(CoastPlan) HH0140: Non-resident Land Ownership

• From: Silver Donald Cameron
• Subject: (CoastPlan) HH0140: Non-resident Land Ownership
• Date: Mon, 15 Oct 2001 06:38:21 -0700

Hi, all:

This is the column (published yesterday) which attracted John McNulty's comments in the companion

*Immobilienverkauf*, say the signs. *Real estate sales.* The yellow signs speckle our part of Cape Breton Island, erected by  Canadian Pioneer Estates Ltd., whose head office is right here in Richmond County. Their bilingual Web site (www.canadianpioneerestates.com) lists over 130 Cape Breton properties, including several complete subdivisions. Clearly, their target market is Europe, primarily Germany.

Immobilienverkauf* sagen die Schilder. *Real estate sales.* die gelben Schilder sprenkeln unseren Teil von Cape Breton Island ,aufgestellt von Canadian Pioneer Estates Ltd , deren Zentrale hier im Richmond Bezirk ist. Ihre zweisprachige Website (www.canadianpioneerestates.com) listet über 130 Grundstücke, Eigentum auf, einschließlich mehrerer vollständiger Unterteilungen. Ihr Zielmarkt ist deutlich Europa, insbesondere Deutschland.

Well, why not? It’s a free country. The properties are mostly in remote, underdeveloped locations like Loch Lomond and the uninhabited stretches of Lennox Passage. The newcomers build substantial houses, which is good for tradesmen and merchants, and pay taxes all year for properties they only occupy seasonally. Some move here full-time and operate excellent restaurants, inns and resorts. Their presence benefits us all.

Gut warum nicht? Die Grundstücke liegen in entfernten, unterentwickelten Gegenden wie Loch Lomond und in unbewohnten Teilen der Lennox-Durchfahrt. Die Neulinge bauen substantielle Häuser, was für Händler und Geschäftsleute gut ist, und zahlen das ganze Jahr durch Steuern für ihr Eigentum, das sie nur saisonabhängig bewohnen. Einige bewegen sich hier ganzjährig und betreiben ausgezeichnete Restaurants, Gasthöfe und Urlaubsorte. Ihre Anwesenheit nützt uns allen.

Yes, but. When an impoverished area finds its recreationally-attractive land being marketed on the global real estate market, rising prices and assessments may drive property taxes beyond the ability of low-income property owners to pay — small farmers, for example, with waterfront fields. The prime areas end up in the hands of absent millionaires, and the locals get paid to mow their lawns.

Ja aber. - Wenn ein verarmtes Gebiet sein erholungs- attraktives Land auf dem globalen Immobilienmarkt vermarktet sieht, steigende Preise und Vermögenssteuern die Zahlungsfähigkeit von schlechter verdienenden Grundeigentümern übersteigt,  — kleine Bauern, zum Beispiel mit Wasserfront-Grundtücken (-feldern: Anmerkung des Übersetzers: die Wasserfrontgrundstücke werden höher besteuert).  dann enden Tp-Gebiete in den Händen der abwesenden Millionäre, und die Einheimischen werden bezahlt, um deren Rasen zu mähen.

Second, a community largely owned by summer residents becomes a ghost town in the winter. The buildings are still there, and in summer it seems a thriving place -- but the community is dead. And the culture of the newcomers sometimes clashes with local practices.

Prince Edward Island dealt with these questions by restricting the amount of land non-residents could own, and Nova Scotia’s government last spring passed a bill which would have allowed municipal governments to levy extra taxes on non-resident landowners. Trying belatedly to get the damn cart behind the horse, the government then commissioned Voluntary Planning to determine whether the law it  had passed was a good idea.

Zweitens: eine Gemeinschaft, die von Sommereinwohnern zum größten Teil besessen wird, wird winters eine Geisterstadt. Die Gebäude sind dort ruhig, und in Sommer scheint es ein gedeihender Ort -- aber die Gemeinschaft ist tot. Und die Kultur der Neulinge kollidiert manchmal mit lokalen Gewohnheiten.

Die Prinzen-Edward-Insel befaßte sich mit diesen Fragen durch Beschränkung der Menge von Land, welches Nicht-Einwohner besitzen können und Nova-Scotias Regierung verabschiedete letztes Frühjahr eine Rg.,  die es den Gemeinderegierungen erlaubt hätte, extra taxes an  non-resident Landbesitzer zu berechnen.. Ein Versuch, den verdammten Karren hinter das Pferd zu bekommen, die Regierung hielt den Plan dann zurück, um zu  entscheiden, ob das verabschiedete Gesetz eine gute Idee war.

