Facilitating urban renewal: changing institutional arrangements and land assembly in Hong Kong

Purpose: The paper examines the operation of the Land (compulsory sale for redevelopment) Ordinance, one of a series of urban renewal policy initiatives introduced by the Hong Kong Government. The new institutional arrangement was mooted as a means to facilitate greater private sector participation in the renewal process by overcoming existing constraints on land assembly, which arise as the result of a system of common property ownership. The paper investigates whether the legislation can achieve the objective of encouraging private sector participation in the urban renewal process Design/methodology/approach: The paper adopts a transaction cost framework, drawn from literature and applied in the context of real estate, to examine the effects of a new Ordinance. In addition to publicly available data, semi‐structured interviews were conducted with professionals involved in urban renewal and representatives from the property development companies. The apparently low usage of the new approach is explored in the context of the various alternative mechanisms for land assembly available to the private sector and the effects of transactions costs on developer behaviour. Findings: The paper identifies that the relatively low usage of the Ordinance may be explained by institutional constraints and limitations in the legislation, which, in its current form, fails to provide sufficient incentives, but that developer behaviour may also be affected by other external factors. Research limitations/implications: The research is limited in that any commentary on the effectiveness of the legislation in achieving its objectives is restricted by the inability to clearly identify those incidences where the threat of legal action was sufficient to achieve a negotiated acquisition of the necessary property rights. Further research might explore the implications and the inter‐relationships between the various urban renewal initiatives introduced by the Hong Kong Government. Practical implications: The recent experience of the Hong Kong Government in designing a new institutional mechanism to overcome problems of private sector land assembly for properties in multiple‐ownership may offer more general lessons for those in similar environments who wish to use the resources of the private sector to contribute to the urban renewal process. Originality/value: The paper adopts a transaction cost approach to examine the working of a new policy initiative for facilitating land assembly in Hong Kong and may be of interest to academics and practitioners involved in the area of urban renewal

Urban renewal in Hong Kong: transition from development corporation to renewal authority

This paper assesses the record of Hong Kong's Land Development Corporation and considers the reasons for its recent transformation into an Urban Renewal Authority. After reviewing the Corporation's first two phases of projects launched in 1988 and 1992, the paper examines how the Hong Kong Government failed to equip it with adequate powers and resources. As a result, although the LDC certainly established itself as an important actor in urban redevelopment, its own flagship projects took much longer to deliver than originally anticipated and did not produce any major restructuring of land use patterns or transport networks. This recent experience of urban renewal in Hong Kong offers more general lessons for renewal policy elsewhere. These concern the nature of public–private relations, the importance of effective linkages between strategic planning and implementation and the dangers of uncritical policy transfer from one locale to another

3α,7-dihydroxy-14(13→12)abeo-5β,12α(H),13β(H)-cholan-24-oic acids display neuroprotective properties in common forms of Parkinson’s disease

Parkinson’s Disease is the most common neurodegenerative movement disorder globally, with prevalence increasing. There is an urgent need for new therapeutics which are disease-modifying rather than symptomatic. Mitochondrial dysfunction is a well-documented mechanism in both sporadic and familial Parkinson’s Disease. Furthermore, ursodeoxycholic acid (UDCA) has been identified as a bile acid which leads to increased mitochondrial function in multiple in vitro and in vivo models of Parkinson’s Disease. Here, we describe the synthesis of novel C-nor-D-homo bile acid derivatives and the 12-hydroxy-methylated derivative of lagocholic acid (7) and their biological evaluation in fibroblasts from patients with either sporadic or LRRK2 mutant Parkinson’s Disease. These compounds boost mitochondrial function to a similar level or above that of UDCA in many assays; notable, however, is their ability to boost mitochondrial function to a higher level and at lower concentrations than UDCA specifically in the fibroblasts from LRRK2 patients. Our study indicates that novel bile acid chemistry could lead to the development of more efficacious bile acids which increase mitochondrial function and ultimately cellular health at lower concentrations proving attractive potential novel therapeutics for Parkinson’s Disease

