Cities. These and similar initiatives offer local

residents ample scope to influence the process, but if attempts are made to use them simultaneously, this can lead to a confused situation where the wood can no longer be seen for the trees. It must be made immediately clear in every phase of the planning process precisely what the public participation is focused on, what possibilities are available for influencing the process, and who will be taking the ultimate decisions. The same applies for the open planning process: here again a clear framework must be established in advance within which the process can be influenced by residents. It is key that every phase concludes with a clear summation of the views contributed by local residents and stakeholders, the changes made as a result (accountability) and the decisions that are now being taken which will dictate the course of the next phase and which are no longer open for discussion. Providing clarity in advance regarding the scope for exerting influence, actively encouraging that influence during the planning phase, being accountable and concluding with clear decisions will remove any uncertainty about who decides what and who exert influence at which moments. Although this clarity in the process cannot prevent people from being dissatisfied with the outcome, it does offer a guarantee that the opportunities for influencing the planning process have been fully utilised in a context of accountability. Amsterdam also has a very large number of advisory bodies, which can issue recommendations both on request and on their own initiative. These bodies wish to be involved in the process at the earliest possible stage. Communication The six phases of the planning process provide a good basis for identifying the target groups, apportioning communication activities and appointing budget-holders. The amount of communication needed will have to be determined for each phase. Key factors here are: - size of the project and its impact on the urban community; - degree of accumulation, i.e. several projects in one area; - distinction between planning and implementation; - distinction between infrastructural and construction projects. Investing in support at an early stage can pay dividends in the form of a reduction in the number of objection procedures. Projects are not carried out for nothing: ultimately the purpose of the many renewal projects being carried out in Amsterdam is to make the city a better place to live. Explaining the relationship with other developments in the city is a key instrument in creating public support for individual projects. A decision will have to be made in each phase as to which target groups have a stake in the project and what impact the project will have on the local environment. Based on this decision, a communication strategy is chosen to reach the identified target groups, and funds are set aside for this. This forms part of the administrative decision that was taken at the end of the preceding phase. The city planning controller has defined the communication activities for major projects for the various phases of the process. These activities are important for all planning projects, and have therefore been included as an appendix.

4. Administrative and organisational frameworks The administrative and organisational frameworks within which the planning process takes place are generally highly diverse and must be geared to the administrative and social setting in which the development plan is embedded. Administrative responsibility For inner city projects, the alderman with the spatial planning portfolio is in principle responsible for coordinating the input from the various bodies involved in phases 0 to 3 inclusive, while the alderman responsible for land development carries out these tasks in phases 4 and 5. These aldermen are not only responsible, but also lead these phases, including the coordination activities. Each retains their own responsibility; a decision concluding phase 3, for example, and marking the transition to the implementation of the development plan, will impact both on the ‘urban development plan’ in the portfolio of the alderman for spatial planning and on the ‘land development budget’ and credit application in the portfolio of the alderman for land development. The coordinating administrative authority is organised differently for development plans within urban districts. Some districts have special district aldermen, others have portfolio-holders for urban renewal, while yet others have portfolio-holders covering spatial planning and land development. Official responsibility In general the project leader, mandated by the official principal, has responsibility, for preparing the decision (including its content) to be taken at the end of each phase. As a rule one official is appointed with overall responsibility for an inner city project. He or she will be the director of a department, and will appoint a project leader. The official principal submits documents to the coordinating alderman. To ensure a smooth administrative decision-making process within the Municipal Executive, items are pre-approved by the project group or steering group, where the standpoints or aspects of the line portfolio are also discussed and coordinated. In urban districts the official principal may be the urban district secretary, the head of housing or the director of the urban district project bureau. For all projects (both inner city and urban district), the urban districts and the lead department involve the relevant civil service sectors, departments, businesses and other stakeholders in the planning process at an early stage and explicitly refer to their input in the subsequent preparation of the decision-making. Amalgamation of phases Development plans can be divided into large, complex projects and simple projects. In simple projects several phases can be amalgamated, e.g. phases 2 and 3. It is also not unusual for a planning area to be split into smaller areas at the end of a phase, with a separate planning process being initiated for each. This usually happens after the administrative decision concluding phase 2. In the Parkstad development areas (the ‘Western Garden Cities’) and the Noord urban district, ‘renewal plans’ are being drawn up based on the development plan. These are detailed Memoranda of Principles (phase 2) which also cover the social and economic aspects. For Parkstad it has been decided that the detailed land-use plans with land development budget (phase 3) will be adopted by the Municipal Executive, not by the City Council, because a financial framework is being adopted along with the renewal plan. The detailed plans must fit within that financial framework. The notion of ‘Masterplan’ is increasingly being used. This is generally a product of phase 2 on the basis of which Urban Development Schedules of Requirements are drawn up.

