Public Disclosure Authorized Public Disclosure Authorized Public Disclosure Authorized Public Disclosure Authorized Regenerating Urban Land The Urban Development Series discusses the challenge of urbanization and what it will mean for developing countries in the decades ahead. The Series aims to delve substantively into the core issues framed by the World Bank’s 2009 Urban Strategy, Systems of Cities: Harnessing Urbanization for Growth and Poverty Alleviation. Across the five domains of the Urban Strategy, the Series provides a focal point for publications that seek to foster a better understanding of: the core elements of the city system; pro-poor policies; city economies; urban land and housing markets; sustainable urban environment; and other issues germane to the urban development agenda. Cities and Climate Change: Responding to an Urgent Agenda Climate Change, Disaster Risk, and the Urban Poor: Cities Building Resilience for a Changing World East Asia’s Changing Urban Landscape: Measuring a Decade of Spatial Growth, 2000-2010 The Economics of Uniqueness: Investing in Historic City Cores and Cultural Heritage Assets for Sustainable Development Financing Transit-Oriented Development with Land Values: Adapting Land Value Capture in Developing Countries Regenerating Urban Land: A Practitioner’s Guide to Leveraging Private Investment Transforming Cities with Transit: Transit and Land-Use Integration for Sustainable Urban Development Urban Risk Assessments: An Approach for Understanding Disaster and Climate Risk in Cities All books in the Urban Development Series are available for free at https://openknowledge.worldbank.org/handle/10986/2174 Regenerating Urban Land A Practitioner’s Guide to Leveraging Private Investment Rana Amirtahmasebi Mariana Orloff Sameh Wahba Andrew Altman © 2016 International Bank for Reconstruction and Development / The World Bank 1818 H Street NW, Washington, DC 20433 Telephone: 202-473-1000; Internet: www.worldbank.org Some rights reserved 1 2 3 4 19 18 17 16 This work is a product of the staff of The World Bank with external contributions. 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All queries on rights and licenses should be addressed to the Publishing and Knowledge Division, The World Bank, 1818 H Street NW, Washington, DC 20433, USA; fax: 202-522-2625; e-mail: [email protected]. ISBN (paper): 978-1-4648-0473-1 ISBN (electronic): 978-1-4648-0474-8 DOI: 10.1596/978-1-4648-0473-1 Cover photo: HCP Design Planning and Management Ltd. Ahmedabad, India Cover design: Bill Pragluski of Critical Stages Library of Congress Cataloging-in-Publication Data has been requested. Contents Foreword xv Acknowledgments xix About the Authors xxiii Executive Summary xxvii How to Use This Book xlix Abbreviations li Part I Guidebook 1 1. Process 3 Phase 1: Scoping 3 Phase 2: Planning 15 Phase 3: Financing 37 Phase 4: Implementation 68 Notes 85 References 86 2. Assets 89 First Asset: Land 89 Second Asset: Community 116 Third Asset: Environment 119 Notes 128 References 129 v vi Regenerating Urban Land 3. Social Impacts 131 Social Equity Aspects of Regeneration 131 Managing the Potential Undesirable Impacts of Urban Regeneration: Gentrification and Loss of Social Capital 134 Final Words 143 Notes 145 References 145 Part II Case Studies 147 4. Puerto Madero: Regenerating a Port Area in the Historic District of Buenos Aires 149 Introduction 149 Context and Background 150 Phase 1: Scoping 153 Phase 2: Planning 160 Phase 3: Financing and Implementation 166 Outcomes and Impacts 170 Notes 174 References 177 People Interviewed 179 5. Santiago’s Repopulation Program: A Successful Strategy for Regenerating a Shrinking City 181 Introduction 181 Context and Background 182 Phase 1: Scoping 187 Phase 2: Planning 189 Phase 3: Financing and Implementation 195 Outcomes and Impacts 200 Notes 213 References 216 People Interviewed 218 6. Shanghai: Regenerating a Historic Neighborhood through Commercial Development 221 Introduction 221 Context and Background 222 Phase 1: Scoping 229 Phase 2: Planning 232 Phase 3: Financing and Implementing 242 Outcomes and Impacts 246 Notes 248 References 250 People Interviewed 250 Contents vii 7. Ahmedabad: Reclaiming the Sabarmati Riverfront 253 Introduction 253 Context and Background 254 Phase 1: Scoping 260 Phase 2: Planning 264 Phase 3: Financing and Implementation 267 Outcomes and Impacts 277 Notes 280 References 282 People Interviewed 283 8. Seoul: Downtown Regeneration through Restoration of the Cheonggyecheon Stream 285 Introduction 285 Context and Background 286 Phase 1: Scoping 287 Phase 2: Planning 289 Phase 3: Financing and Implementation 295 Outcomes and Impacts 300 Notes 308 References 311 9. Washington, DC’s Anacostia Waterfront Initiative: Revitalizing the Forgotten River 313 Introduction 313 Context and Background 314 Phase 1: Scoping 315 Phase 2: Planning 316 Phase 3: Financing and Implementation 322 Outcomes and Impacts 330 Statistical Annex 338 Notes 340 References 342 People Interviewed 343 10. Singapore: Urban Redevelopment of the Singapore City Waterfront 345 Introduction 345 Context and Background 345 Beginnings of Urban Renewal 354 Redevelopment of the Golden Shoe District 359 Singapore River: Urban Revitalization through Environmental Cleanup and Conservation 364 Marina Bay: Building a Global City 373 viii Regenerating Urban Land Notes 381 References 382 11. Johannesburg: Aligning Diverse Prophecies for Revitalizing a Declining Inner City 385 Introduction 385 Context and Background 386 Phase 1: Scoping 388 Phase 2: Planning 393 Phase 3: Financing and Implemention 401 Outcomes and Impacts 413 Notes 418 References 418 People Interviewed 420 Boxes 1.1 Decades of the “visioning” process in the regeneration of Johannesburg’s inner city 7 1.2 The case of Santiago, Chile: Analysis of sprawl and the cost of providing infrastructure 10 1.3 An example of macroanalysis and microanalysis 13 1.4 Feasibility study for Sabarmati Riverfront development project 22 1.5 What determines the character of an urban area? 23 1.6 Urban development corporations 31 1.7 Types of public-private cooperation 32 1.8 The Anacostia Waterfront Initiative: Planning process 36 1.9 City improvement districts in Johannesburg, South Africa 48 1.10 Use of TIF in financing the redevelopment of Atlantic Station in Atlanta, Georgia 52 1.11 Financing the Dulles Corridor Metrorail Project through special assessments 54 1.12 Urban development zone tax incentives in Johannesburg, South Africa 59 1.13 Direct land deal between the Shanghai government and developers paved the way for the regeneration of Xintiadi 64 1.14 Land in exchange for redevelopment: an experiment in Washington, DC 66 1.15 Federal land as an equity contribution to Corporación Antiguo Puerto Madero Sociedad Anónima in Buenos Aires, Argentina 67 1.16 Continuous political leadership can ensure the success of regeneration projects 71 1.17 Implementation strategy