Understanding residential house prices : examining the contribution of social area analysis

A complete understanding of residential housing markets, particularly in relation to variations in house prices both within and between suburbs, continues to present challenges to property researchers and forecasters. Factors affecting changes in housing demand are not yet completely understood, and accordingly market changes cannot always be confidently predicted. Most urban cities contain precincts that have high or low house values at the same time, regardless of characteristics such as distance to the city centre, location of transport or topography. Exactly why these variations in suburb values occur is often unclear, although local residents are able to easily identify differences between the status of each suburb, especially when one area is clearly perceived as superior to another. Consequently, houses in premium suburbs are sold for substantially more than houses in other areas, primarily due to this perceived higher demand. An understanding of reasons behind varying levels of buyer demand has always been difficult to fully encapsulate in housing studies, even though clear links have been observed between housing affordability and the type of inhabitant that would live in a particular area. This study confirms that traditional economic indicators can not always observe the degree of purchaser and vendor willingness in the residential property market, as per the International Valuation Standards Committee definition of market value, and substantial consideration must also be given to characteristics of individual buyers and sellers within the marketplace. No longer can the focus be narrowly focussed just on endogenous factors such as interest rates and inflation levels.
Accordingly, this research draws the disciplines of demography and housing research closer together and looks to social indicators for an insight into the level of house prices. To establish this link, a two-stage process is adopted where social area analysis initially identifies the characteristics of suburbs within an urban area. This information is then used to examine variations in suburb values, resulting in a clearer understanding of the relationship between demographic variables and house prices. This research analysed changes in the value of established residential house prices in Melbourne, Australia as well as the relationship with social structure. The added dimension of time highlighted change, with data drawn from 1996 and 2001. The results confirmed the existence of strong linkages between social constructs and established house prices. Whilst acknowledging that the overall level of house values is influenced by external economic and political factors, differences between suburb values can be explained by demographic variables. The results confirm that increased emphasis must be placed upon demography when seeking to understand variations in residential property values between urban areas.

Study on the visual performance of a traditional residential neighborhood in old Cairo

Traditional dwellings located in the hot arid zones of the Arabian regions are well known for their sensitive architectural response to the region’s climatic conditions and socio-cultural norms. The majority of these dwellings are well recognized for their courtyard arrangement and perforated fenestration system that evolved to control the harsh solar, climatic conditions without compromising the aesthetic quality of space and occupants’ wellbeing. However, the unique visual characteristics of these structures cannot be fully appreciated by assessing the visual performance of buildings in isolation from their urban context. Given the fact that much of the character of the traditional settlements of this region came from the collective visual perception of their architectural components as well as urban patterns. This paper presents a methodology that can be used to assess daylight behaviour at an architectural level as well as at an urban scale. The work examines the daylight behaviour of a well-known historic alleyway and of a courtyard house in the old city of Cairo. The variability in the visual perception and comfort for a typical pedestrian street and the occupants of the house was predicted using Radiance IES simulation modelling tool and a scaled model under an artificial sky dome. A comparative analysis between simulated results and measured values at target points was conducted and the results reveal a reasonable agreement with the simulation results. Preliminary results from the first phase of modelling were presented that give an insight into the overall visual experience in the traditional settlements in the Old City of Cairo where daylight has contributed to the place unique sense of identity.

Study on the visual performance of a traditional residential neighborhood in Old Cairo

Traditional dwellings located in the hot arid zone in Egypt are well known for their sensitive architectural response to the region's climatic conditions and socio-cultural norms. The majority of these dwellings are well recognized for their courtyard arrangement and perforated fenestration systems that evolved to control the harsh solar, climatic conditions without compromising the aesthetic quality of the space and the occupants' well-being. The unique visual characteristics of these structures cannot be fully appreciated by assessing the visual performance of buildings in isolation from their urban context. Much of the character of the traditional urban fabric of this region came from the collective visual perception of its architectural components as well as urban patterns. This paper examines daylight behavior of a well-known historic alleyway and of a courtyard house in the Old City of Cairo. Using the Radiance IES simulation modeling tool and a scaled model under an artificial sky dome, the paper investigates the visual comfort in a typical pedestrian street and a selected house. A comparative analysis between simulated results and measured values at target points was conducted. The results indicate a reasonable agreement with the simulation results. The paper gives an insight into the overall visual experience in the traditional settlements in the Old City of Cairo in relation to daylight components and hence their contribution to the unique sense of identity of the place.

