Cost and benefits of rent control in Kumasi, Ghana

Over the past forty years, rent control has been a feature of housing in Ghana. This study focusses on the housing market in Kumasi, the second largest city in Ghana. The authors examine the characteristics of the rent control regime in force there, and assess the costs and benefits of rent control, on landlords and on tenants, and its effect on the housing stock. Rent control has been successful in ensuring that housing is very inexpensive for most households, in both absolute terms and in the proportion of income devoted to rent. Thesecontrols have deprived landlords of economic returns on their property, causing them to withdraw stock from renting to use for their own family members and to reduce maintenance. However, rent control is not the only constraint on the housing market, in Kumasi or in Ghana. The paper also describes other supply side and regulatory constraints; such as those affecting land, finance, and choice of building design and materials. A number of options for relaxation/decontrol are studied with the aid of a simple present value model. Along with decontrol of new construction it is recommended that floating up and out of controls over a five year period should be considered, along with policy changes to ensure ready supplies of land, finance, and building materials. Such policies are essential, given that private housing investment provides the great majority of rooms in Ghanaian urban areas.Non Bank Financial Institutions,Banks&Banking Reform,Housing Finance,Housing&Human Habitats,Economic Theory&Research

Topographical variation reduces phenological mismatch between a butterfly and its nectar source

© 2014, Springer International Publishing Switzerland. The timing of many biological events, including butterfly imago emergence, has advanced under climate change, with the rate of these phenological changes often differing among taxonomic groups. Such inter-taxa variability can lead to phenological mismatches. For example, the timing of a butterfly’s flight period may become misaligned with a key nectar resource, potentially increasing the extinction risk to both species. Here we fit statistical models to field data to determine how the phenology of the marbled white butterfly, Melanargia galathea, and its main nectar source, greater knapweed, Centaurea scabiosa, have changed over recent years at three sites across the UK. We also consider whether topographical diversity affects C. scabiosa’s flowering period. At our focal site, on the species’ northern range limit, we find that over a 13-year period the onset of C. scabiosa’s flowering period has become later whilst there is no obvious trend over time in the onset of M. galathea’s flight period. In recent years, butterflies have started to emerge before their key nectar source was available across most of the site. This raises the intriguing possibility that phenological mismatch could be an unrecognised determinant of range limits for some species. However, the presence of topographical diversity within the site decreased the chance of a mismatch occurring by increasing the length of the flowering period by up to 14days. We suggest that topographical diversity could be an important component in minimising phenological mismatches under future climate change

Gold- and Silver-Catalysed Cyclisation Reactions of β-Amino Allenes

Herein we report the formation of pyrrolines and tetrahydropyridines from the cyclisation reactions of β-amino allenes by both AuI and AgI catalysts in yields ranging from 5 to 70 %. AuI catalysts favour a 5-endo-dig cyclisation before rapid rearrangement to the 5-exo-dig product, while AgI favours a 6-endo-trig cyclisation. We also report the first known Ag2O catalysed cyclisation reaction of an allene which occurred in good yield (61 %)

6-Hydroxy-5,6-seco-stemocurtisine: a novel seco-stemocurtisine-type alkaloid

A novel seco-stemocurtisine-type alkaloid, 6-hydroxy-5,6-seco-stemocurtisine was isolated from the aerial parts of Stemona curtisii (Stemonaceae) collected from Trang Province in Thailand. The unprecedented 5,6-seco-pyrido[1,2-a] azepine structure was elucidated by 2D NMR analysis and a single crystal X-ray crystallographic analysis. (C) 2013 Phytochemical Society of Europe

The phenology and clutch size of UK Blue Tits does not differ with woodland composition

