The empirical study of the price mechanism in the Chinese housing market

In China, the history of the establishment of the private housing market is pretty short. Actually in less then two decades, the market has grown from almost the scratch to playing an important role in the economy. A great achievement! But many problems also exist. They need to be properly addressed and solved. Price problem---simply put, housing price is too high--- is one of them, and this paper is focused on it. Three basic questions are posed, i.e. (1) how to judge the housing affordability? (2) why the housing price is so high? (3) how to solve the housing price problem. The paper pays particular attention to answering the second question. Except the numerous news reports and surveys show that most of the ordinary city dwellers complained about the high housing price, the mathematical means, the four ratios, are applied to judge the housing affordability in Shanghai and Shenzhen. The results are very clear that the price problem is severe. So why? Something is wrong with the price mechanism. This research shows that mainly these five factors contribute to the price problem: the housing reform, the housing development model, the unbalanced housing market, the housing project financing and the poor governmental management. Finally the paper puts forward five suggestions to solve the housing price problem in first-hand private Chinese housing market. They include: the establishment of real estate information system, the creation of specific price management department, the government price regulation, the property tax and the legalization of "cushion money".

Agricultural, architectural and archaeological evidence for the role and ecological adaptation of a scattered mountain oasis in Oman

The recent discovery of the monumental 5000 years old tower tombs on top of the up to 1850 m high Shir plateau has raised numerous questions about the economic and infrastructural basis of the agro-pastoral-piscicultural society which likely has constructed them. The scattered oasis settlement of Maqta, situated just below the towers in a rugged desert environment has therefore been studied from 2001 to 2003 to understand its prehistoric and present role along the ancient trade route which connected the inner-Omani Sharqiya across the southern Hajar mountains with the ocean port of Tiwi. Maqta consists of a central area with 59 buildings and 12 scattered temporary settlements comprising a total of about 200 semi-nomadic inhabitants and next to 900 sheep and goats. The 22 small springs with a flow rate between 5 and 1212-l h^-1 are watering 16 terrace systems totaling 4.5 ha of which 2.9 ha are planted to date palms (Phoenix dactylifera L.), 0.4 ha to wheat landraces (Triticum durum and Triticum aestivum) during the cooler winter months, 0.4 are left fallow and 0.8 h are abandoned. During a pronounced drought period from 2001 to 2003, the springs’ flow rate declined between 38% and 72%. Most of the recent buildings of the central housing area were found empty or used as temporary stores by the agro-pastoral population watching their flocks on the surrounding dry mountains. There is no indication that there ever was a settlement older than the present one. A number of Hafit (3100–2700 BC) and Umm an-Nar (2700–2000 BC) tombs just above the central housing area and further along one of the trade routes to the coast are the only indication of an old pastoral landuse in Maqta territory where oasis agriculture may have entered only well after 1000 AD. With this little evidence of existence during the 3rd millennium BC, Maqta is unlikely to have played any major role favouring the construction of the nearby monumental Shir tower tombs other than providing water for herders and their flocks, early migrant traders or tower tomb constructors.

Influence of the buffer environment on the Relative Biological Effectiveness of carbon ion radiation, investigated by Scanning Force Microscopy and gel electrophoresis

