963 resultados para Land development


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Environmental impacts caused during Australia's comparatively recent settlement by Europeans are evident. Governments (both Commonwealth and States) have been largely responsible for requiring landholders – through leasehold development conditions and taxation concessions – to conduct clearing that is now perceived as damage. Most governments are now demanding resource protection. There is a measure of bewilderment (if not resentment) among landholders because of this change. The more populous States, where most overall damage has been done (i.e. Victoria and New South Wales), provide most support for attempts to stop development in other regions where there has been less damage. Queensland, i.e. the north-eastern quarter of the continent, has been relatively slow to develop. It also holds the largest and most diverse natural environments. Tree clearing is an unavoidable element of land development, whether to access and enhance native grasses for livestock or to allow for urban developments (with exotic tree plantings). The consequences in terms of regulations are particularly complex because of the dynamic nature of vegetation. The regulatory terms used in current legislation – such as 'Endangered' and 'Of concern' – depend on legally-defined, static baselines. Regrowth and fire damage are two obvious causes of change. A less obvious aspect is succession, where ecosystems change naturally over long timeframes. In the recent past, the Queensland Government encouraged extensive tree-clearing e.g. through the State Brigalow Development Scheme (mostly 1962 to 1975) which resulted in the removal of some 97% of the wide-ranging mature forests of Acacia harpophylla. At the same time, this government controls National Parks and other reservations (occupying some 4% of the State's 1.7 million km2 area) and also holds major World Heritage Areas (such as the Great Barrier Reef and the Wet Tropics Rainforest) promulgated under Commonwealth legislation. This is a highly prescriptive approach, where the community is directed on the one hand to develop (largely through lease conditions) and on the other to avoid development (largely by unusable reserves). Another approach to development and conservation is still possible in Queensland. For this to occur, however, a more workable and equitable solution than has been employed to date is needed, especially for the remote lands of this State. This must involve resident landholders, who have the capacity (through local knowledge, infrastructure and daily presence) to undertake most costeffectively sustainable land-use management (with suitable attention to ecosystems requiring special conservation effort), that is, provided they have the necessary direction, encouragement and incentive to do so.

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Water quality issues are heavily dependent on land development and management decisions within river and lake catchments or watersheds. Economic benefits of urbanisation may be short‐ lived without cleaner environmental outcomes. However, whole‐of‐catchment thinking is not, as yet, as frequent a consideration in urban planning and development in China as it is in many other countries. Water is predominantly seen as a resource to be ‘owned’ by different jurisdictions and allocated to numerous users, both within a catchment and between catchments. An alternative to this approach is to think of water in the same way as other commodities that must be kept moving through a complex transport system. Water must ultimately arrive at particular destinations in the biosphere, although it travels across a broad landscape and may be held up temporarily at certain places along the way. While water extraction can be heavily controlled, water pollution is far more difficult to regulate. Both have significant impacts on water availability and flows both now and in the future. As Chinese cities strive to improve economic conditions for their citizens, new centres are being rebuilt and environmental valued

