THE EFFECT OF LAND USE AND ENVIRONMENTAL REGULATIONS ON HOUSING COSTS

This paper examines the effects of various land use and environmental regulations on land and housing markets. Seven widely used techniques for controlling residential development appear to generate four “direct” and two “indirect” inflationary impacts. Land use and environmental controls directly affect the supply and cost of residential land, shift the cost of public services forward to developers, and increase delay and compliance costs associated with project evaluation. Development controls may also inadvertently facilitate monopolistic behavior in the development industry and predispose developers to orient their projects to high income groups onto which they can more easily pass along higher costs. The paper concludes by offering several policies for reducing the inflationary effects of environmental regulations.     

A palaeoenvironmental context for Terminal Upper Palaeolithic and Mesolithic activity in the Colne Valley: Offsite records contemporary with occupation at Three Ways Wharf,Uxbridge

Abstract

Multi-proxy analyses from floodplain deposits in the Colne Valley, southern England, have provided a palaeoenvironmental context for the immediately adjacent Terminal Upper Palaeolithic and Early Mesolithic site of Three Ways Wharf. These deposits show the transition from an open cool environment to fully developed heterogeneous floodplain vegetation during the Early Mesolithic. Several distinct phases of burning are shown to have occurred that are chronologically contemporary with the local archaeological record. The floodplain itself is shown to have supported a number of rare Urwaldrelikt insect species implying human manipulation of the floodplain at this time must have been limited or episodic. By the Late Mesolithic a reed-sedge swamp had developed across much of the floodplain, within which repeated burning of the in situ vegetation took place. This indicates deliberate land management practices utilising fire, comparable with findings from other floodplain sequences in southern Britain. With similar sedimentary sequences known to exist across the Colne Valley, often closely associated with contemporary archaeology, the potential for placing the archaeological record within a spatially explicit palaeoenvironmental context is great.     

Factors Affecting Late Twentieth Century Land Use Patterns in Kamakura City,Japan

Land use patterns can be viewed as a reflection of various factors including zoning regulations and environmental and social influences. To understand the effects of these factors, late twentieth century land use data for Kamakura City, Japan were analysed in relation to zoning regulations and geomorphological influences using geographic information systems techniques. Kamakura is a typical example of an Asian historic city experiencing the pressures of recent urbanisation. Statistical analyses, including principal component analysis, were employed to identify factors affecting changes in major land use patterns over time and space. The rapid increase in population and government regulation in the 1970s led to the construction of low-rise buildings in piedmont areas. However, topography and conservation activities limited construction to areas with slope angles below about 10°. In the late 1980s and early 1990s, the area of vacant land on the urban lowlands increased due to the large increases in land value during the Japanese Bubble Economy phase. Land use intensified in most urban areas, although hilly areas were still characterised by low-rise buildings. Although urban sprawl has occurred in many cities in Asia, this has been limited in Kamakura because of strong land use regulation and conservation activities. However, the city has experienced high-rise development in its urban lowlands.     

Linking Agricultural Policies with Decision-Making: A Spatial Approach

Abstract

The loss of agricultural land and its implications have been of great concern in the last decade. By undertaking a spatial analysis of the appropriation of agricultural land for urban use with an overlay of population and urban data, a focus on the consequences of certain regulations on the dynamics of land-use change is explored. This is achieved by integration of data inventories of agricultural land use for Portugal, and linking this information with CORINE Land Cover data as to assess change in the Algarve. An integrated assessment of agricultural land loss follows, undermined by the consequences of urban sprawl. In this sense, this paper expands on the currently existing decrees which provide support to sustainable development in the region while providing a qualitative assessment of future roles based on ethical values and economic efficiency and offering a feasible framework for policy-makers regarding the trends of urban/agricultural dichotomy in a planning and decision-making context.     