This work focuses on the analysis of the influence of environment on the relative biological effectiveness (RBE) of carbon ions on molecular level. Due to the high relevance of RBE for medical applications, such as tumor therapy, and radiation protection in space, DNA damages have been investigated in order to understand the biological efficiency of heavy ion radiation. The contribution of this study to the radiobiology research consists in the analysis of plasmid DNA damages induced by carbon ion radiation in biochemical buffer environments, as well as in the calculation of the RBE of carbon ions on DNA level by mean of scanning force microscopy (SFM). In order to study the DNA damages, besides the common electrophoresis method, a new approach has been developed by using SFM. The latter method allows direct visualisation and measurement of individual DNA fragments with an accuracy of several nanometres. In addition, comparison of the results obtained by SFM and agarose gel electrophoresis methods has been performed in the present study. Sparsely ionising radiation, such as X-rays, and densely ionising radiation, such as carbon ions, have been used to irradiate plasmid DNA in trishydroxymethylaminomethane (Tris buffer) and 4-(2-hydroxyethyl)-1-piperazineethanesulfonic acid (HEPES buffer) environments. These buffer environments exhibit different scavenging capacities for hydroxyl radical (HO0), which is produced by ionisation of water and plays the major role in the indirect DNA damage processes. Fragment distributions have been measured by SFM over a large length range, and as expected, a significantly higher degree of DNA damages was observed for increasing dose. Also a higher amount of double-strand breaks (DSBs) was observed after irradiation with carbon ions compared to X-ray irradiation. The results obtained from SFM measurements show that both types of radiation induce multiple fragmentation of the plasmid DNA in the dose range from D = 250 Gy to D = 1500 Gy. Using Tris environments at two different concentrations, a decrease of the relative biological effectiveness with the rise of Tris concentration was observed. This demonstrates the radioprotective behavior of the Tris buffer solution. In contrast, a lower scavenging capacity for all other free radicals and ions, produced by the ionisation of water, was registered in the case of HEPES buffer compared to Tris solution. This is reflected in the higher RBE values deduced from SFM and gel electrophoresis measurements after irradiation of the plasmid DNA in 20 mM HEPES environment compared to 92 mM Tris solution. These results show that HEPES and Tris environments play a major role on preventing the indirect DNA damages induced by ionising radiation and on the relative biological effectiveness of heavy ion radiation. In general, the RBE calculated from the SFM measurements presents higher values compared to gel electrophoresis data, for plasmids irradiated in all environments. Using a large set of data, obtained from the SFM measurements, it was possible to calculate the survive rate over a larger range, from 88% to 98%, while for gel electrophoresis measurements the survive rates have been calculated only for values between 96% and 99%. While the gel electrophoresis measurements provide information only about the percentage of plasmids DNA that suffered a single DSB, SFM can count the small plasmid fragments produced by multiple DSBs induced in a single plasmid. Consequently, SFM generates more detailed information regarding the amount of the induced DSBs compared to gel electrophoresis, and therefore, RBE can be calculated with more accuracy. Thus, SFM has been proven to be a more precise method to characterize on molecular level the DNA damage induced by ionizing radiations.