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As the world’s rural populations continue to migrate from farmland to sprawling cities, transport networks form an impenetrable maze within which monocultures of urban form erupt from the spaces in‐between. These urban monocultures are as problematic to human activity in cities as cropping monocultures are to ecosystems in regional landscapes. In China, the speed of urbanisation is exacerbating the production of mono‐functional private and public spaces. Edges are tightly controlled. Barriers and management practices at these boundaries are discouraging the formation of new synergistic relationships, critical in the long‐term stability of ecosystems that host urban habitats. Some urban planners, engineers, urban designers, architects and landscape architects have recognised these shortcomings in contemporary Chinese cities. The ideology of sustainability, while critically debated, is bringing together thinking people in these and other professions under the umbrella of an ecological ethic. This essay aims to apply landscape ecology theory, a conceptual framework used by many professionals involved in land development processes, to a concept being developed by BAU International called Networks Cities: a city with its various land uses arranged in nets of continuity, adjacency, and superposition. It will consider six lesser‐known concepts in relation to creating enhanced human activity along (un)structured edges between proposed nets and suggest new frontiers that might be challenged in an eco‐city. Ecological theory suggests that sustaining biodiversity in regions and landscapes depends on habitat distribution patterns. Flora and fauna biologists have long studied edge habitats and have been confounded by the paradox that maximising the breadth of edges is detrimental to specialist species but favourable to generalist species. Generalist species of plants and animals tolerate frequent change in the landscape, frequenting two or more habitats for their survival. Specialist species are less tolerant of change, having specific habitat requirements during their life cycle. Protecting species richness then may be at odds with increasing mixed habitats or mixed‐use zones that are dynamic places where diverse activities occur. Forman (1995) in his book Land Mosaics however argues that these two objectives of land use management are entirely compatible. He postulates that an edge may be comprised of many small patches, corridors or convoluting boundaries of large patches. Many ecocentrists now consider humans to be just another species inhabiting the ecological environments of our cities. Hence habitat distribution theory may be useful in planning and designing better human habitats in a rapidly urbanising context like China. In less‐constructed environments, boundaries and edges provide important opportunities for the movement of multi‐habitat species into, along and from adjacent land use areas. For instance, invasive plants may escape into a national park from domestic gardens while wildlife may forage on garden plants in adjoining residential areas. It is at these interfaces that human interactions too flow backward and forward between land types. Spray applications of substances by farmers on cropland may disturb neighbouring homeowners while suburban residents may help themselves to farm produce on neighbouring orchards. Edge environments are some of the most dynamic and contested spaces in the landscape. Since most of us require access to at least two or three habitats diurnally, weekly, monthly or seasonally, their proximity to each other becomes critical in our attempts to improve the sustainability of our cities.

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Purpose – The rapidly changing role of capital city airports has placed demands on surrounding infrastructure. The need for infrastructure management and coordination is increasing as airports and cities grow and share common infrastructure frameworks. The purpose of this paper is to document the changing context in Australia, where the privatisation of airports has stimulated considerable land development with resulting pressures on surrounding infrastructure provision. It aims to describe a tool that is being developed to support decision-making between various stakeholders in the airport region. The use of planning support systems improves both communication and data transfer between stakeholders and provides a foundation for complex decisions on infrastructure. Design/methodology/approach – The research uses a case study approach and focuses on Brisbane International Airport and Brisbane City Council. The research is primarily descriptive and provides an empirical assessment of the challenges of developing and implementing planning support systems as a tool for governance and decision-making. Findings – The research assesses the challenges in implementing a common data platform for stakeholders. Agency data platforms and models, traditional roles in infrastructure planning, and integrating similar data platforms all provide barriers to sharing a common language. The use of a decision support system has to be shared by all stakeholders with a common platform that can be versatile enough to support scenarios and changing conditions. The use of iPadss for scenario modelling provides stakeholders the opportunity to interact, compare scenarios and views, and react with the modellers to explore other options. Originality/value – The research confirms that planning support systems have to be accessible and interactive by their users. The Airport City concept is a new and evolving focus for airport development and will place continuing pressure on infrastructure servicing. A coordinated and efficient approach to infrastructure decision-making is critical, and an interactive planning support system that can model infrastructure scenarios provides a sound tool for governance.