Is the migrant house in Australia an Australian vernacular architecture?

This report seeks to understand the meaning of the migrant house in Melbourne, Australia. Following a discussion of the Australian vernacular house, it asks what it is that makes the migrant house a unique category, different from other, nonmigrant houses in Australia. Reporting on research on seventeen migrant houses in the suburbs of Melbourne, it then shows how three architectural elements - the facade, the terrace, and the back yard - differentiate these houses from other examples of the Australian vernacular. Finally, it argues that, through their different "migrant aesthetics," the three architectural elements illustrate how soda-spatial features have facilitated and eased the adaptation of migrants to life in Australia.

Financial constraints and house prices: an international perspective

In this paper, we show substantial empirical evidence that house prices are more sensitive to shocks to percapita income, in countries where housing finance is more developed. This result is consistent with the theoretical framework developed in the paper, where we study the impact ofprogressive relaxation of financiai constraints on housing demand and equilibrium house prices. Our results are consistent with recent literature on financiai constraints and business investment, which argues that the investment of less constrained firms can be more sensitive to changes in cash flow. More broadly, our results challenge the traditional view that financiai development leads to smaller fluctuations in key economic variables. The policy implications are c1ear and important. Even iffinancial development is desirable for other reasons, the potential associated increase in volatility should be an explicit policy concern.

Compressed Air, Wooden Clappers, and Other Non-Traditional Methods for Dispersing European Starlings from an Urban Roost

During autumn 2003, several thousand European starlings (Sturnus vulgaris) began roosting on exposed I-beams in a newly constructed, decorative glass canopy that covered the passenger pick-up area at the terminal building for Cleveland Hopkins International Airport, Ohio. The use of lethal control or conventional dispersal techniques, such as pyrotechnics and fire hoses, were not feasible in the airport terminal area. The design and aesthetics of the structure precluded the use of netting and other exclusion materials. In January 2004, an attempt was made to disperse the birds using recorded predator and distress calls broadcast from speakers installed in the structure. This technique failed to disperse the birds. In February 2004, we developed a technique using compressed air to physically and audibly harass the birds. We used a trailer-mounted commercial air compressor producing 185 cubic feet per minute of air at 100 pounds per square inch pressure and a 20-foot long, 1-inch diameter PVC pipe attached to the outlet hose. One person slowly (< 5 mph) drove a pick-up truck through the airport terminal at dusk while the second person sat on a bench in the truck bed and directed the compressed air from the pipe into the canopy to harass starlings attempting to enter the roost site. After 5 consecutive nights of compressed-air harassment, virtually no starlings attempted to roost in the canopy. Once familiar with the physical effects of the compressed air, the birds dispersed at the sound of the air. Only occasional harassment at dusk was needed through the remainder of the winter to keep the canopy free of starlings. Similar harassment with the compressor was conducted successfully in autumn 2004 with the addition of a modified leaf blower, wooden clappers, and laser. In conclusion, we found compressed air to be a safe, unobtrusive, and effective method for dispersing starlings from an urban roost site. This technique would likely be applicable for other urban-roosting species such as crows, house sparrows, and blackbirds.