The legal planning procedure The legal planning procedure does not form part of the Plaberum, but it is nonetheless strongly advised that it be built in to the planning. The procedure is lengthy and only starting it after Schedule of Requirements has been adopted is a high-risk strategy because formal objection procedures can alter the Schedule and mean that the entire planning process has to be restarted. There is an indicative list of the steps that can be taken in each of the different phases, although the legal design ensuing from the Spatial Planning Act can differ widely depending on the situation. For example, a preparatory decision may have to be taken for the planning area as early as phase 1, or it may be that a detailed land-use plan has to be formulated in phase 4. It may also be decided to create a land-use plan for a small part of the planning area, for example in the context of compulsory purchase. The legal form is a separate substantive issue to which specific attention will have to be devoted in each phase. Setting up the legal process requires its own timeframe and procedures, which can vary depending on the situation. An indication is given for each phase as to which legal procedure applies and therefore which objection procedures are available. Timely availability of preparation funds Resources must be available in good time to enable the activities up to and including phase 3 to begin. To facilitate progress, the funding for these activities must be in place. Planning and coordination To avoid problems in the period between the completion of the (preparatory) public works and the completion of the building work, attention should be given to coordinating the planning schedules in the implementation phase, the laying out of the public spaces and the buildings and amenities. This demands good planning which is regularly updated. Other procedures Over the years separate procedures have been described for the environment (the ‘Environmental Plaberum’) and infrastructure (the Infrastructure Planning and Decision-making Process, August 2002). In early 2002 a policy document on project requirements for public works was adopted by the Municipal Executive. A description of the procedure for laying cables and pipelines is added as an appendix. These planning procedures have where possible been incorporated in this updated version of the Plaberum. For Parkstad, a manual has been compiled describing all products per planning phase.

5. Phases of the planning process The creation of a development plan is divided into phases. In the successive phases the relatively general parameters from the preceding phase are worked up in more detail, so that the administration can determine the conditions for the next phase. The principle is that the steps should not be too great (and therefore too lengthy) and that the products of each phase should be sufficiently distinct in terms of content and/or procedure. Conversely, the steps can also be too small, requiring more time-consuming decision-making than is needed. The system must be flexible, with built-in margins, though these margins will become smaller with each progressive step. The principle is that each phase is concluded with an administrative decision, which in practice means an administrative choice based on utility and need and the weighing up of quality and costs. Each decision states what the next phases, who the stakeholders are, what the costs are and how they will be covered, how the social consultation and participation will be organised and what competencies will be assigned to the various administrative layers. The following are stated for each phase: a. Purpose of the phase b. Activities c. Products d. Administrative decision Each phase contains the following fixed elements: - a description of the planning process: phases, timeframe, throughput time; - consultation with the bodies, departments and sectors involved; - capacity; - identification of stakeholders and organisation of the consultation and participation; - reporting of the results and taking into account of participation and social consultation; - testing of preceding phase; - activities for next phase; - procedure for next phase, including social consultation; soliciting of local opinion

(participation); - legal aspects; - technical aspects; - assessment of financial/economic aspects; - proposal for decisions to be taken; - costs of activities and how they will be covered; - a management, liveability, safety and communication plan. These general elements will not be referred to constantly below; rather, the specific elements in each phase will be described.