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Background WSUD implementation in the Gold Coast City Council area commenced more than a decade ago. As a result, Council is expected to be in possession of WSUD assets valued at over tens of million dollars. The Gold Coast City Council is responsible for the maintenance and long-term management of these WSUD assets. Any shortcoming in implementation of best WSUD practices can potentially result in substantial liabilities and ineffective expenditure for the Council in addition to reduced efficiencies and outcomes. This highlights the importance of periodic auditing of WSUD implementation. Project scope The overall study entailed the following tasks: * A state-of-the-art literature review of the conceptual hydraulic and water quality treatment principles, current state of knowledge in relation to industry standards, best practice and identification of knowledge gaps in relation to maintenance and management practices and potential barriers to the implementation of WSUD. * Council stakeholder interviews to understand current practical issues in relation to the implementation of WSUD and the process of WSUD application from development application approval to asset management. * Field auditing of selected WSUD systems for condition assessment and identification of possible strengths and weaknesses in implementation. * Review of the Land Development Guidelines in order to identify any gaps and to propose recommendations for improvement. Conclusions Given below is a consolidated summary of the findings of the study undertaken. State-of-the-art literature review Though the conceptual framework for WSUD implementation is well established, the underlying theoretical knowledge underpinning the treatment processes and maintenance regimes and life cycle costing are still not well understood. Essentially, these are the recurring themes in the literature, namely, the inadequate understanding of treatment processes and lack of guidance to ensure specificity of maintenance regimes and life cycle costing of WSUDs. The fundamental barriers to successful WSUD implementation are: * Lack of knowledge transfer – This essentially relates to the lack of appropriate dissemination of research outcomes and the common absence of protocols for knowledge transfer within the same organisation. * Cultural barriers – These relate to social and institutional factors, including institutional inertia and the lack of clear understanding of the benefits. * Fragmented responsibilities – This results from poor administrative integration within local councils in relation to WSUDs. * Technical barriers – These relate to lack of knowledge on operational and maintenance practices which is compounded by model limitations and the lack of long-term quantitative performance evaluation data. * Lack of engineering standards – Despite the availability of numerous guidelines which are non-enforceable and can sometimes be confusing, there is a need for stringent engineering standards. The knowledge gaps in relation to WSUDs are only closing very slowly. Some of the common knowledge gaps identified in recent publications have been recognised almost a decade ago. The key knowledge gaps identified in the published literature are: * lack of knowledge on operational and maintenance practices; * lack of reliable methodology for identifying life cycle issues including costs; * lack of technical knowledge on system performance; * lack of guidance on retrofitting in existing developments. Based on the review of barriers to WSUD implementation and current knowledge gaps, the following were identified as core areas for further investigation: * performance evaluation of WSUD devices to enhance model development and to assess their viability in the context of environmental, economic and social drivers; establishing realistic life cycle costs to strengthen maintenance and asset management practices; * development of guidelines specific to retrofitting in view of the unique challenges posed by existing urban precincts together with guidance to ensure site specificity; establishment of a process for knowledge translation for enhancing currently available best practice guidelines; * identification of drivers and overcoming of barriers in the areas of institutional fragmentation, knowledge gaps and awareness of WSUD practices. GCCC stakeholder interviews Fourteen staff members involved in WSUD systems management in the Gold Coast City Council, representing four Directorates were interviewed using a standard questionnaire. The primary issues identified by the stakeholders were: * standardisation of WSUD terminology; * clear protocols for safeguarding devices during the construction phase; * engagement of all council stakeholders in the WSUD process from the initial phase; * limitations in the Land Development Guidelines; * ensuring public safety through design; * system siting to avoid conflicts with environmental and public use of open space; * provision of adequate access for maintenance; * integration of social and ecosystem issues to ensure long-term viability of systems in relation to both, vandalism and visual recreation; * lack of performance monitoring and inadequacy of the maintenance budget; * lack of technical training for staff involved in WSUD design approvals and maintenance; incentives for developers for acting responsibly in stormwater management. Field auditing of WSUD systems A representative cross section of WSUD systems in the Gold Coast were audited in the field. The following strengths and weaknesses in WSUD implementation were noted: * The implementation of WSUD systems in the field is not consistent. * The concerns raised by the stakeholders during the interviews in relation to WSUD implementation was validated from the observations from the field auditing, particularly in relation to the following: * safeguarding of devices during the construction phase * public safety * accessibility for maintenance * lack of performance monitoring by Council to assess system performance * inadequate maintenance of existing systems to suit site specific requirements. * A treatment train approach is not being consistently adopted. * Most of the systems audited have satisfactorily catered for public safety. Accessibility for maintenance has been satisfactorily catered for in most of the systems that were audited. * Systems are being commissioned prior to construction activities being substantially completed. * The hydraulic design of most systems appears to be satisfactory. * The design intent of the systems is