(A) nominal asset value-based approach for land readjustment using GIS : a case study in Ger area of Chingeltei, Ulaanbaatar city, Mongolia

다국어 초록 (Multilingual Abstract)

In the early 1990’s in-migration significantly increased from rural to urban areas in Mongolia. Most of these migrants locate in Ger areas (Mongolian traditional house which is not connected to heating system and water supply) in Ulaanbaatar capital city. The lack of infrastructure and central heating system resulted to health problems and air and soil pollution not only in the Ger area but in the capital city as a whole. Land readjustment, as part of the solution to address the unplanned urban development and other issues such as pollution, is relatively a new activity in Mongolia. However, based on case study, land readjustment using GIS might solve problems of the lack of infrastructure and may increase or sustain the value of land despite reduction in size. In these types of land readjustment projects where land is valuated based on condition and location, land owners contribute the land, hence local authorities do not need to purchase the land to implement the project. Due to the complexity of land valuation process, providing land owners with an easily understood explanation of how their property has been valued is a continual challenge for planners and land and property valuation specialist.

국문 초록 (Abstract)

1990 년대 초 이민은 몽골의 시골지역에서 도시 지역으로 크게 증가했다. 이 이주민들의 대부분은 울란바토르 수도의 Ger 지역에 위치해 있다. 기반 시설과 중앙 난방 시스템의 부재는 Ger 지역뿐만 아니라 수도 전체에 건강 문제와 대기 및 토양 오염으로 이어졌다. 계획되지 않은 도시개발과 오염과 같은 다른 문제들을 해결하기 위한 해결책의 일환으로, 토지정비는 몽골에서 상대적으로 새로운 활동이다. 그러나 사례연구에 따르면, GIS 를 이용한 토지정비는 사회기반시설 부족 문제를 해결하고, 면적 감소에도 불구하고 토지의 가치를 높이거나 유지할 수 있다. 토지가 조건 및 위치에 따라 평가되는 이러한 유형의 토지 정비 사업에서는 토지 소유자가 토지에 기여하므로 지방 당국은 토지를 매입할 필요가 없다. 토지평가과정의 복잡성으로 인해 토지소유자에게 재산평가가 어떻게 평가되었는지를 쉽게 이해할 수 있는 설명을 제공하는 것은 계획자와 토지 및 재산평가 전문가에게 지속적인 도전이다.

목차 (Table of Contents)

• Chapter 1. Introduction 1
• 1.1 Background 1
• 1.2 Urbanization in Ulaanbaatar, Mongolia 3
• 1.3 The characteristics of Ger areas 8
• 1.4 Problem statement 13
• 1.5 Research objectives 15
• Chapter 2. Literature review 16
• 2.1 The concept of land readjustment 16
• 2.2 The procedure of land readjustment 18
• 2.3 Advantages of land readjustment 22
• 2.4 Korean land readjustment experience 23
• 2.5 Comparison of Korean and Mongolian urban readjustment characteristics 29
• Chapter 3. Methodology and case study area 32
• 3.1 Site selection and overview 32
• 3.2 Research methodology 33
• 3.3 Data collection 35
• 3.4 Existing condition of case study area 35
• Chapter 4. Land use plan 39
• 4.1 The concept of land use plan 39
• 4.2 Road network plan 40
• 4.3 Land use plan 42
• 4.4 Park and green space plan 44
• 4.5 Infrastructure service 46
• 4.6 School 47
• Chapter 5. Land valuation 48
• 5.1 A concept of land valuation 48
• 5.2 Procedure of a nominal asset value-based approach 49
• 5.3 Formulation of the land valuation factors 53
• 5.3.1 Land parcel shape 53
• 5.3.2 Access to street 54
• 5.3.3 Distance to public services 55
• 5.4 The result of land valuation 59
• 5.5 Results of the balance of land before and after land readjustment 63
• 5.6 The result of land contribution 65
• Chapter 6. Conclusion 69
• References 72
• Appendix I 78
• Appendix II 78
• Appendix III 79
• Appendix IV 79
• Appendix V 80
• Appendix VI 80
• Appendix VII 81
• Appendix VIII 81
• Appendix IX 82
• Appendix X 82
• Appendix XI 83
• Appendix XII 83
• Appendix XIII 84
• Appendix XIV 84
• Appendix XV 85
• Appendix XVI 85
• 국문초록 86