Impacts of planning rules, regulations, uncertainty and delay on residential property development

This paper proposes a framework for how houses could be developed, with a focus on how regulatory policies and practices affect decision making. The authors surveyed property developers in Auckland on how planning rules and regulations affect the cost of \u27affordable\u27 housing. Almost 90% of the developers surveyed had been affected by delays or uncertainties related to regulation. The typical cost range of regulations is estimated to be between $32,500 and$60,000 per dwelling in a subdivision and between $65,000 and$110,000 per apartment. Academic Abstract Dwelling prices are determined in the long run by the total costs of a development, where costs include regulatory costs, including costs of delay and uncertainty. We outline a conceptual framework for the development process and then develop a real options model of housing development that indicates more formally how regulatory policies and regulatory practices affect development decisions. We apply these insights to the design of a survey of property developers active in the Auckland market, with an emphasis on the ‘affordable’ part of the market. In surveying developers, we aim to elicit their views regarding the impacts that planning rules and regulations have on total development costs. We do not attempt to value the corresponding benefits of the planning rules and regulations, so this study is not a cost: benefit analysis of council planning approaches; rather it documents the costs of the rules and regulations – as perceived by developers – to provide a basis for benefits to be compared. Almost 90% of surveyed developers have been affected by delays or uncertainties related to regulation. Regulations that have had major effects on the actual building costs of apartments include: building height limits, balcony requirements, conforming to Council’s desired mix of apartment typologies and minimum floor to ceiling heights. Major cost effects on developing residential sections and standalone dwellings include: infrastructure contributions not related to the specific development, section size requirements, extended consent processes and urban design considerations stemming from Council’s urban designers. Reserve and development contributions and Watercare levies affect the costs of both types of development. Excluding the cost of Watercare and reserve and development contributions, the typical cost range of the total impact of regulations is estimated to vary between $32,500 and$60,000 per dwelling in a subdivision. In terms of affordable apartments, assuming the total internal floor area remains the same and no deck is built, the impact on total cost typically is estimated to range between $65,000 and$110,000 per apartment

The Khoekhoen of the Breede River Swellendam : an archaeological and historical landscape study

Includes abstract. Includes bibliographical references (leaves 190-208)

A Vegetation History from Emerald Pond, Great Abaco Island, The Bahamas, Based on Pollen Analysis

Emerald Pond (26° 32\u27 12 N, 77° 06\u27 32 W) is a vertical-walled solution hole in the pine rocklands of Great Abaco Island, The Bahamas. In 2006, Sally Horn, Ken Orvis, and students recovered an 8.7 m-long sediment core from the center of the pond using a Colinvaux-Vohnout locking piston corer. AMS radiocarbon dates on macrofossils are in stratigraphic order and indicate that the sequence extends to ca. 8400 cal yr BP. Basal deposits consist of aeolian sands topped by a soil and then pond sediment, suggesting that the site began as a sheltered, dry hole during a Late Pleistocene low sea level stand, and became moister as climate changed and rising sea level pushed up the freshwater table. The limestone rockland surrounding the site is presently dominated by Bahamian pine (Pinus caribaea Morelet var. bahamensis (Griseb.) W.H. Barrett & Golfari) with an understory of hardwoods and several palm species. Pollen analyses on the sediments of Emerald Pond indicate significant environmental change at the site. Pines and palms have dominated for much of the record, with some variation in relative importance. Pine pollen shows a non-uniform, general increase over the record, with highest values reached in a section of the upper meter of the record that contains abundant microscopic charcoal that may be related to anthropogenic activities. Palm pollen is well represented in all but this upper section of the core. The shifts in pollen percentages in the upper meter of the core suggest a generally drier environment during the last two millennia at Emerald Pond