not always clear. Review of Land Development Guidelines The Land Development Guidelines (TDG) was extensively reviewed and the following primary issues were noted in relation to WSUD implementation: * the LDG appears to have been prepared primarily to provide guidance to developers. It is not clear to what extent the guidelines are applicable to Council staff involved in WSUD maintenance and management; * Section 13 is very voluminous and appears to be a compilation of a series of individual documents resulting in difficulties in locating specific information, a lack of integration and duplication of information; * the LDG has been developed with a primary focus on new urban precinct development and the retrofitting of systems in existing developments has not been specifically discussed; * WSUDs are discussed in two different sections in the LDG and it is not clear which section takes precedence as there are inconsistencies between the two sections; there is inconsistent terminology being used; * there is a need for consolidation of information provided in different sections in the LDG; * there are inconsistencies in the design criteria provided; * there is a need for regular updating of the LDG to ensure that the information provided encompasses the state-of-the-art; * there is limited guidance provided for the preparation of maintenance plans and life cycle costing to assist developers in asset handover and to assist Council staff in assessment. * Based on these observations, eleven recommendations have been provided which are discussed below. Additionally, the stakeholder provided the following specific comments during the interviews in relation to the LDG: * lack of flexibility to cover the different stages of the life cycle of the systems; * no differentiation in projects undertaken by developers and Council; * inadequate information with regards to safety issues such as maximum standing water depth, fencing and safety barriers and public access; * lack of detailed design criteria in relation to Crime Prevention through Environmental Design, safety, amenity, environment, surrounding uses and impacts on surroundings; * inadequate information regarding maintenance requirements specific to the assessment and compliance phases; * recommendations for plantings are based primarily on landscape requirements rather than pollutant uptake capability. Recommendations With regards to the Land Development Guidelines, the following specific recommendations are provided: 1. the relevant sections and their extent of applicability to Council should be clearly identified; 2. integration of the different subsections within Section 13 and re-formatting the document for easy reference; 3. the maintenance guidelines provided in Section 13 should be translated to a maintenance manual for guidance of Council staff; 4. should consider extending the Guidelines to specifically encompass retrofitting of WSUD systems to existing urban precincts; 5. Section 3 needs to be revised to be made consistent with Section 13, to ensure priority for WSUD practices in urban precincts and to move away from conventional stormwater drainage design such as kerb and channelling; 6. it would also be good to specify as to which Section takes predominance in relation to stormwater drainage. It is expected that Section 13 would take predominance over the other sections in the LDG; 7. terminology needs to be made consistent to avoid confusion among developers and Council staff. Water Sensitive Urban Design is the term commonly used in Australia for stormwater quality treatment, rather than Stormwater Quality Improvement Devices. This once again underlines the need for ensuring consistency between Section 3 and Section 13; 8. it would also be good if there is a glossary of commonly used terms in relation to WSUD for use by all stakeholders and which should also be reflected in the LDG; 9. consolidation of all WSUD information into one section should be considered together with appropriate indicators in other LDG Sections regarding the availability of WSUD information. Ensuring consistency in the information provided is implied; 10. Section 13 should be updated at regular intervals to ensure the incorporation of the latest in research outcomes and incorporating criteria and guidance based on the state-of-the-art knowledge. The updating could be undertaken, say, in five year cycles. This would help to overcome the current lack of knowledge transfer; 11. the Council should consider commissioning specialised studies to extend the current knowledge base in relation to WSUD maintenance and life cycle costing. Additionally, Recommendation 10 is also applicable in this instance. The following additional recommendations are made based on the state-of-the-art literature review, stakeholder interviews and field auditing of WSUD systems: 1. Performance monitoring of existing systems to assess improvements to water quality, identify modifications and enhancements to improve performance; 2. Appropriate and monitored maintenance during different phases of development of built assets over time is needed to investigate the most appropriate time/phase of development to commission the final WSUD asset. 3. Undertake focussed investigations in the areas of WSUD maintenance and asset management in order to establish more realistic life cycle costs of systems and maintenance schedules; 4. the engagement of all relevant Council stakeholders from the initial stage of concept planning through to asset handover, and ongoing monitoring. This close engagement of internal stakeholders will assist in building a greater understanding of responsibilities and contribute to overcoming constraints imposed by fragmented responsibilities; 5. the undertaking of a public education program to inform the community of the benefits and ecosystem functions of WSUD systems; 6. technical training to impart state-of-the-art knowledge to staff involved in the approval of designs and maintenance and management of WSUD projects; 7. during the construction phase, it is important to ensure that appropriate measures to safeguard WSUD devices are implemented; 8. risks associated with potential public access to open water zones should be minimised with the application of appropriate safety measures; 9. system siting should ensure that potential conflicts are avoided with respect to public and ecosystem needs; 10. integration of social and ecosystem issues to ensure long-term viability of systems; provide incentives to developers who are proactive and responsible in the area of stormwater management.