Faithful Squashed Entanglement

Squashed entanglement is a measure for the entanglement of bipartite quantum states. In this paper we present a lower bound for squashed entanglement in terms of a distance to the set of separable states. This implies that squashed entanglement is faithful, that is, strictly positive if and only if the state is entangled. We derive the bound on squashed entanglement from a bound on quantum conditional mutual information, which is used to define squashed entanglement and corresponds to the amount by which strong subadditivity of von Neumann entropy fails to be saturated. Our result therefore sheds light on the structure of states that almost satisfy strong subadditivity with equality. The proof is based on two recent results from quantum information theory: the operational interpretation of the quantum mutual information as the optimal rate for state redistribution and the interpretation of the regularised relative entropy of entanglement as an error exponent in hypothesis testing. The distance to the set of separable states is measured by the one-way LOCC norm, an operationally-motivated norm giving the optimal probability of distinguishing two bipartite quantum states, each shared by two parties, using any protocol formed by local quantum operations and one-directional classical communication between the parties. A similar result for the Frobenius or Euclidean norm follows immediately. The result has two applications in complexity theory. The first is a quasipolynomial-time algorithm solving the weak membership problem for the set of separable states in one-way LOCC or Euclidean norm. The second concerns quantum Merlin-Arthur games. Here we show that multiple provers are not more powerful than a single prover when the verifier is restricted to one-way LOCC operations thereby providing a new characterisation of the complexity class QMA.Comment: 24 pages, 1 figure, 1 table. Due to an error in the published version, claims have been weakened from the LOCC norm to the one-way LOCC nor

Measurement of the Branching Fraction for B->eta' K and Search for B->eta'pi+

We report measurements for two-body charmless B decays with an eta' meson in the final state. Using 11.1X10^6 BBbar pairs collected with the Belle detector, we find BF(B^+ ->eta'K^+)=(79^+12_-11 +-9)x10^-6 and BF(B^0 -> eta'K^0)=(55^+19_-16 +-8)x10^-6, where the first and second errors are statistical and systematic, respectively. No signal is observed in the mode B^+ -> eta' pi^+, and we set a 90% confidence level upper limit of BF(B^+-> eta'pi^+) eta'K^+- decays is investigated and a limit at 90% confidence level of -0.20<Acp<0.32 is obtained.Comment: Submitted to Physics Letters

Observation of Cabibbo-suppressed and W-exchange Lambda_c^+ baryon decays

We present measurements of the Cabibbo-suppressed decays Lambda_c^+ --> Lambda0 K+ and Lambda_c^+ --> Sigma0 K+ (both first observations), Lambda_c^+ --> Sigma+ K+ pi- (seen with large statistics for the first time), Lambda_c^+ --> p K+ K- and Lambda_c^+ --> p phi (measured with improved accuracy). Improved branching ratio measurements for the decays Lambda_c^+ --> Sigma+ K+ K- and Lambda_c^+ --> Sigma+ phi, which are attributed to W-exchange diagrams, are shown. We also present the first evidence for Lambda_c^+ --> Xi(1690)^0 K+ and set an upper limit on the non-resonant decay Lambda_c^+ --> Sigma+ K+ K-. This analysis was performed using 32.6 fb^{-1} of data collected by the Belle detector at the asymmetric e+ e- collider KEKB.Comment: Submitted to Phys. Lett. B. v2: A small correction to the Authorlist was made. An earlier version of this analysis was released as BELLE-CONF-0130, hep-ex/010800

Measurement of the inclusive semileptonic branching fraction of B mesons and |Vcb|

We present a measurement of the electron spectrum from inclusive semileptonic {\it B} decay, using 5.1 fb$^{-1}$ of $\Upsilon(4S)$ data collected with the Belle detector. A high-momentum lepton tag was used to separate the semileptonic {\it B} decay electrons from secondary decay electrons. We obtained the branching fraction, ${\cal B}(B\to X e^+ \nu) = (10.90 \pm 0.12 \pm 0.49)$, with minimal model dependence. From this measurement, we derive a value for the Cabibbo-Kobayashi-Maskawa matrix element $|V_{cb}| = 0.0408 \pm 0.0010 {\rm (exp)} \pm 0.0025{\rm (th)}$.Comment: 16 pages, 3 figures, 3 table

Determination of |Vcb| using the semileptonic decay \bar{B}^0 --> D^{*+}e^-\bar{\nu}