HOUSE-TO-HOUSE SURVEY OF ACCESS TO AND USE OF PUBLIC HEALTH FACILITIES IN METROPOLITAN LAGOS, NIGERIA

One of the broad objectives of the Nigerian health service, vigorously being pursued at all levels of government, is to make comprehensive health care available and accessible to the population at the lowest possible cost, within available resources. Some state governments in the federation have already introduced free medical service as a practical way to remove financial barriers to access and in turn to encourage greater utilization of publicly funded care facilities.^ To aid health planners and decision makers in identifying a shorter corridor through which urban dwellers can gain access to comprehensive health care, a health interview survey of the metropolitan Lagos was undertaken. The primary purpose was to ascertain the magnitude of access problems which urban households face in seeking care from existing public facilities at the time of need. Six categories of illness chosen from the 1975 edition of the International Classification of Disease were used as indicators of health need.^ Choice of treatment facilities in response to illness episode was examined in relation to distance, travel time, time of use and transportation experiences. These were graphically described. The overall picture indicated that distance and travel time coexist with transportation problems in preventing a significant segment of those in need of health care from benefitting in the free medical service offered in public health facilities. Within this milieu, traditional medicine and its practitioners became the most preferred alternative. Recommendations were offered for action with regard to decentralization of general practitioner (GP) consultations in general hospitals and integration of traditional medicine and its practitioners into public health service. ^

In-House Risk

Over the last thirty years or so, as the number of in-house counsel rose and their role increased in scope and prominence, increased attention has been given the various challenges these lawyers face under the ABA Model Rules of Professional Conduct, from figuring out who is the client the in-house lawyer represents, to navigating conflicts of interest, maintaining independence, and engaging in a multijurisdictional practice of law. Less attention, to date, has been given to business risk assessment, perhaps in part because that function appears to be part of in-house counsel’s role as a business person rather than as a lawyer. Overlooking the role of in-house counsel in assessing risk, however, is a risky proposition, because risk assessment constitutes for some in-house counsel a significant aspect of their role, a role that in turn informs and shapes how in-house counsel perform other more overtly legal tasks. For example, wearing her hat as General Counsel, a lawyer for the entity-client may opine and explain issues of compliance with the law. Wearing her hat as the Chief Legal Officer, however, the same lawyer may now be called upon as a member of business management to participate in the decision whether to comply with the law. After outlining some of the traditional challenges faced by in-house counsel under the Rules, this short essay explores risk assessment by in-house counsel and its impact on their role and function under the Rules. It argues that the key to in-house lawyers’ successful navigation of multiple roles, and, in particular, to their effective assessment of business risk is keen awareness of the various hats they are called upon to wear. Navigating these various roles may not be easy for lawyers, whose training and habits of mind often teach them to zoom in on legal risks to the exclusion of business risks. Indeed, law schools continue to teach law students “to think like a lawyer” and law firms, the historical breeding grounds for in-house counsel positions, in a world of increased specialization master the narrower contemplation of legal questions. Yet the present and future of in-house counsel practice demand of its practitioners the careful and gradual coming to terms, buildup and mastery of business risk analysis skills, alongside the cultivation of traditional legal risk analysis tools.

No evolution but revolution: The future of the Dutch terraced house

Dealing with the environmental problems is one of the biggest challenges within the field of architectural technology. Solutions to this problem are mostly exclusively sought in materials and computer technology. However, far more attention should be paid to humans and their role in this problem. This paper presents a small part of our bachelor thesis, which started as an investigation on the Dutch terraced house and through research ended as a study on the human behaviour and motivation. The first part of this paper, the evolution, is focussed on the traditional way of problem solving. The second part, the revolution, is focussed on human behaviour and motivation. These two studies put together lead to our conclusion: The only way to structurally solve our environmental problem is to revolutionize our way of building by involving the human interaction into our solution instead of forcing it out.