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With the fast development of urban sprawl and renewal in China, many buildings are “non-nature” short-lived, i.e. demolished after only a few years. For this concern, this research explores the influencing factors of short-lived buildings and provides the scientific foundation for sustainable urban management and planning. Cases for this research are 1734 buildings demolished in Jiangbei district, the middle region of Chongqing City. Internal and external factors for the short-lived buildings are identified by applying logistic analysis. The results indicate that nine factors have significant influence on short-lived buildings. This research also find that buildings with low density, utilization and compensation while high land development potential are more likely to become short-lived buildings.

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Recent decades have seen an almost obsessive focus on creativity in an urban development context. Yet, creativity has come to be prized not so much for the intrinsic values of imagination, innovation and experimentation as for the possibility to exploit these qualities as a means of urban revitalization and wealth generation. This policy emphasis has both contributed to the misplaced assumption that artistic activity causes gentrification and displacement while, at the same time, often setting in motion programs that are detrimental to the creative environments such policies claim to support. It is time to end the current approach to creative city planning, which treats the arts as amenities to catalyze land development and lure upscale consumption.

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Purpose The object of this paper is to examine whether the improvements in technology that enhance community understanding of the frequency and severity of natural hazards also increased the risk of potential liability of planning authorities in negligence. In Australia, the National Strategy imposes a resilience based approach to disaster management and stresses that responsible land use planning can reduce or prevent the impact of natural hazards upon communities. Design/methodology/approach This paper analyses how the principles of negligence allocate responsibility for loss suffered by a landowner in a hazard prone area between the landowner and local government. Findings The analysis in this paper concludes that despite being able to establish a causal link between the loss suffered by a landowner and the approval of a local authority to build in a hazard prone area, it would be in the rarest of circumstances a negligence action may be proven. Research limitations/implications The focus of this paper is on planning policies and land development, not on the negligent provision of advice or information by the local authority. Practical implications This paper identifies the issues a landowner may face when seeking compensation from a local authority for loss suffered due to the occurrence of a natural hazard known or predicted to be possible in the area. Originality/value The paper establishes that as risk managers, local authorities must place reliance upon scientific modelling and predictive technology when determining planning processes in order to fulfil their responsibilities under the National Strategy and to limit any possible liability in negligence.

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Sixteen irrigation subsystems of the Mahi Bajaj Sagar Project, Rajasthan, India, are evaluated and selection of the most suitable/best is made using data envelopment analysis (DEA) in both deterministic and fuzzy environments. Seven performance-related indicators, namely, land development works (LDW), timely supply of inputs (TSI), conjunctive use of water resources (CUW), participation of farmers (PF), environmental conservation (EC), economic impact (EI) and crop productivity (CPR) are considered. Of the seven, LDW, TSI, CUW, PF and EC are considered inputs, whereas CPR and EI are considered outputs for DEA modelling purposes. Spearman rank correlation coefficient values are also computed for various scenarios. It is concluded that DEA in both deterministic and fuzzy environments is useful for the present problem. However, the outcome of fuzzy DEA may be explored for further analysis due to its simple, effective data and discrimination handling procedure. It is inferred that the present study can be explored for similar situations with suitable modifications.