We present a measurement of the Cabibbo-Kobayashi-Maskawa (CKM) matrix element |Vcb| using a 10.2 fb^{-1} data sample recorded at the \Upsilon(4S) resonance with the Belle detector at the KEKB asymmetric e^+e^- storage ring. By extrapolating the differential decay width of the \bar{B}^0 --> D^{*+}e^-\bar{\nu} decay to the kinematic limit at which the D^{*+} is at rest with respect to the \bar{B}^0, we extract the product of |Vcb| with the normalization of the decay form factor F(1), |Vcb |F(1)= (3.54+/-0.19+/-0.18)x10^{-2}, where the first error is statistical and the second is systematic. A value of |Vcb| = (3.88+/-0.21+/-0.20+/-0.19)x10^{-2} is obtained using a theoretical calculation of F(1), where the third error is due to the theoretical uncertainty in the value of F(1). The branching fraction B(\bar{B}^0 --> D^{*+}e^-\bar{\nu}) is measured to be (4.59+/-0.23+/-0.40)x10^{-2}.Comment: 20 pages, 6 figures, elsart.cls, submitted to PL

A Measurement of the Branching Fraction for the Inclusive B --> X(s) gamma Decays with the Belle Detector

We have measured the branching fraction of the inclusive radiative B meson decay B --> X(s) gamma to be Br(B->X(s)gamma)=(3.36 +/- 0.53(stat) +/- 0.42(sys) +0.50-0.54(th)) x 10^{-4}. The result is based on a sample of 6.07 x 10^6 BBbar events collected at the Upsilon(4S) resonance with the Belle detector at the KEKB asymmetric e^+e^- storage ring.Comment: 14 pages, 6 Postsript figures, uses elsart.cl

Effects of dietary vegetable oil on atlantic salmon hepatocyte fatty acid desaturation and liver fatty acid compositions

Fatty acyl desaturase activities, involved in the conversion of the C18 EFA, 18:2n-6 and 18:3n-3, to the highly unsaturated fatty acids (HUFA) 20:4n-6, 20:5n-3 and 22:6n-3, are known to be under nutritional regulation. Specifically, the activity of the desaturation/elongation pathway is depressed when animals, including fish, are fed fish oils rich in n-3HUFA compared to animals fed vegetable oils rich in C18 EFA. The primary aims of the present study were a) to establish the relative importance of product inhibition (n-3HUFA) versus increased substrate concentration (C18 EFA) and, b) to determine whether 18:2n-6 and 18:3n-3 differ in their effects, on the hepatic fatty acyl desaturation/elongation pathway in Atlantic salmon (Salmo salar). Smolts were fed ten experimental diets containing blends of two vegetable oils, linseed (LO) and rapeseed oil (RO), and fish oil (FO) in a triangular mixture design for 50 weeks. Fish were sampled after 32 and 50 weeks, lipid and fatty acid composition of liver determined, fatty acyl desaturation/elongation activity estimated in hepatocytes using [1-14C]18:3n-3 as substrate, and the data subjected to regression analyses. Dietary 18:2n-6 was positively correlated, and n-3HUFA negatively correlated, with lipid content of liver. Dietary 20:5n-3 and 22:6n-3 were positively correlated with liver fatty acids with a slope greater than unity suggesting relative retention and deposition of these HUFA. In contrast, dietary 18:2n-6 and 18:3n-3 were positively correlated with liver fatty acids with a slope of less than unity suggesting metabolism via β-oxidation and/or desaturation/elongation. Consistent with this, fatty acyl desaturation/elongation in hepatocytes was significantly increased by feeding diets containing vegetable oils. Dietary 20:5n-3 and 22:6n-3 levels were negatively correlated with hepatocyte fatty acyl desaturation. At 32 weeks, 18:2n-6 but not 18:3n-3, was positively correlated with hepatocyte fatty acyl desaturation activity whereas the reverse was true at 50 weeks. The data indicate that both feedback inhibition through increased n-3HUFA and decreased C18 fatty acyl substrate concentration are probably important in determining hepatocyte fatty acyl desaturation activities, and that 18:2n-6 and 18:3n-3 may differ in their effects on this pathway