In April and May, the Voluntary Planning Task Force held 17 community meetings around the province, attended by about 455 people. Another 226 sent written submissions. The interim report (available at www.gov.ns.ca/vp/)is a decidedly mixed bag.

In April und Mai hielt die Voluntary Planning Task Force 17 Gemeinschaftsversammlungen in der Provinz ab, die von ungefähr 455 Leuten besucht wird. 226 sandten schriftliche Vorlagen. Der Zwischenbericht (www.gov.ns.ca/vp/) ist entschieden gemischte.

Nova Scotians proved much less concerned about the ownership of the land than about its use. We want conservation, proper stewardship and, above all, access. Traditionally, Nova Scotian landowners have been exceptionally relaxed about the use of their properties. People hunt ducks, go swimming, hike, pick wild fruit, haul boats and go angling without worrying much about the ownership of the land they are using..

Nova-Scotians waren über dem Besitz des Lands viel weniger besorgt als über seine Verwendung. Wir wollen Naturschutz, das richtige Verwalteramt und, vor allem, den Zugang. Nova Scotians Grundbesitzer sind traditionell ausserordentlich entspannt bezügl. der Verwendung ihrer Eigentümer. Leute jagen Enten, gehen schwimmen, wandern, pflücken wilde Früchte, transportieren Boote und gehen angeln, ohne sich Sorgen viel um den Besitz des Lands zu machen, den sie benutzen.

But non-resident purchasers often have much less accommodating attitudes to land. Fences go up across ancient access paths, anglers are harassed, berry-pickers are warned off. Resentments grow. Vandalism and ugly confrontations ensue.

Aber nichtresidente Käufer haben oft viel weniger entgegenkommende Haltungen zum Land. Zäune gehen über uralte Zugangswege, Angler werden belästigt, Beerensammler seien gewarnt über wachsenden Groll. Vandalismus und häßliche Konfrontationen ergeben sich.

The Task Force report makes some sensible proposals. It would establish an arms-length provincial agency to identify prime recreational and conservation areas and traditional access routes. The agency would develop long-term plans to keep these areas accessible, and could exercise a Right of First Refusal to acquire them outright when possible. The province should encourage private land conservation, and make it easy for municipalities and landowners to create access easements. All good stuff.

Der Sonder- Bericht macht einige vernünftige Empfehlungsentwürfe. Man würde eine Vermittlung gründen, um Haupt-Freizeit- und Haupt-Naturschutz-Gebiete und traditionelle Zugangsstrecken zu identifizieren. Die Vermittlung würde langfristige Pläne entwickeln, um diese Gebiete zugänglich zu erhalten. Die Provinz sollte private Land-Erhaltung fördern und es für Gemeinden und Landbesitzer leicht machen, Zugansgsrechte und Natuschschutzgebiete zu bestimmen . Alle gute Ideen.

But the report lacks urgency and rigour. It notes that the 30-year-old Land Holdings Disclosure Act is toothless, full of loopholes, and almost unenforceable. The Act has given us no comprehensive, reliable data about land ownership in Nova Scotia, let alone about multi-year trends. Nevertheless, the Task Force finds“little change in overall ownership levels during the past two decades.” Without decent data, how can they possibly know?

Aber dem Bericht fehlt es an Dringlichkeit und Strenge. Es bemerkt, daß der 30-Jahre alte Land Holdings Disclosure Act  zahnlos ist, voll von Löchern und undurchdringbar. Der Akt hat uns keine umfassenden, zuverlässigen Daten in Nova Scotia über Landbesitz gegeben, geschweige denn über Mehr-Jahres-Trends. Trotzdem: der Bericht erwähnt kleine Veränderungen  in den Besitzstufen während der vergangenen zwei Jahrzehnte.” ohne fundierte Daten, woher können sie das wissen?

The Task Force calls for amendments, but does not suggest the Act be given real teeth. This led one member, Lloyd Gillis of Inverness, to issue his own report, recommending that a person or company failing to disclose land-ownership information should face significant fines, and suggesting that disclosure statements should be mandatory before property sales could be legally registered.

Die Sondereinheit verlangt Änderungen, aber schlägt nicht vor, dem Akt wirklichen Biß zu geben. Dies bewog ein Mitglied, Lloyd Gillis of Inverness, seinen eigenen Bericht herauszugeben, wobei er empfiehlt, daß einer Person- oder Gesellschaft , die Land-Besitz-Auskunft verhindert, bedeutenden Geldstrafen gegenüberliegen auferlegt werden soll, und  schlägt vor, daß Enthüllungsaussagen obligatorisch sein sollten, bevor Eigentumsverkäufe gesetzlich angemeldet werden könnten.