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In March 2007 CSU-Monterey Bay began hydrologic monitoring of Santa Lucia Preserve for the Santa Lucia Conservancy. This project is a continuation of monitoring begun by Balance Hydrologics as part of the permit requirements for land development. The purpose of this annual report is to present data summaries for the 2007 water year (October 1, 2006 to September 31, 2007). Rainfall in water year 2007 was very low, representing the 15 year drought rainfall. Streamflow was relatively low as well as indicated by baseflow conditions approaching the drought conditions of water-year 1991 (Croyle and Smith, 2007). Document contains 30 pages)

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The rapidly expanding population and economic growth in the seven counties of the East Central Florida Regional Planning Council as shown in Figure 1, herein called the East Central Florida Region or the Region, has resulted in increasing demands on its water resources. Although there is abundant water in the Region as a whole, the water in some areas of the Region is of unacceptable quality for most uses. As the population increases the demand for water will become much greater and the available supply may be reduced by pollution and increased drainage necessitated by urbanization and other land development- Ground-water supplies can be increased by capturing and storing water underground that now drains to the sea or evaporates from swamp areas. Research is needed, however, to develop artificial-recharge methods that are feasible and which will preserve or improve the quality of water in the aquifer. (PDF contains 57 pages)

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This paper focuses on the financial analysis involved in setting up of fish farming on a small-scale in a homestead. About 0.5 acres of land was used for the construction of pond which as a stock of Clarias spp/ Heterobranchus spp and Tilapia spp at the ratio of one to three for a period of 12 months. The land/land development cost is N26,500.00, pond construction cost, N35,700.00, equipment cost, N2,650.00 and stock/Input requirement cost N155,727.00 while the revenue from sales is N376,000.00. A cash flow analysis is also calculated for the fish farm, which is N155,423.00 for first year cash flow, and appropriate profit/mosses were calculated for five-year production cycle of N1,036,515.00 million. At the end appreciable profit is realized from the enterprises. This type of enterprises is viable for small-scale farmers to practices and adopted for financial support for their family

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Ce mémoire a comme objectif de présenter une revue de la littérature et une analyse comparative des différents modèles existants pour le calcul de la capacité de support d’un plan d’eau aux apports en phosphore. Ce document a aussi pour but d’évaluer les différentes options pour l’utilisation de ce genre d’outil au Québec, ainsi que d’amorcer une réflexion sur les applications possibles de ce concept au niveau local, en lien avec l’aménagement du territoire des bassins versants. L’analyse comparative des modèles théoriques, combinée à la réflexion d’acteurs clés impliqués actuellement dans un processus qui consiste à tester leur utilisation dans les Laurentides au Québec, a permis de mettre en relief l’importance de calibrer les modèles régionalement. De plus, certains avantages semblent résider dans l’utilisation d’un modèle de nature empirique afin d’effectuer les prédictions sur les apports naturels et totaux en phosphore pour les lacs de cette région. Par contre, l’utilisation d’une approche de type « bilan de masse », s’avère tout de même indispensable afin de relativiser l’importance des différents apports anthropiques en phosphore du bassin versant. Dans l’avenir, l’utilisation de tels modèles permettra possiblement de justifier certaines mesures restrictives au développement des bassins versants, qui pourront s’insérer parmi les outils d’urbanisme actuels. Ce sont principalement les municipalités qui détiennent les pouvoirs nécessaires afin d’intégrer les prescriptions découlant de ce genre d’analyse à l’aménagement du territoire des bassins versants. Plusieurs outils d’urbanisme, tels que les plans d’aménagement d’ensemble (PAE) ou bien les règlements de zonage et de lotissement, semblent donner assez de latitude afin de permettre aux municipalités d’intervenir en ce sens. Toutefois, les modèles de capacité de support ne pourront pas être utilisés afin de calculer un nombre précis d’habitations qu’il est possible de construire dans le bassin versant d’un lac.

