Tradable planning permits for land-use control in Germany

In addition to a broad range of qualitative land development objectives, the German Federal Government has committed itself to reduce the growth of settlement and traffic areas from currently 113 ha (2004–2007) to 30 ha per day by 2020. In order to attain this ambitious quantitative goal, our paper presents a market-based policy of ‘tradable planning permits’. This system would control land development by fixing the total amount of open space loss in a period with allocated planning permits, which can be traded between local jurisdictions. Since this approach is based on the cap-and-trade principle, we evaluate the transfer of traditional emission trading concepts to land-use control and explore regulatory options of potential systems: an undifferentiated permit system, a trading-ratio system and variations of zonal permit systems. We subject these alternative approaches to critical evaluation by using a variety of important criteria including efficiency gains, ecological effectiveness, hot spot formation and transaction costs. Finally, we summarize the potentials, limitations and risks of a permit trading system in general while reflecting the ongoing German debate on open space preservation.