Speaker
Description
Since the 2000s, Lima has undergone significant transformations in socio-spatial segregation patterns, driven by neoliberal policies from the 1990s (Fernández-de-Córdova et al., 2021). These policies encouraged the disorderly expansion of the urban periphery and the emergence of mixed-use areas, while high-value districts consolidated patterns of economic exclusivity (Fernández-Maldonado, 2018). Urban planning, particularly through land use regulations, has been shown to exacerbate residential segregation and distort the housing market (Fischel, 2015; Goytia, Heikkila and Pasquini, 2023; Kayden, 2020). However, there is limited research in Latin America directly measuring the impact of these regulations on housing access and real estate market dynamics.
In this region, unlike in developed countries where land use regulations often remain frozen for long periods to consolidate specific socioeconomic strata, these regulations are frequently modified and legally flexed to provide targeted benefits to landowners and developers (Goytia, Heikkila and Pasquini, 2023). In high-value areas such as the districts surrounding Lima's financial center, this flexibility coexists with freezes that perpetuate economic exclusivity (Kayden, 2020). These actions are not guided by a coherent national policy but rather by local regulations and decrees, arbitrarily applied based on specific interests, reflecting a fragmented vision of the city.
Lima is divided into four Normative Treatment Areas (ATN), designed to differentiate urban planning parameters according to socioeconomic and geographic characteristics. ATN III, which includes districts such as Miraflores, San Isidro, and La Molina, illustrates how regulatory restrictions, such as minimum apartment sizes of up to 130 square meters, high parking requirements, and mandatory setbacks, perpetuate economic exclusivity (Fernández-Maldonado, 2018). While normative Floor Area Ratio (FAR) in these areas allows for some densification, its impact is insufficient to counteract the dynamics of the luxury real estate market, characterized by high land prices and demand for exclusive housing (Fischel, 2015). Consequently, these areas exhibit low income diversity, consolidating patterns of socio-economic homogeneity.
In contrast, peripheral areas within ATN I demonstrate higher potential for promoting socio-economic diversity. More flexible land use regulations in these zones permit smaller plots, moderate building heights, and mixed land uses, enabling developments accessible to low- and middle-income families. However, this potential is undermined by inadequate urban infrastructure, including limited public transport and basic services, which constrain the positive impact of increased FAR and exacerbate structural inequalities.
This study analyzes the historical and current impacts of land use regulations, focusing on the relationship between FAR and socio-spatial segregation. Using mixed methods, including a linear regression model and the Entropy Index (global and local), the research identifies the regulatory mechanisms that reinforce exclusivity in high-value areas and the socio-economic diversity observed in peripheral zones. Additionally, the Spatial Error Model (SEM) confirms the moderate spatial autocorrelation of the data, validating the robustness of the findings.
The results underscore that simply increasing FAR does not guarantee a reduction in socio-spatial segregation. Policies aimed at relaxing land use regulations in high-value areas must be complemented by inclusive housing strategies and comprehensive urban planning measures that address underlying structural inequalities. This includes increasing the supply of social housing, improving urban connectivity, and providing equitable access to essential services and infrastructure.
A historical analysis reveals that land use regulations in Lima have historically segmented the real estate market, consolidating zones of social and economic exclusion. These findings highlight the importance of transitioning from fragmented local policies to a coherent urban strategy that promotes equity and integration. Future research should address related challenges, such as informal settlement growth and urban fragmentation, and their implications for housing access, employment opportunities, and transportation costs.
References
Fernández-Maldonado, A. M. (2018) ‘Unboxing the Black Box of Peruvian Planning’, Planning Practice & Research, 34(4), pp. 368–386. Available at: https://doi.org/10.1080/02697459.2019.1618596 (Accessed: August 2023).
Fernández-de-Córdova, G., Calvo, G. and Paz-Soldán, L. (2021) ‘Changes in spatial inequality and residential segregation in Metropolitan Lima’, in Tammaru, T., Marcińczak, S., van Ham, M. and Musterd, S. (eds.) Urban Socio-Economic Segregation and Income Inequality. Cham: Springer, pp. 471–490.
Fischel, W. A. (2015) Zoning Rules! The economics of land regulation. Cambridge, MA: Lincoln Institute of Land Policy.
Goytia, C., Heikkila, E. and Pasquini, R. (2023) ‘Do land use regulations help give rise to informal settlements? Evidence from Buenos Aires’, Land Use Policy, 125, pp. 106525. Available at: https://doi.org/10.1016/j.landusepol.2023.106525 (Accessed: August 2023).
Kayden, J. (2020) ‘Is Zoning the Answer? What’s the Question?’, in Sclar, E., Baird-Zars, B., Ames Fischer, L. and Stahl, V. E. (eds.) Zoning: A Guide for 21st-Century Planning. New York: Routledge, pp. xvii–xxx.
| Keywords | Land Use Regulation, Socio-spatial Segregation, Floor Area Ratio |
|---|---|
| Best Congress Paper Award | Yes |