Estimate

See powerpoint presentation by T. Schippers and A. Lagae

Revenues Houses and apartments built in Almere Pampus will generate the following (to be used for the Nijmegen case) Prices for 1 m2 floor

surface Prices for 1 house/apartment

social housing (for hire) € 10.924 social housing (to sell) € 15.126 one-family dwelling middle price € 315 – € 432 € 34.664 –€ 47.513 one-family dwelling annex workplace mid price € 391 – € 516 € 66.429 –€ 87.714 appartement 4-6 lagen middle price € 238 – € 366 € 21.879 –€ 33.708 appartement 6-10 lagen middle price € 220 – € 351 € 20.255 –€ 32.316 one-family dwelling expensive € 653 – € 803 € 79.659 –€ 98.010 one-family dwelling expensive large plot € 798 – € 1004 € 143.697 –€ 180.756 one-family dwelling expensive very large € 1.092 – € 1.340 € 294.958 –€ 361.891 apartment expensive 4-6 floors extra large € 413 – € 563 € 66.151 –€ 90.084 apartment expensive 4-6 floors € 308 – € 445 € 32.074 –€ 46.232 apartment expensive 6-10 floors € 290 – € 429 € 30.151 –€ 44.659 Land prices for facilities are more or less the following Prices per 1 m2 floor surface offices (100% ) € 225 - € 409 Office-like (max. 50% offices) € 112 - € 255 businesses (max. 30% offices) € 72 - € 190 Shops and catering € 571 Recreational facilities €222 The following norm for parking cars is indicated. On behalf of visitors 0,3 parking place is added for each dwellings. Type of housing

Parking norm cars/house

Social one-family dwelling 1,05 Social apartment 1,25 Middle price one-family dwelling 1,75 Middle price apartment 1,35 Expensive one-family dwelling 2,0 Expensive apartment 1,35 If parking facilities have to be built, these places will each cost about € 20.000. The way social housing is financed doesn’t allow for costs for parking. So if parking facilities are built for this type of housing, this results in a ‘loss’ for each social dwelling /apartment of € 20.000

Costs Slide 1

What are the costs for making an island?

• Buy the land and remove obstacles (national government pays)• Dig out the soil and reinforce the shores (national government pays)• Make the main connections to the north side of Nijmegen (national government pays)• Make the soil suitable for building and that goes into the estimate for land development!

Slide 2

A rough idea of the costs for the island

• Buy for € 10 per m2• Dig out soil for € 7 per m2• Connections (bridges etc) varies between €

3.000 and € 10.000 per m2• Extra sand € 20 per m2 (about 2 meters

high)

Slide 3

Making a new area

• Buy the land ( € 10/m2 or much more depending on the actual land use)

• Make it “ready to build on”• Connect it to the surroundings• Make a new ground level (or surface level),

cost approximately € 75 - 100/m2

Slide 4

Redevelop a housing area

• Private owners (or housing corporations) own the real estate

• Buying it is not doable!• Let private owners and corporations

redevelop their own real estate• Look for extra money to pay for the

improvement of the living environment

Examples of standard prices. Intended only for TU Delft guest lecture, April 2004. Standard price Unit Indicative price

per unit in EUR CONCRETE CULVERT 800 MM PEDESTRIAN BRIDGE TIMBER 2.5 M TRAFFIC BRIDGE KL 60 CONCRETE

units M2 M2

18,000 750

1,000 LAWN TREE NURSERY SHRUBS TREE IN PAVING TREE IN BED TREE IN GRASS TREE IN TUB PLAYGROUND FOR OLDER CHILDREN SOUND INSULATION WALL 2 M SOUND SCREEN 3 M TRANSVERSE DRAIN GY400 MAINT. SHEET PILE PUMPING STATION MICRO 0-5 L/S PUMPING STATION 26-60 L/S RAINWATER DRAIN CONCRETE 300/400 FOUL WATER DRAIN PVC 250 MM