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People in several parts of the world as well in India countenance an immense confront to meet the basic needs of water. The crisis is not due to lack of fresh water but its availability in adequate superiority. Environmental quality objectives should be developed in order to define acceptable loads on the terrain. There has been a number of initiatives in water quality monitoring but the next step towards improving its quality hasn’t taken the required pace. Today, there is a growing need to create awareness among citizens on the different technologies available for improving the water quality. Monitoring facilitate to apprehend how land and water use distress the quality of water and assist in estimating the extent of pollution. Once these issues are recognized, people can work towards local solutions to manage the indispensable resource effectively. Ground waters are extremely precious resources and in many countries together with India they represent the most important drinking water supply. They are generally microbiologically pure and, in most cases, they do not need any treatment. This communiqué is intended to act as a channel on the various paraphernalia and techniques accessible for groundwater quality assessment and suggesting the assured precautionary measures to embark on environment management. This learning is imperative considering that groundwater as the exclusive source of drinking water in the region which not makes situation alarming but also calls for immediate attention. The scope of this work is somewhat vast. Water quality in Ernakulam district is getting deteriorated due to the fast growth of urbanization. The closure of several water bodies due to land development and construction prevents infiltration of rainwater into the ground and hence recharge the aquifers. Most of the aquifers are getting polluted from the industrial effluents and chemicals and fertilizers used in agriculture. Such serious issues require proper monitoring of groundwater and steps are to be taken for remedial measures. This study helps in the total protection of the rich resource of groundwater and its sustainability. Socio-economic aspect covered could be used for conducting further individual case studies and to suggest remedial measures on a scientific basis. The specific study taken up for 15 sites can be further extended to the sources of pollution, especially industrial and agriculture