Our spongy statistics suggest that about 6.4% of the province is owned by non-residents, perhaps only 2.9% by non-Canadians. Not much, right? But the percentage is nearly six times as high on the coast, where non-residents apparently own about 16% of the properties, rising to 30% in Digby, Annapolis and Shelburne counties. Yet, though Nova Scotia has 9000 km. of shoreline, it has “no accepted coastal strategy nor a vehicle through which such a strategy could be deployed.”

Unsere schwammigen Statistiken schlagen vor, daß ungefähr 6.4% der Provinz von Nichteinwohnern besessen wird, vielleicht nur 2.9% von Nichtkanadiern. Nicht viel, richtig? Aber der Prozentsatz ist beinah sechs Mal höher an der Küste, wo Nichteinwohner angeblich über 16% besitzen bis hin zu 30% in Digby, Annapolis und Shelburne Bezirken. Dennoch, obwohl Nova Scotia hat 9000 km. Uferlinie hat, kann solch eine Strategie für welchen Einsatz auch immer, nicht akzeptiert werden.

In short, we still don’t know whether non-resident land ownership is a serious problem. If it is, we have no means of addressing it.

The Task Force will accept additional submissions until October 27. Here is mine. The coastline in particular is a priceless asset which is central to our whole way of life. Fairness demands that residents and non-residents alike know both the facts and the rules. We should require full ownership disclosure, and formulate a coastal strategy with robust provisions for conservation and access. And the interim report is much too languid. We should get on with this project *now*.

Kurz gesagt: Wir wissen immer noch nicht, ob nichteinheimischer Landbesitz win wirkliches Proble ist. Wen es eins ist, haben wir keine Handhabe, es zu adressieren.

Der Sonderausschuß wird zusätzliche Vorlagen bis zu 27. Oktober akzeptieren. Hier ist  meiner. Die Küste ist im besonderen ein unbezahlbarer Gewinn, der für unsere ganze Lebensweise von grosser Bedeutung ist. Fairness verlangt, das Einwohner und Nichteinwohner gleichwohl um Tatsachen und Regeln Bescheid wissen. Wir sollten eine volle Besitzaufklärung fordern und eine Küstenstrategie mit zuverlässigen Bereitstellungen für Naturschutz und den Zugang formulieren. Und der Zwischenbericht ist viel zu lässig. Wir sollten mit diesem Projekt jetzt und sofort anfangen.

Silver Donald Cameron
Box 555, D'Escousse, NS B0E 1K0
(902)226-3165 fax (902)226-1904
 
Home page: http://www.islemadame.com/sdc/
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Abschlußbericht Dez 2001 des Arbeitskreises steht hier

http://www.gov.ns.ca/vp/nonres/fr.pdf

http://www.gov.ns.ca/vp/nonres/index.htm

Was seitdem verändert wurde (What We Heard)    Artikel zu finden auf: http://www.gov.ns.ca/vp/nonres/what.htm

Since the release of our interim report on September 27th, 2001, we have received an additional eighty-seven responses, half of which were from people and organizations who had approached us in the past. This new round of submissions provided us with a fresh perspective and a number of creative suggestions for follow-up. Many comments were forthcoming in anticipation of the adoption of our recommendations.

Our work also received a lot of attention from the media, and we were pleased to see several balanced articles that captured the essence of our message. Others reflected the thoughts of individuals or communities. In addition to written responses, the Task Force members reviewed dozens of editorials and listened to call-in radio programs airing the opinions of Nova Scotians.

During this second consultation period we also took the opportunity to make several presentations. We spoke at the annual meeting of both the Union of Nova Scotia Municipalities and the Association of Municipal Tax Collectors. We appeared at a monthly meeting of the Coastal Community Network. And we briefed caucus representatives of the Progressive Conservative, New Democratic, and Liberal parties of Nova Scotia.

Many of those who responded to the interim report agreed that allowing municipalities to place an extraordinary property tax on non-residents does nothing to address the underlying need for better land use planning, or for the protection and enhancement of access to our shoreline. Some felt, however, that taxing non-residents would somehow address these problems, or that perhaps there was a reason to do this so as to establish a price on the less tangible benefits that Nova Scotia has to offer-our safe and secure environment, for example.