House building productivity : a study of labour requirements on Scottish house building sites using activity sampling methods

This study is concerned with labour productivity in traditional house building in Scotland. Productivity is a measure of the effective use of resources and provides vital benefits that can be combined in a number of ways. The introduction gives the background to two Scottish house building sites (Blantyre and Greenfield) that were surveyed by the Building Research Establishment (BEE) activity sampling method to provide the data for the study. The study had two main objectives; (1) summary data analysis in average manhours per house between all the houses on the site, and (2) detailed data analysis in average manhours for each house block on the site. The introduction also provides a literature review related to the objectives. The method is outlined in Chapter 2, the sites are discussed in Chapter 3, and Chapter 4 covers the method application on each site and a method development made in the study. The summary data analysis (Chapter 5) compares Blantyre and Greenfield, and two previous BEE surveys in England. The main detailed data analysis consisted of three forms, (Chapters 6, 7 and 8) each applied to a set of operations. The three forms of analysis were variations in average manhours per house for each house block on the site compared with; (1) block construction order, (2) average number of separate visits per house made by operatives to each block to complete an operation, and (3) average number of different operatives per house employed on an operation in each block. Three miscellaneous items of detail data analysis are discussed in Chapter 9. The conclusions to the whole study state that considerable variations in manhours for repeated operations were discovered, that the numbers of visits by operatives to complete operations were large and that the numbers of different operatives employed in some operations were a factor related to productivity. A critique of the activity sampling method suggests that the data produced is reliable in summary form and can give a good context for more detailed data collection. For future work, this could take the form of selected operations, with the context of an activity sampling survey, that wuld be intensively surveyed by other methods.

Professional house painters

General note: Title and date provided by Bettye Lane.

In-house Preparation of Examination Papers using troff, tbl, and eqn.

Starting in December 1982 the University of Nottingham decided to phototypeset almost all of its examination papers `in house' using the troff, tbl and eqn programs running under UNIX. This tutorial lecture highlights the features of the three programs with particular reference to their strengths and weaknesses in a production environment. The following issues are particularly addressed: Standards -- all three software packages require the embedding of commands and the invocation of pre-written macros, rather than `what you see is what you get'. This can help to enforce standards, in the absence of traditional compositor skills. Hardware and Software -- the requirements are analysed for an inexpensive preview facility and a low-level interface to the phototypesetter. Mathematical and Technical papers -- the fine-tuning of eqn to impose a standard house style. Staff skills and training -- systems of this kind do not require the operators to have had previous experience of phototypesetting. Of much greater importance is willingness and flexibility in learning how to use computer systems.

The role of traditional regulation in the Indigenous villages for conservation of village pattern

Balinese traditional architecture is a significant treasure which has been inherited to the Balinese descendants. Scholars over the last 50 years have identified this statement, pointing to the unique and distinctiveness of Balinese culture and its associated architecture. Their research documents Balinese architecture and culture of the past and how Balinese architecture has been affected by development pressures in Bali, and in the Indonesian nation as a whole. This knowledge can understood through their research that documents how the Balinese people interact with their society, to their spiritual realm and with their environment, and to their God which is integral to their philosophy of Tri Hita Karana which is their universal discourse. This historical relationship has ensured that Bali Island has become a major tourism destination and is considered one the most beautiful places on Earth, both of which result in increasing pressures upon Bali that directly affect the nature and quality of Balinese life.

The old mind the house: the elderly and their place in the modern Minangkabau family in Indonesia

The many local cultures of Indonesia are often thought of as being more family-oriented than is usual in western societies and taking a more communal approach to providing care for individuals who require it within the context of traditional family and social structures. While this situation does represent an idealized conceptualization of traditional values, the reality of modern life in Indonesia has often not supported the maintenance of such patterns. This paper investigates the dilemma faced by many Minangkabau families in caring for elderly relatives in modern Indonesia. Based on a large study of aging among members of this ethnic group, it describes the social forces that shape modernIndonesian life and their effects on traditional social structures with a focus on the impact of such change on the experience of older individuals. In the context of increasing life expectancy nationwide, care alternatives for the elderly are required as traditional structures either no longer exist or are increasingly inadequate to accommodate the needs of older people who often have significant health problems. This paper focuses on the way Minangkabau families are addressing the needs of older relatives and the changing experience of these elderly themselves relative to the culturally expected norm of the past.