Pension systems in East Asia and the Pacific : challenges and opportunities

With the recovery from the recent crisis, countries of the East Asia and Pacific region are rethinking their financial, and social policy, including old-age protection. Population aging, in combination with ongoing urbanization, and economic transformation, will place increasing pressure on traditional family care arrangements. Coverage under formal pension systems is generally low, and the absence of social safety nets for the needy elderly, poses risks in the face of breaks in the economic growth path. In addition to common systemic challenges, formal old-age income support systems confront issues specific to their design type: 1) The national provident fund, and social security systems with reserve funds, have demonstrated problems with investment policy, and performance, governance and management. 2) In the established market economies, social security systems are fiscally unsustainable in the long run, and often have a weak benefit-contribution link. 3) These types of systems encounter additional problems in transition economies, including low contribution collection from previously socialized enterprises. Options addressed by the paper involve the adoption of an integrated view on retirement income provision, averting fiscal un-sustainability, and, integrating public, and private sector pensions. Additionally, moving toward a multi-pillar structure with prudent coverage extension, and, fostering financial markets, to allow decentralized pension funds management, are also suggested.Health Economics&Finance,Public Sector Economics,Pensions&Retirement Systems,Environmental Economics&Policies,Banks&Banking Reform

Machine-Learned Temporal Brand Scores for Video Ads

A machine learning system infers a “brand score” curve of a video across the run time for the video. The system uses a ground truth score obtained using user surveys, audio transcription of words spoken, video transcription of words displayed, type of music being played, and computer vision signals to learn a model for inferring the brand score. A given video is segmented, and a piecewise brand score for each segment is generated using the model

A digital library of language learning exercises

Recent years have seen widespread adoption of the Internet for language teaching and learning. Interactive systems on the World-Wide Web provide useful alternatives to face-to-face tuition, and both teachers and learners can benefit from the exercises available. However, although there is a wealth of suitable material, it is hard to find because it is scattered around the web. Moreover, teachers are restricted by the material that is available, and cannot provide their own. To tackle these problems we have constructed a digital library of language learning exercises that presents students with different kinds of exercise, and also lets teachers contribute new material. We first reviewed existing language learning systems on the web in order to develop a taxonomy of exercise types used for language activity. A prototype, ELLE, based on this taxonomy, provides various kinds of interactive exercises using material that teachers submit. The system has been evaluated by practicing language teachers

Storage stability of whole and nibbed, conventional and high oleic peanuts (<i>Arachis hypogeae </i>L.)

Peanuts are increasingly being used as nibbed ingredients in cereal bars, confectionery and breakfast cereals. However, studies on their oxidative stability in this format are limited. Storage trials to determine the stability to oxidation were carried out on whole and nibbed kernels of conventional (CP) and high oleic (HOP) peanuts, with respect to temperature and modified atmosphere packaging. HOP exhibited the highest oxidative stability, with a lag phase in whole kernels of 12–15 weeks before significant oxidation occurred. HOP also showed higher levels of intrinsic antioxidants, a trolox equivalent antioxidant capacity (TEAC) of 70 mMol equivalence and radical scavenging percentage (RSP) of 99.8 % at the beginning of storage trials, whereas CP showed values of 40 mMol and 81.2 %, respectively. The intrinsic antioxidants at the beginning of these storage trials were shown to affect the peroxide value (PV), where RSP and TEAC decreased, and PV increased. Therefore, in peanuts the processing format (nibbed or whole) had the highest influence on susceptibility of lipid oxidation, highest to lowest importance: processing format &gt; temperature &gt; atmospheric conditions

Space, Image, and Reform in Early Modern Art: The Influence of Marcia Hall

The essays in Space, Image and Reform in Early Modern Art build on Marcia Hall\u27s seminal contributions in several categories crucial for Renaissance studies, especially the spatiality of the church interior, the altarpiece\u27s facture and affectivity, the notion of artistic style, and the controversy over images in the era of Counter Reform. Accruing the advantage of critical engagement with a single paradigm, this volume better assesses its applicability and range. The book works cumulatively to provide blocks of theoretical and empirical research on issues spanning the function and role of images in their contexts over two centuries. Relating Hall\u27s investigations of Renaissance art to new fields, Space, Image and Reform expands the ideas at the center of her work further back in time, further afield, and deeper into familiar topics, thus achieving a cohesion not usually seen in edited volumes honoring a single scholar.https://scholarworks.wmich.edu/mip_smemc/1014/thumbnail.jp