The deciduous tree-herbivorous caterpillar-insectivorous bird food chain is a well-studied system for investigating the impacts of climate change across trophic levels. To date, across Europe, most attention has focused on the impacts of increasing spring temperature on changes to phenology in Oak-dominated (Quercus spp.) woodlands. Paridae species and Pied Flycatcher Ficedula hypoleuca are the most studied secondary consumers, all of which demonstrate an advancement in reproductive phenology with increases in spring temperature. Shifts in climate and phenology may also impact on reproductive investment in clutch size, and the effects of climate on phenology and clutch size may vary depending on woodland composition. To date, the effects of among-habitat variation in phenology and reproductive investment have received little attention. Insectivorous birds inhabiting woodlands that differ in tree composition may differ in the timing of breeding, due to local tree leafing phenology acting as a cue for egg-laying date and/or clutch size. Moreover, for most insectivorous birds, woodland composition within a territory is likely to be the main determinant of food availability for both adults and chicks. Consequently, if warming springs affect the temporal patterns of food availability differently across different woodland compositions, this may affect the optimal average local phenology for nesting birds. Here, using data from 34 long-term (mean 15 years) nest monitoring sites across the UK, we investigate the effect of woodland tree composition and temperature on Blue Tit Cyanistes caeruleus first egg date (FED) and clutch size. We supplemented the nest monitoring data by quantifying woodland composition, at a site level, through modified point counts. We predict that birds breeding in woodlands with greater proportions of late-leafing species, such as Oak and Ash Fraxinus excelsior, will breed later than those breeding in woodlands with greater proportions of early-leafing species, such as Birch Betula spp. and Beech Fagus sylvatica. We found no evidence for differences in Blue Tit FED or clutch size in relation to the proportion of any of the tree species investigated, after controlling for temperature and latitude (FED: −3.4 and 2.2, clutch size: −0.4 and − 0.2 eggs for one-unit increase in temperature and latitude, respectively). In recent decades and across all sites, clutch size has decreased as spring temperatures have increased, a strategy which could allow birds flexibly to adjust their breeding phenology such that nestling demand coincides with peak food availability. The lack of an effect of woodland composition on Blue Tit phenology suggests Blue Tits do not fine-tune their reproductive phenology to the local tree composition. Whether this lack of evidence for phenological divergence is due to an absence of divergent selection on breeding phenology and clutch size or to gene flow is not clear

Global inequities and political borders challenge nature conservation under climate change

Underlying sociopolitical factors have emerged as important determinants of wildlife population trends and the effectiveness of conservation action. Despite mounting research into the impacts of climate change on nature, there has been little consideration of the human context in which these impacts occur, particularly at the global scale. We investigate this in two ways. First, by modeling the climatic niches of terrestrial mammals and birds globally, we show that projected species loss under climate change is greatest in countries with weaker governance and lower Gross Domestic Product, with loss of mammal species projected to be greater in countries with lower CO2 emissions. Therefore, climate change impacts on species may be disproportionately significant in countries with lower capacity for effective conservation and lower greenhouse gas emissions, raising important questions of international justice. Second, we consider the redistribution of species in the context of political boundaries since the global importance of transboundary conservation under climate change is poorly understood. Under a high-emissions scenario, we find that 35% of mammals and 29% of birds are projected to have over half of their 2070 climatic niche in countries in which they are not currently found. We map these transboundary range shifts globally, identifying borders across which international coordination might most benefit conservation and where physical border barriers, such as walls and fences, may be an overlooked obstacle to climate adaptation. Our work highlights the importance of sociopolitical context and the utility of a supranational perspective for 21st century nature conservation

Stemofoline ethyl acetate solvate

Crystals of the title compound, C22H29NO5·C4H8O2, {[systematic name: (2R,3R,5R,5aS,6R,8aR,9S)-(5Z)-5-[3-butyl­tetra­hydro-6-methyl-2,5-methano-4,3,8a-[1]propan­yl[3]yl­idene­furo[3,2-f][1,4]oxazepin-7(5H)-yl­idene]-4-meth­oxy-3-methyl­furan-2(5H)-one ethyl acetate solvate} were isolated from the root extracts of Stemona aphylla (Stemonaceae). The structure closely resembles those of stemofoline derivatives which have previously been reported. Inter­molecular contacts are observed between some C-bonded H atoms and nearby O atoms, perhaps indicating weak inter­actions which could influence the packing of species within the unit cell