HOMEOWNERS ASSOCIATIONS AND THE DEMAND FOR LOCAL LAND USE REGULATION

Residents pay into Homeowners Associations (HOAs) to exert greater control over service provision, their properties and those of their neighbors. HOAs enforce restrictions governing land use within their boundaries, but theory is ambiguous about their impact on public land use. By combining two novel data sets on Florida HOAs and municipal regulations, we examine how HOAs affect public land use regimes for 232 cities. We find that the prevalence of HOAs is positively associated with a propensity for regulation, as are newer and bigger HOAs. Also, HOAs are positively associated with land use techniques that direct development through incentives, rather than mandates.     

感知社区关爱对居民持续参与旅游发展的影响研究——基于心理契约理论的视角

在旅游开发过程中,社区居民的持续参与直接影响旅游业的长远发展。文章基于心理契约理论视角,考察居民感知社区关爱对社区持续参与旅游发展的影响及心理契约感的中介效应。结果表明：①感知社区关爱对社区持续参与旅游发展具有正向影响;②经济关爱和制度关爱正向影响交易型心理契约感,关系关爱和制度关爱正向影响关系型心理契约感;③心理契约感正向影响社区持续参与旅游发展。研究结果不仅从理论上丰富了社区关爱、心理契约感和社区参与旅游发展的关系研究,也为旅游社区治理提供了建议。     

A framework for path-dependent industrial land transition analysis using vector data

Industrial land is under transition globally. Insights into this transition are important to plan a sustainable future. Since industrial land follows parcel shapes and the transition process requires multi-year data to observe the impacts of such changes, multi-year vector data should be used to analyse industrial land transition. This paper presents a framework to analyse path-dependent regional industrial land transition processes using vector data. A step by step instruction is presented. In the analysis, the changed percentages of land use in the surroundings of appeared or disappeared industrial land are visualized. The visualized surrounding land use compositions give planners an idea on what causes land use transitions, the most frequent transition forms and their impacts on the surroundings, purely from a land use point of view to reduce data collection efforts. The North Brabant region in the Netherlands is used as a case study. The region is split into urban and non-urban areas to show the generic applicability of this framework.     

金融危机与日本业内规制演进分析

日本金融市场上历次出现的金融危机,暴露了日本金融规制体系存在的问题,也影响了金融业规制政策的重点和发展方向。1927年昭和银行危机后实施的对策为“护送舰队”式规制提供了前提。日本的泡沫经济、1997年的亚洲金融危机对规制产生了影响,2007年由美国爆发的金融危机及其引发的全球金融海啸,影响了日本金融业规制的发展。日本金融业规制在金融危机的影响下,从限制竞争的“事前规制”演进到注重健全经营的“事后规制”,目前正向“事前规制”与“事后规制”相结合的以防范系统性风险为目的的保护性规制体系演进。     

Mixed-use ‘regeneration’ of employment land in the post-industrial city: challenges and realities in London

This article explores the relationships between land-use planning, property and economic development, with a focus on the changing attitudes towards employment land in post-industrial cities. Drawing on case study data from two London local authorities, it finds that planning authorities are moving away from protecting employment land to actively promoting the mixed-use redevelopment of employment sites, even when there are thriving businesses on these sites and a shortage of supply of employment premises and land, relative to demand. We examine the drivers for changing policy including the national and regional policy contexts, housing targets, the influence of austerity measures, rise of Neighbourhood Planning and changing conceptions of regeneration and the role of housing therein. The article highlights the complex task faced by local planners and the tensions involved in simultaneously finding sites for housing, fostering economic development and promoting mixed-use redevelopment in planning policy and decisions. We find that changes in policy are fuelling speculation for housing development on sites occupied by viable businesses, supporting rather than responding to deindustrialization. This is leading to a gap between aspirations for delivering mixed-use environments on hitherto employment sites and realities on the ground.     