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El hecho de que, desde la Constitución de 1991, normas y sentencias tiendan en considerar que los ejecutivos locales (alcaldes, gobernadores) deben ser unos agentes regidores que practican el gobierno del territorio y la “descentralización controlada” más que unos actores gobernantes, defensores de la gobernancia de sus territorios, plantea la cuestión de saber por qué y cómo aquéllos pueden combinar este doble rol. La mayor parte de la respuesta se encuentra en el examen simultáneo de la lógica de regulación de las políticas pública (Muller, 1997 y 2002) y de las condiciones de su implementación en el territorio o “despliegue territorial” (Medellín, 2003).La territorialidad de una política pública se refiere, según Muller, a una situación en la cual la lógica dominante de una política pública es una lógica territorial u horizontal (regulación de un territorio geográfico en una dialéctica centro-periferia), mientras la sectorialidad se refiere a una situación en la cual la lógica dominante de una política pública es una lógica sectorial o vertical (regulación de la reproducción de un sector determinado verticalmente en una dialéctica global-sectorial). A cada lógica de regulación de las políticas públicas le corresponde una manera de gobernar un territorio: el gobierno del territorio para la sectorialidad y la gobernancia de los territorios para la territorialidad.Al contrario del caso francés en el cual la construcción del Estado marca el fin de una lógica de territorialidad (la “territorialidad tradicional”), el Estado colombiano es un Estado endémico, un Estado fragmentado confrontado a la lucha por el control territorial y el temor a la fractura de la unidad territorial (Navas, 2003). Su capacidad parcial por cubrir todo el territorio y actuar sobre él (su “territorialidad parcial” según Medellín) afecta su gobernabilidad y el despliegue territorial de las políticas públicas, sometido a negociaciones inciertas, cercanas a la temática de la gobernancia.Por ello, la gobernabilidad en Colombia sólo es posible mediante políticas públicas híbridas, hijas del “matrimonio indisoluble de la sectorialidad y de la territorialidad”, de la “secterritorialidad”, que combina en proporción variable lógica sectorial (o sectorialidad, que implica centralización) y lógica territorial (o territorialidad, que implica descentralización), gracias a un modo de gobierno híbrido, la “gobiernancia” del territorio, ésta es una “dosificación” compleja entre gobier-no y gobernancia. Es, entonces, posible determinar el grado de territorialidad y de sectorialidad de una política pública en un momento dado y clasificar las políticas públicas según su grado de territorialidad y de sectorialidad, es decir, según la importancia relativa de sus lógicas de regulación.Si el periodo que empieza al iniciar los años setenta, y que termina al iniciar los años ochenta es un periodo en el cual domina primordialmente la sectorialidad y se asegura la gobernabilidad recurriendo casi exclusivamente al gobierno del territorio a través del despliegue territorial separado de cada sector, el periodo que va de 1984 a la época actual, caracterizado por la “descentralización controlada”, señala un cambio parcial de lógica de regulación de las políticas públicas a través del recurrir parcial a la lógica de territorialidad como respuesta a alguna crisis de sectorialidad.Como bien lo muestra el análisis y la evaluación de las políticas públicas de vivienda de interés social, ordenamiento y desarrollo del territorio municipal, educación y acueducto y alcantarillado, la gobernabilidad en este secundo periodo está asegurada, entonces, sólo gracias a la gobiernancia en los territorios o combinación entre el gobierno del territorio y la gobernancia de los territorios, es decir, gracias a un modo de gobierno híbrido que les permite a los ejecutivos locales conciliar su inclinación por la gobernancia de sus territorios y sus obligaciones en cuanto al gobierno del territorio y ser, al mismo tiempo, actores gobernantes y agentes regidores.-----Since the 1991 Constitution, most rulings and sentences tend to consider that individuals in charge of the local executive power (mayors, governors) should be some sort of tuling aldermen responsible for their particular territories and their “controlled decentralization” instead of actual governing actors, advocates and defenders of the governance of their territories. This fact raises the questions of why and how they can possibly play this double role. The bulk of the answer to this question can be found by examining both the logic behind public policies (Muller) and the conditions in whixh these are implemented in each territory, or “territorial deployment” (Medellìn).According to Muller, the territoriality of a particular public policy refers to a situation whereby the prevailing logic is territorial or horizontal (regulation of a geographical territory follows a center-periphery scheme), whereas its sectoriality refers to a situation whereby the prevailing logic is sectorial or vertical (regulation of a sector’s reproduction is vertically determined by a global-sectorial scheme). For each regulation logic behind public policies there is a corresponding way of governing a particular territory: governing the territory for the sake of sectoriality, and governing it for the sake of territoriality.As opposed to the French case, whereby the construction of the State signals the purposes of a territorial logic (“traditional territoriality”), the Colombian State is na endemic one, a fragmented State struggling for territorial control and in fear of the fragmentation of territorial unity (Navas). Its limited capacity to cover the whole territory and to act on it (its “limited or partial territoriality”, according to Medellín) affects governability as well as the deployment of public policies, which is frequently subject to uncertain negotiations related to the problem of governance.That es why governability in Colombia is only possible through hybrid public policies, which are in turn the result of the “indissoluble marriage between sectoriality and territoriality”, the result of a sort of “secterritoriality” which combines in various proportions a sectorial logic (or sectoriallity, which implies centralization) and a territorial logic (or territoriallity, which implies decentralization), all due to a hybrid form of governmen, or “governance” of the territory, a complex and variable dosage of both government and governance. Keeping this in mind, it is possible to establish the degree of territoriality and sectoriality of a public policy at a particular time, and to classify public policies according to their degree of territoriality and/or sectoriality, that is, according to the relative importance of the logics behind their regulation.From the early 70s to the early 80s, sectoriality prevailed and governability was guaranteed almost exclusively through the separate territorial deployment of each sector, then, from 1984 to the present, “controlled decentralization” has shown partial changes in the regulation logic behind public policies by resorting, at least in part, to a logic of territoriality in response to some sort of sectorriality crisis.As can be clearly seen after analyzing and evaluatin public policies in matters such as statesubsidized housing, municipal land development and legislation, education, water and sewage services, governability during this second period can only be guaranteed by governance in the territories or by a combination of both, government in the territory and governance in the territories. In other words, governability is possible thanks to a type of hybrid government that allows those in charge of exercising local executive power to reconcile their bias towards the governance of their teritories and their duties vis-àvis the government of the territory, but capable of being, at the same time, governing actors and ruling agents, active modern-day aldermen.