Segregation unter Stagnationsbedingungen

Anlass der Untersuchung sind Verstärkungen von strukturwandel- und globalisierungsbedingten Wandlungen unter Schrumpfungs- und Stagnationsbedingungen. Denn Stagnations- und Schrumpfungstendenzen in einer Region sind selektiv, sie begünstigen über verschiedene Mechanismen Polarisierungen und Marginalisierungen: Die allgemeine Entspannung am Wohnungsmarkt hat erhöhte Mobilität und damit sozialräumliche Segregierungen und Polarisierungen der Wohnungsversorgung zur Folge. Leerstände und ausbleibende Investitionen begünstigen Polarisierungen von baulich-räumlichen Qualitäten. Diese beiden Entwicklungen überlagern sich im Stadtraum und verstärken sich gegenseitig. Dabei verbessert sich die Wohnungsversorgung in den benachteiligten Quartieren kaum, so die Ausgangshypothesen. Die Untersuchung fragt nach den Wirkungen des Nebeneinanders von Wachstums-, Stagnations- und Schrumpfungserscheinungen auf unterschiedlichen Maßstabsebenen, dem Zusammenspiel von sozialstrukturellen und qualitativen Veränderungen der baulich-räumlichen Gegebenheiten in den Quartieren sowie in innerstädtischer Differenzierung. Dabei interessieren besonders die Einflüsse eines regional entspannten Wohnungsmarktes und dessen Folgen für die Verwertungsstrategien im Wohnungsbestand auf Segregationsprozesse und die Wohnungsversorgung. Als Fallbeispiel der Untersuchung dient die Stadt Kassel. Der sozialräumliche Fokus liegt auf drei Typen benachteiligter Quartiere: Neben den in der aktuellen Diskussion zumeist betrachteten gründerzeitlichen Arbeiterquartieren und den Großsiedlungen der 1960/70er Jahre wurden auch die peripheren Geschosswohnungsbausiedlungen der 1950er/60er Jahre in die Untersuchung einbezogen, um den unterschiedlichen Rahmenbedingungen und Wirkungen in den Quartierstypen auf die Spur zu kommen und damit letztlich Grundlagen für stadtentwicklungspolitische Strategien zu erarbeiten. Die kleinräumigen Analysen von sozialräumlicher und baulich-räumlicher Struktur sowie zur Wohnungsversorgung deckten Parallelen und gegenläufige Entwicklungen zwischen den unterschiedlichen Quartierstypen auf; es ergaben sich verschiedene Anhaltspunkte zur Erhärtung der Ausgangsthesen. So wurde z.B. deutlich, dass sich unter den Marktbedingungen stagnierender Städte die Wohnflächenversorgung in den benachteiligten Quartieren kaum verbessert. Hierin zeigt sich ein entscheidender Unterschied zu stark schrumpfenden Städten, in denen sich die Versorgungslage (fast) durchgängig verbessert. Wohnungsmarktbarrieren wirken offensichtlich unter Stagnationsbedingungen für bestimmte Bevölkerungsgruppen weiter. Da sich ihre Wirkung aber für weitere Kreise der Bevölkerung abschwächt, verschärfen sich sozialräumliche Konzentrationen. Vor allem aber wurden Überlagerung und gegenseitige Verstärkung dieser sozialräumlichen mit baulich-räumlichen Polarisierungen deutlich, die vor allem aus stadträumlich konzentrierten Investitionen in den Gebäude- und Wohnungsbestand resultieren. Letztlich zeigt sich damit, dass regulierende Eingriffe nicht nur im Rahmen des Umbaus und der Erneuerung der Quartiere erforderlich sind, sondern insbesondere auch in den Wohnungsmarkt und dies auch bei entspannter regionaler Marktlage. Andernfalls ist weder eine angemessene Wohnungsversorgung aller Bevölkerungsgruppen noch der Zusammenhalt der Stadt(Gesellschaft) zu gewährleisten. Dabei ist die Stadtpolitik permanent mit der Gleichzeitigkeit von (wirtschaftlicher) Standortpolitik und sozialer Stadtentwicklung konfrontiert, die sie im Sinne einer nachhaltigen Entwicklung gegeneinander und miteinander abwägen muss.

Perspectives of Urban Growth Management and Sustainable Development In West Bank, Hebron District as a case Study