居民对大型活动支持度的影响因素分析——以2008年北京奥运会为例

居民对大型活动支持度研究近年来已经引起国外学者的重视,很多学者认为,居民对大型活动的支持度研究与居民对大型活动影响感知研究同样重要。但国内还没有专门研究居民对大型活动支持度的文献。本文以2008年奥运会为例,分析居民对大型活动支持度的影响因素,并认为居民对社区依附度、积极形象影响、准备度、参与程度、积极经济影响、积极文化影响的感知与居民支持度显著正相关,而居民对奥运会负面影响感知与支持度呈负相关关系,但不显著。     

An Empirical Assessment of Devolution's Policy Impact

This article evaluates the influence of devolution on perceived and actual policy outcomes at the local level in the United States. Proponents of devolution often argue that the transfer of policymaking authority to a lower level of government allows subnational officials to more effectively address problems on the government's agenda. We provide one of the first empirical evaluations of this implicit assumption of devolution. We utilize data from 100 counties in one state, North Carolina, that were the recipients of additional welfare policymaking authority in 1997 to provide a preliminary assessment of devolution's consequences and policy impact. We then investigate the recipient governments' ability to bring about positive change using three prominent indicators associated with welfare policy. Our findings provide evidence that devolution matters quite significantly to the perception of policymaking effectiveness; however, devolution's actual impact on policy outcomes is mixed.     

The effect of fluvial environments on sediment bleaching and Holocene luminescence ages — A case study from the German Alpine Foreland

This study investigates the potential of luminescence to date deposits from different fluvial sedimentary environments; namely point bar deposits, sandy and silty channel fills and floodplain sediments. Samples were taken from Holocene (<5 ka) terraces of the Lech and Danube rivers, for which independent age constraint is available through ¹⁴C ages, archaeological data and historical maps. OSL-ages were obtained using small aliquots of coarse grain quartz for the majority of samples. Two further samples were dated by the IRSL-signals of polymineral fine grain extracts, as no sufficient number of coarse grains could be extracted from these sediments. In order to detect and ac-count for incomplete bleaching, we used the decision process suggested by Bailey and Arnold [Statistical modelling of single grain quartz De distributions and an assessment of procedures for estimating burial dose. Quaternary Science Reviews 25, 2475–2502, 2006]. Although their model was designed for single grains of quartz, our study shows that it is also applicable to multiple grains of quartz, pro-vided that a low number of luminescent grains is present on one aliquot. Luminescence ages of point bar deposits and a sandy channel fill correspond most closely to the independent age control. In the floodplain, sand-striped floodplain channel deposits were incompletely bleached to a moderate degree, yielding ages with acceptable overestimations, while fine-grained floodplain deposits were worst bleached. One crevasse splay deposit was so severely incompletely bleached that none of the age models was able to yield accurate ages.     

THE IMPACT OF STATE LAND-USECONTROLS ON RESIDENTIAL LAND VALUES

In this paper, we examine the effects of state land-use controls on the aggregate demand and supply of residential land. Previous studies have examined the effect of land-use regulation on housing prices using single-equation estimation. We estimate a three-equation intejurisdidional supply-demand model of land-use controls. Our results suggest that land-use regulations have a significant impact on both the demand and supply of residentid land as expected.     

河南土地数据初步研究——以1368—1953年数据为中心

本文在对土地代用资料 (纳税单位) 考证、分类等综合分析基础上, 探索将土地代用资料转化为实际耕地数据的方法, 以及修正、验证各时间断面土地统计数据的可行性。同时, 尝试利用代用数据与实际耕地之间的转换关系, 重建一套完整的数据操作方法, 以便提高历史时期土地数据的可信度。     

Are Members of Business for Social Responsibility More Socially Responsible?

This study examines the association between corporate social performance (CSP) practices and membership in Business for Social Responsibility (BSR) between 1992 and 2006. BSR is a business association that seeks to help its members adopt enhanced CSP practices. While there is an emerging literature examining voluntary initiatives as alternative policy mechanisms to regulations, most research is focused on initiatives that emphasize environmental protection. Further, studies suggest that membership in strictly voluntary initiatives tends to be associated with lower environmental performance because of “free‐riding” behavior by participants. BSR differs along two dimensions when compared with other voluntary initiatives examined in the literature. First, it is a comprehensive voluntary social initiative that helps firms from diverse industries address multiple CSP issues simultaneously. Second, it might limit opportunism by not offering blanket certification to its participants. Our results indicate that BSR members exhibit greater levels of positive social impacts without demonstrating significantly different levels of negative social impacts. This suggests that participation in voluntary initiatives that avoid granting blanket certifications may be associated with the adoption of new corporate social responsibility practices but not linked to the shedding of entrenched routines that produce negative externalities.     