A great deal of concern was expressed on the subject of assessments. These comments have been reflected in the media and the political arena. For obvious reasons, everyone seems to agree that we need to examine the way in which assessments and real estate taxes impact homestead property owners on fixed incomes. There is a growing concern that a number of our fellow citizens may be forced to sell some or all of these assets due to an escalation in certain tax bills.

As to the cause of this dilemma, there is much confusion. Some feel the blame lies with an unfair assessment system. Others attribute the cause to be non-resident demand for property. Many recognize a new level of real estate activity by Nova Scotians and point to massive development in the outlying areas of Halifax. Still others refer to new retirees moving into their rural communities. Nonetheless, the consensus is that we need to examine these growing concerns. We have addressed this matter in greater depth in this final report.

Our recommendation to establish an arms-length agency to coordinate and spearhead many of the initiatives we are proposing was received positively. On the other hand, we did garner a few comments requesting greater clarification of the role to be played by this body. It was also suggested that we try and group all of its responsibilities in one section of our report.

And finally, it was brought to our attention that the Task Force had not considered its recommendations in relation to the aboriginal people in Nova Scotia.

The Task Force has taken note of all of these key concerns. We highlight below how the final report has been changed to reflect what we have been told.

For the purpose of clarity and a complete understanding of all of our recommendations, we urge a reading of our report in its entirety. Our carefully researched conclusions should be considered in the context of the facts and rationale that support our findings.

What was Changed

Inequity in Assessment and Municipal Taxation

We did attempt to highlight the need to examine the current assessment system in our original publication, by noting an overwhelming dissatisfaction with the methods being used today. We reported that Nova Scotians are gravely concerned about the very real possibility of those on fixed incomes being forced off their properties.

In response to additional comments we have received since that time, however, the Task Force decided to strengthen its message to government by including a new recommendation on this subject in the final report. Quite clearly, while only a few take strong exception to the actual market value assessment of their property, almost all say that such increases in assessment should not automatically translate into large property tax increases. Many questions need to be answered. The time has come for a complete review of what many feel are inequitable and unfair aspects of our assessment and municipal taxation systems.

The Agency

In our final report to government, we reinforce our opinion that such an arms-length policy and planning body is required. We also bring together, under the heading "Planning-The Need For Greater Long-Term Vision," all the recommendations on land use planning and those that focus on the acquisition of land to be held in the public domain.

Few appreciate the need to control the cost of bureaucracy in Nova Scotia more than Voluntary Planning. Our Voluntary Planning Fiscal Management Task Force, lead by Allan Shaw, advised government to eliminate many of the agencies, boards, and commissions now on the books. Our decision to recommend the establishment of this new agency was not made lightly.

The need for such an agency can best be explained by looking at the specific objectives we hope to achieve:

• increased public participation and shared responsibility for land use planning
• a cohesive provincial approach and framework for land stewardship
• the creation of a vehicle for the development of comprehensive strategies in the future
• the permanent establishment of an advocate, educator, and promoter of best practice in Crown land usage
• an audit of all desirable properties in the entire province, and the establishment of an acquisition fund for the purpose of purchasing many of these lands when available
• the founding of a single non-governmental authority to administer a Community Right of First Refusal to acquire essential land assets for the benefit of future generations
• a coordinated approach to lending assistance to organizations promoting conservation projects and attempting to promote additional environmental protection

We believe that without an agency to focus attention, coordinate efforts, and engage the public, many of these objectives may not be accomplished.

Aboriginal Context

Although we invited all Nova Scotians to participate in our public meetings, we did not make special arrangements to consult aboriginal people. Our agenda was set by those who did participate.

In hindsight, we realize that when we broadened our initial mandate to include recommendations dealing with land use, ownership, and rights, the relationship between these recommendations and the concerns of the aboriginal community needed to be considered. Complicating this, however, are the circumstances within the aboriginal community that are currently subject to ongoing negotiation and court proceedings.

That being said, we wish to issue the following statement:

With this report, it is not our intention to ignore or diminish any existing rights or claims of aboriginal people to land title or land use.

Other Notable Changes

We have amended Recommendation 14, which advised government to increase the Department of Natural Resources budget for acquiring recreational and conservation land from $80,000 to $3,000,000. We now recommend that the Departments of the Environment and Labour and Tourism and Culture share the management of this fund.

In the section on taxation, we have advised the provincial government to repeal the section of Bill 42 which proposed the extraordinary non-resident tax as a mechanism for municipalities.

In association with Recommendation 20, we have advised the provincial government to be more aggressive in acquiring properties such as lighthouses, if they do happen to be divested by the federal government.