The main objective of this PhD research study is to provide a perspective on the urban growth management and sustainable development in Palestine, and more specifically in Hebron district as a case study. Hebron is located 36 km south of Jerusalem, with an overall population size of around 600,000 people living in a total area around1246km2. Hebron is the biggest Palestinian district that has 16 municipalities and 154 localities. The research discusses and analyzes the urban planning system, economical and environmental policies and the solution required to manage and integrate the development elements to develop a sustainable development plan for Hebron. The research provides answers for fundamental questions such as what kind and definition of sustainable development are applicable to the Palestinian case?. What are the sustainability problems there and how the Israeli occupation and unstable political condition affect the sustainable development in Palestine? What are the urban growth management and sustainability policies and actions required from government, public and privets sector in Palestine? The fast urban growth in Palestine is facing many problems and challenges due to the increase in the population size and the resulting impact of this increase including, but not limited to, the demand of new houses, need for more infrastructure services, demands on new industrial, commercial, educational and health projects, which in turn reduces the area of agricultural lands and threatens the natural resources and environment. There are also other associated sustainability problems like the absence of effective plans or regulations that control urban expansion, the absence of sufficient sustainable development plans at the national levels for the district, new job requirements, Israeli restrictions and occupation for more than 60 years, existence of construction factories near residential areas, poor public awareness and poor governmental funds for service projects and development plans. The study consists of nine chapters. Chapter One includes an introduction, study objectives, problems and justifications, while Chapter Two has a theoretical background on sustainability topic and definitions of sustainability. The Palestinian urban planning laws and local government systems are discussed in Chapter Three and the methodology of research is detailed in Chapter Four. As for Chapter Five, it provides a general background on Hebron District including demographical and economical profiles, along with recommendations related to sustainable development for each profile Chapter Six addresses the urban environment, sustainability priorities and policies required. Chapter Seven discusses and analyzes infrastructure services including transportation, water and wastewater. As for Chapter Eight, it addresses the land use, housing and urban expansion beside the cultural heritage, natural heritage with relevant sustainable development polices and recommendations. Finally, Chapter Nine includes a conclusion and comprehensive recommendations integrating all of urban and sustainability event in one map. Hebron has a deep history including a rich cultural heritage aged by thousands of years, with 47% of Hebron district population under 14 years old. Being the biggest Palestinian district, Hebron has thousands of industrial and economical organizations beside a large agricultural sector at Palestine level. This gives Hebron a potential to play major roles in developing a national sustainability plan, as the current urban planning system in Palestine needs urgent reform and development to fulfill the sustainability requirement. The municipalities and ministers should find permanent financial aid for urban planning and development studies so as to face future challenges. The Palestinian government can benefit from available local human resources in development projects; hence Palestinian people have sufficient qualifications in most sectors. The Palestinian people also can invest in the privet sector in Palestine in case businessmen have been encouraged and clear investment laws and plans have been developed. The study provides recommendations associated to the sustainable development in Palestine in general and Hebron, as a case study, in specific. Recommendations include increasing the privet sector as well as the public involvement in urban growth management, and stopping unplanned urban expansion, subjecting granting building permits of new projects to the no-harm environmental impact assessment, increasing the coordination and cooperation between localities and central bodies, protection and renovation of old cites and green areas, increasing the quality and quantity of infrastructure services, establishing district urban planning department to coordinate and organize urban planning and sustainable development activities. Also, among recommendations come dividing Hebron into three planning and administrative areas (north, central and south), and dividing the sustainable development and implementation period (2010 to 2025) into three main phases. Finally, the study strongly recommends benefiting from the same urban development plans in similar districts at national and international levels, also to use new technologies and information systems in urban planning process.

Ecosystem services and adaptation for agriculture and food security: analysis of two decades (1991–2011) of financing by the Global Environment Facility

Investing in global environmental and adaptation benefits in the context of agriculture and food security initiatives can play an important role in promoting sustainable intensification. This is a priority for the Global Environment Facility (GEF), created in 1992 with a mandate to serve as financial mechanism of several multilateral environmental agreements. To demonstrate the nature and extent of GEF financing, we conducted an assessment of the entire portfolio over a period of two decades (1991–2011) to identify projects with direct links to agriculture and food security. A cohort of 192 projects and programs were identified and used as a basis for analyzing trends in GEF financing. The projects and programs together accounted for a total GEF financing of US$1,086.8 million, and attracted an additional US$6,343.5 million from other sources. The value-added of GEF financing for ecosystem services and resilience in production systems was demonstrated through a diversity of interventions in the projects and programs that utilized US$810.6 million of the total financing. The interventions fall into the following four main categories in accordance with priorities of the GEF: sustainable land management (US$179.3 million), management of agrobiodiversity (US$113.4 million), sustainable fisheries and water resource management (US$379.8 million), and climate change adaptation (US$138.1 million). By aligning GEF priorities with global aspirations for sustainable intensification of production systems, the study shows that it is possible to help developing countries tackle food insecurity while generating global environmental benefits for a healthy and resilient planet.