WHY LOCAL GOVERNMENTS CAN'T BE TRUSTED TO REGULATE CITY GROWTH
Last October I sketched out my argument that local and metropolitan governments can't meaningfully regulate urban land use because developers swing too much political weight at the local level. I pointed out, on the basis of European case studies and my own analytical work, that the position of developers is markedly different in countries where a significant amount of city planning takes place at the national level than it is in the typical North American case. We can verify that by considering the concrete reality of how land use decisions are made in Canada and the United States.
This is not easily done, because it's impossible to trace the influences that determine complicated land use decisions without careful and persistent research. The results of one such piece of research some time ago offer a revealing example. A 10-month investigation in the late 1980s by two Globe and Mail reporters deals with land development in the area north of Toronto, part of what is now known as the Greater Toronto Area - a wide ring of suburban communities that are the primary focus of growth in the region.
The investigation concluded that the provincial government adopted a hands-off stance toward a lack of urban planning that allowed private developers to control the growth of communities in the area and that the “role of citizens in the planning of their communities has been trivialized to the point where it is ignored by many municipal councils.” Specifically, the investigation found that “A small group of powerful developers... Have a near monopoly on developable land in the... area [north of Toronto] and are a factor in rising house prices.”
The Globe and Mail documented a “loan” of $80,000 that was not repaid from a developer to a company owned by an official in the region, which was followed by approval of an industrial development proposal that had been filed by the company that gave the “loan”. There were also stories of a cheque for $4,000 from a developer to a “senior municipal official” and at least two cases of envelopes containing several thousand dollars in cash delivered on behalf of a developer to a councillor.
While such stories are rarely told in as much detail as this one was, the story comes as no surprise to anyone familiar with the conventions of growth politics in major metropolitan areas. In fact, it's not necessary to point to apparent corruption to see why there is very little meaningful regulation of urban growth in most North American cities. The urban studies literature is rife with examples of city councils being overawed and bamboozled or bullied and sweet-talked into decisions that can endanger both the environment and the viability of cities.
It's important to stress that there is more at stake here than conventional shock stories about influence pedalling, graft, or lack of political will. Urban growth is a critical economic issue and will necessarily play a central role in any realistic attempt to address the economic challenges and environmental problems our societies face, as I will argue in subsequent blog entries. How much longer can we afford the luxury of allowing the growth of our cities to be determined primarily by the private economic interests of those who control the development of urban land?
••••••••••••••••••••••••
You can look further into the arguments in this blog entry by checking out:
Ferguson, Jock and Dawn King. 1988. Hidden money fuelling regional growth. Toronto: Globe and Mail, 2 November 1988, 1, 11.
Christopher Leo, “Urban Development: Planning Aspirations and Political Realities.” In Edmund P Fowler and David Siegel, eds., Urban Policy Issues (second edition.) Toronto: Oxford University Press, 2002.
Comments
Chris, I agree with, and enjoy many of your postings. I find your blog very helpful and am happy to direct my own students to it. However, in terms of this latest posting, perhaps there is another way of viewing local government and its ability, or lack thereof, to make decisions that foster the social and ecological health of a city. I suggest that, instead of looking at local governments in silos, we place them in the context of local governance. That is, we can view municipal government as one of many actors (including other municipalities, citizens, municipal organizations, networks, and NGOs) operating in partnership in order to address issues of local importance. A national or international municipal network, for example, could accomplish some tasks that appear to be intractable in the hands of a more centralized governing body. Global climate change comes to mind where municipalities have taken action much earlier and arguably more effectively, than senior levels of government.
You rightly point out that “The urban studies literature is rife with examples of city councils being overawed and bamboozled or bullied and sweet-talked into decisions that can endanger both the environment and the viability of cities”. As you know, those arguments historically have been used as a reason for senior levels of government to maintain power and constrain municipal action and authority. Yet, surely you are not suggesting that decision-makers at upper levels of government are not subjected to similar pressures?
Instead of examining public decision-making from a zero-sum perspective, we could consider it in the context of comparative efficiency. Which level of government can most effectively deal with the problem at hand? The principle of subsidiarity would suggest that, in terms of democracy and accountability, decision-making should be pushed down to a level of governance most capable of effectively dealing with an issue. Sometimes provincial or national governments are best suited to take the decision. At other times, however, the local level of government may very well be the best positioned to influence environmental (or other) decision-making, if such decision-making is undertaken in a way that is transparent, and effectively engages relevant communities of interests. One excellent example of such cooperative approaches in the environmental, land use planning arena is that of the Biosphere Reserves program where many individuals and organizations including local governments work cooperatively to protect and sustain valued local ecosystems. At the moment, Canada has 15 such biospheres but the number will continue to grow.
In an era of such complexity, uncertainty, and pressing environmental concerns, we need a system of governance that is responsive, cooperative and adaptable. It is time to revisit our traditional notions about the nature of local governance and recognize that the game has changed, the stakes have changed, and rigid, centralized decision-making will not get us out of the serious environmental difficulties we find ourselves in—globally and locally.
Posted by: Mary Louise McAllister
|
April 23, 2009 8:30 PM
I take your point about environmental issues, where local governments have often taken the initiative and produced more constructive policies than national governments. It's especially worth underlining your point that municipal networks can enhance the effectiveness of local government policy initiatives.
I've argued similarly that more community input into such problem areas as homelessness and immigration settlement could greatly improve outcomes. But I view land use differently. The nub of my argument is that land developers are very big players in the local economy, but only bit players at the national level. Very simply, they are too big to be meaningfully subjected to regulation by local governments. Only a higher level of government can exercise meaningful authority over them.
My view of this issue is based on a number of studies of North American and European urban development issues. I summarize some of this argument in an earlier blog entry, ARE STRONGER LOCAL GOVERNMENTS ALWAYS THE ANSWER?, which is accessible at http://blog.uwinnipeg.ca/ChristopherLeo/archives/2008/10/urban_growth_an_1.html. Stay tuned for further development of this argument.
Posted by: Christopher Leo
|
April 24, 2009 10:57 AM
Chris:
I will give you the executive rundown. As being in the position and profession you are in, do you think the Winnipeg City Planners have given any thought to the "designing" of the City of Winnipeg, or do you believe they are just letting the streets of Winnipeg go were the money takes it?
Posted by: smarter.1
|
May 1, 2009 10:26 PM
Actually, the bleak reality is that professional planning is an endangered species in Winnipeg. Most professional planners are well aware of the kinds of arguments I make, and many of them agree with me. But Winnipeg's Department of Planning, Property and Development is all about property and development, and devotes only minimal resources to planning. If Winnipeg hired enough planners to perform the planning function properly, and listened to their advice, most of my criticisms would be rendered moot. I'd be the first to applaud.
Posted by: Christopher Leo
|
May 3, 2009 10:52 AM