基于对应分析法的遗产旅游影响感知差异研究

旅游发展给世界遗产地带来的影响日益受到众多学者关注。本文通过对全国13个遗产地进行分组调研与考察,利用SPSS13.0对数据进行统计描述分析、多组数据单项方差分析,对遗产地经济、社会、环境、文化影响的总体影响进行定量归纳,并重点利用对应分析法分析了不同性别、年龄及学历的受访者对旅游影响的感知差异。     

Exclusion and Counter‐exclusion: The Struggle over Shrimp Farming in a Coastal Village in Bangladesh

This article explores the processes whereby control over land and water is exercised in the context of commercial shrimp cultivation in coastal Bangladesh. The authors draw on the insight that the exercise of control over resources implies both inclusion for some and exclusion for others, and that shifting the boundary between the two involves the deployment of four interacting ‘powers of exclusion’ — regulation, the market, force and legitimation — the effectiveness of which depends on specific historical conjunctures. The article uses a case study of a village in Khulna District to explore: (a) the processes by which poor farmers were excluded from their land by large shrimp farmers; (b) the ways in which villagers experienced the changes in land use and social relations associated with the shrimp boom; and (c) the conjunction of internal and external factors that enabled smallholders to collectively mobilize to reverse their exclusion from the land. Understanding these messy and contingent processes of exclusion and counter‐exclusion helps to inform strategies aimed at securing the property rights and livelihoods of the rural poor.     

居民对城市社区内非赌场类博彩的感知差异——以香港为例

香港的非赌场类博彩发展成熟,是研究此类博彩产业的良好案例。本研究采取问卷调查的方式,收集可供分析的603份问卷,采用单因子方差分析(one way ANOVA)等统计手段,得出以下研究结论:香港居民对于博彩业发展的态度不算积极;居民由于性别、年龄、受教育程度和职业的不同,出现对于博彩业态度与感知的差异。男性、老年人、受教育程度较高的人、中产阶级更加支持博彩发展或者更多的感知到其带来的正面影响,主要在于他们从中得到了更多的利益。本研究为香港政府进一步规划和管制非赌博类博彩业发展提供参考依据。     

农业文化遗产地社区居民旅游影响感知与态度——哈尼梯田的生计影响探讨

探讨了农业文化遗产地旅游影响的构成及度量方法,并以红河哈尼梯田为例开展了旅游影响感知和居民态度的实证研究。研究表明,旅游对传统农业生计的影响着实存在,居民感知强烈,并且居民在生计方面的影响感知对其遗产保护态度（包括维持传统农业生产）、旅游发展态度具有显著后向影响,而经济、社会文化影响感知对旅游发展态度具有显著作用。未来旅游实践中需充分重视对传统农业生计的影响,积极发挥旅游在保障传统生计、提升生计输出等方面的正向作用,通过构建“观光权”入股等模式,关联居民生计与旅游发展。     

Patterns of Nutrient Concentrations across Multiple Floodplain Surfaces in a Large Dryland River System

Deciphering patterns and inferring processes in multicausal floodplain river ecosystems is a challenge in river science. The effects of larger‐scale top‐down constraints and smaller‐scale bottom‐up influences on the spatial patterns of nutrient concentrations across multiple inset‐floodplain surfaces was studied in a large dryland floodplain river (Barwon‐Darling River, south‐east Australia). The distribution of sediment‐associated carbon, nitrogen, and phosphorus was primarily related with significant differences in the textural character of the different floodplain surfaces. Elevation of the different floodplain surfaces above the active channel was a secondary influence on the distribution of carbon and phosphorus. Combined, these factors produce a spatial patch mosaic of sediment associated carbon, nitrogen, and phosphorous across these floodplain surfaces.