M2 M2 M2 units units units units units M1 M1 M1 units units M1 M1

7 11 13

1,000 700 780

1,500 33,500

28 590

1,700 26,000 97,000

130 110

DEMOLITION OF 2-STOREY DWELLINGS > 2000 DEMOLITION OF 4-STOREY DWELLINGS > 2000 DEMOLITION OF ROAD KL/BS W. FOUNDATION DEMOLITION OF ROAD ASPHALT FOOTPATH TILES 300 X 300 X 50 FOOTPATH BRICK NATURAL MATERIAL CYCLE PATH ASPHALT GW CYCLE PATH TILES PARKING AREA KL/BS W. FOUNDATION ROAD ASPHALT KL 5 KW ROAD BRICK/NATURAL MATERIAL ‘AMSTERDAMMER’ PAVEMENT POST PARK PATH WOOD FIBRE

M2 M2 M2 M2 M2 M2 M2 M2 M2 M2 M2 units M2

160 320

40 75 35 65 70 45 65 70 95

145 20

Other starting points Inflation; 2,6% Interest factor: 4.0% Average surface of dwellings: 100 M2 bvo

Costs of the plan: 8% of the net investments on building and land preparation for building; preparation of the plan (3%), management of the planning process (3%) and automation (2%). Research costs related to soil redevelopment: In Amsterdam these costs are covered up from central managed budgets. So pollution is never part of the land development costs. Procurement Farm land for planning of green grounds and sport: 10 euro per m2 Agriculture land for planning of housing: 30- 50 euro per m2 Compensation in case of procurement of a farm: 320 euro per m2 Demolition of sheds (for instance of the auction): 16 euro per m3 Demolition of light industrial buildings: 160 euro per m2 Demolition of housing and commercial buildings in village centers 320 euro per m2 Demolition of soccer fields (without buildings): 5 euro per m2 Demolition of existing roads: 30 euro per m2 Removal of existing pavement: 10 euro per m2 To fill up ditches if it is a shallow ditch: 20 euro per m2 The costs for building light rail station: 2100 euro per m2 Questions Regarding Costings and Revenues Answers both in Dutch and English Wat zijn de koste voor het aanleggen van een kanaal voor water opslag? Afmetingen van dit kanaaltje zijn: 4m breed, 4m diep met een lengte van ongeveer 343m (is deel van een groter netwerk. Randen van het kanaal zijn hard: gebruik makend van betonkade muren Voor wateropslag (berging) is het niet gebruikelijk om een diep kanaal aan te leggen. Als het kanaal ook bevaarbaar moet zijn dan zou er een bepaalde diepte nodig kunnen zijn. Dat hangt af van de vaartuigen die er mogen komen. Als we er vanuit gaan dat het hier gaat om waterberging dan geldt het volgende. Het bergend vermogen wordt bepaald door de oppervlakte van het water en de toegestane stijging van het waterpeil. Immers, als het water 0,2 m stijgt dan is de volumetoename groter (meer berging) als het oppervlak groot is. De ontwerpdimensies worden dan:

- 4 meter breed, 1,5 m diep en 350 meter lang; uitkomende grond hergebruiken in project

- kademuur van beton met steen bekleed De kosten worden dan: - grondverzet circa 2.200 m3 (inclusief constructie walmuur) € 8.800 - 700 m1 kademuur € 1.120.000 totaal exclusief BTW en engineering € 1.128.800 Als het kanaal 4 meter diep zou worden dan kost het ongeveer € 1.300.000,-. Dat komt door de hogere muur en iets meer grondverzet. Alternatief is geen betonnen muur maar een beschoeiing van hout. De oeverconstructie komt dan op € 140.000,-. De totale kosten tussen € 150.000 en € 160.000. Wat zijn de koste van de aanleg van openbaargroen met: gras en bomen de opp 3000m2. Komen hier nog bijzondere kosten bij kijken?

Ik ga er van uit dat er door dat groen enkele wandelpaden lopen. Ik reken daarvoor 5% van de oppervlakte. - 150 m2 wandelpad € 4.500 - 2.850 m2 gras € 22.000 - 60 bomen € 48.000 totaal € 74.500 Ik ga er daarbij van uit dat de ondergrond geen bijzondere bewerkingen nodig heeft. Er ligt dus al grond die direct bewerkt kan worden. Bij de aanleg van een verhardplein wat zijn de kostenposten behalve de bestrating? Als je de kosten voor een mooi ingericht plein wil hebben dan zal je daar eerst een beeld van moeten schetsen. Komen er kinderen? Moeten mensen zich kunnen verpozen? Wil je een bepaalde sfeer maken door bijvoorbeeld speciale verlichting? Komen er terrasjes? Deze vraag is dus moeilijk te beantwoorden. Om je een idee te geven.

- speelplek kinderen tussen € 14.000 en € 32.000 - zitbanken tussen de € 250 en € 1.000 - standaard lichtmast € 1000, “design” kan oplopen tot € 10.000 per mast - papierbakken standaard € 200 en “design” kan oplopen tot € 800

1: Profit How much profit you can get from:

- 55 dwelling /ha

- 45 dwelling /ha

- 30 dwelling/ha

- 10 dwelling /ha

- 45 office and retail /ha

- 15 students or university worker dwelling/ha

- 60 care housing /ha - care center m2

2: Cost How much does it cost? to make a water way or lake/ha? I have already made some calculations in Dutch (see above) for a canal in different designs. The price there comes per m1 and varies from € 3.200 per m1 to € 450 per m1. The most expensive is when you put concrete walls with stone coverage along your canal. The cheapest is when you use wood in the banks. When you plan to make a lake you have to worry about the soil that you will dig out. It would be nice if you used that in your plan. Off course the soil has to be suited for that (not polluted and technically fit to use). Digging a lake of say 2 meters deep will cost you approximately € 120.000 per ha. Then again you have to make banks. If you make a perfect round lake then you need the least m1 of banks. Other shapes need more banks. “Bank” in wood will cost you about € 200 per m1.

to make land ready for building at densities of 55,45,& 30 dwellings/ha? The price for that depends on the condition of the (sub)soil and the demands for water management. So I can’t give you a specific price. More research is needed there! In Ijburg (near Amsterdam) the land preparation (including dykes) did cost about € 500.000 per ha. The price itself is not influenced by the number of dwellings per ha. for plan preparation/ha? There is no price per ha there. You can estimate that after the “go” decision you will need 3% of the costs to make the actual design, 3% of the costs for administration and 16% of the costs for engineering. for maintenance of public space (like public light..)/ha? I really don’t know! to acquire land with farms from farmers? The price depends on the future use of the land. If a farmer knows that the government allows the building of dwellings than the price will be between € 30 and € 50 per m2. The farmer is allowed to develop a plan for the building of dwellings himself so he will calculate what his earnings can be and ask for that price! If you make a park there (“nature”) then it will be about € 10 per m2. To acquire land with glass houses? Depending on the economic value of the present activities the price can vary. As an average you can use € 100 per m2. Costs to make infrastructure A road with on two sides parking and sidewalk, total width 16m and every 20 m there will be a tree. There is already a layer of sand on the peat to make it stable enough. Such a road will cost about 80 euro per m2. The price of the layer depends on many things. Assuming that it is 3 meter thick, the cost will be about 30 euro per m2. A bridge that can be open for boats: roughly 1500 euro per m2 The level of the ground water should be about 1 meter below the surface.