UK commercial property lease structures: Landlord and tenant mismatch

UK commercial property lease structures have come under considerable scrutiny during the past decade since the property crash of the early 1990s. In particular, tenants complained that the system was unfair and that it has blocked business change. Government is committed, through its 2001 election manifesto, to promote flexibility and choice in the commercial property lettings market and a new voluntary Commercial Leases Code of Practice was launched in April 2002. This paper investigates whether occupiers are being offered the leases they require or whether there is a mismatch between occupier requirements and actual leases in the market. It draws together the substantial data now available on the actual terms of leases in the UK and surveys of corporate occupiers' attitude to their occupation requirements. Although the data indicated that UK leases have become shorter and more diverse since 1990, this is still not sufficient to meet the current requirements of many corporate occupiers. It is clear that the inability to manage entry and exit strategies is a major concern to occupiers. Lease length is the primary concern of tenants and a number of respondents comment on the mismatch between lease length in the UK and business planning horizons. The right to break and other problems with alienation clauses also pose serious difficulties for occupiers, thus reinforcing the mismatch. Other issues include repairing and insuring clauses and the type of review clause. There are differences in opinion between types of occupier. In particular, international corporate occupiers are significantly more concerned about the length of lease and the incidence of break clauses than national occupiers and private-sector tenants are significantly more concerned about leasing in general than public-sector occupiers. Proposed solutions by tenants are predictable and include shorter leases, more frequent breaks and relaxation of restrictions concerning alienation and other clauses. A significant number specify that they would pay more for shorter leases and other improved terms. Short leases would make many of the other terms more acceptable and this is why they are the main concern of corporate occupiers. Overall, the evidence suggests that there continues to be a gap between occupiers' lease requirements and those currently offered by the market. There are underlying structural factors that act as an inertial force on landlords and inhibit the changes which occupiers appear to want. Nevertheless, the findings raise future research questions concerning whether UK lease structures are a constraining factor on UK competitiveness.

Conserving marginal populations of the foodplant (Impatiens noli-tangere) of an endangered moth (Eustroma reticulatum) in a changing climate

Impatiens noli-tangere is scarce in the UK and probably only native to the Lake District and Wales. It is the sole food plant for the endangered moth Eustroma reticulattum. Significant annual fluctuations in the size of I. noli-tangere populations endanger the continued presence of E. reticulatum in the UK. In this study, variation in population size was monitored across native populations of L noli-tangere in the English Lake District and Wales. In 1998, there was a crash in the population size of all metapopulations in the Lake District but not of those found in Wales. A molecular survey of the genetic affinities of samples in 1999 from both regions and a reference population from Switzerland was performed using AFLP and ISSR analyses. The consensus UPGMA dendrogram and a PCO scatter plot revealed clear differentiation between the populations of L noli-tangere in Wales and those in the Lake District. Most of the genetic variation in the UK (H-T= 0.064) was partitioned between (G(ST) = 0.455) rather than within (H-S = 0.034) regions, inferring little gene flow occurs between regions. There was similar bias towards differentiation between metapopulations in Wales, again consistent with low levels of interpopulation gene flow. This contrasts with far lower levels of differentiation in the Lake District which suggests modest rates of gene flow may occur between populations. It is concluded that in the event of local extinction of sites or populations, reintroductions should be restricted to samples collected from the same region. We then surveyed climatic variables to identify those most likely to cause local extinctions. Climatic correlates of population size were sought from two Lake District metapopulations situated close to a meteorological station. A combination of three climatic variables common to both sites explained 81-84% of the variation in plant number between 1990 and 2001. Projected trends for these climatic variables were used in a Monte Carlo simulation which suggested an increased risk of I. noli-tangere population crashes by 2050 at Coniston Water. but not at Derwentwater. Implications of these findings for practical conservation strategies are explored. (C) 2003 Elsevier Ltd. All rights reserved.

Scorch marks from the sky

Daily sunshine duration is commonly reported at weather stations. Beyond the basic duration report, more information is available from scorched cards of Campbell-Stokes sunshine recorders, such as the estimation of direct-beam solar irradiance. Sunshine cards therefore potentially provide information on sky state, as inferred from solar-radiation data. Some sites have been operational since the late 19th century, hence sunshine cards potentially provide underexploited historical data on sky state. Sunshine cards provide an example of an archive source yielding data beyond the measurements originally sought.

Ballet-performing normality in the face of crisis

This paper contextualises the framework and methodology for producing the video performance Ballet, by Szuper Gallery (Susanne Clausen & Pavlo Kerestey), which was initiated through an encounter with an archive of rural information and propaganda films from the Museum of English Rural Life [MERL] in Reading, UK. This project looked at ways of extrapolating filmed gestures from the MERL films to choreograph a large-scale performance film and to consider how this practice-led research could instigate a new way of engaging with and interpreting the MERL film collection. The resulting video was produced in 2009 and was first exhibited at MERL, where it became part of the archive. This was followed by a series of international screenings. I will set out the surrounding research in and around the archive propaganda films, focusing on the performances by rural extras (background actors) in these films, while looking at the way one could understand the relation between a future-past, or tradition and accident in these films (Massumi, 1993). I will pair this with a reflection on the cultural reading of the extras (Didi-Huberman, 2009) and the notion of social choreography (Hewitt, 2005) in this context. I will then lay out reflections on artistic methods for the final performance, a Crash Choreography, based on calculated, but spontaneous encounters.

The basis of valuations for secured commercial property lending in the UK

In the context of the financial crash and the commercial property market downturn, this paper examines the basis of valuation used in the UK commercial property lending process. Post-crisis there is discussion of countercyclical measures including the monitoring of asset prices; however there is no consideration of a different approach to property valuation. This paper questions this omission, given the role that valuations play in the bank regulatory process. The different bases of valuation available to lenders within International Valuation Standards are identified as Market Value (MV), Mortgage Lending Value (MLV) and Investment Value (IV), with MV being the most used in the UK. Using the different bases in the period before the financial crisis, the UK property market is modelled at a national office, retail and industrial/warehouse sector level to determine the performance of each alternative valuation basis within the context of counter-cyclical pressures on lending. Both MLV and IV would have produced lower valuations and could have provided lenders with tools for more informed and prudent lending. The paper concludes by recognising some of the practical issues involved in adopting the different bases for the bank lending role but recommends a change to IV.

Policy making without legislating: the self-regulation of commercial property leasing

The terms of a commercial property lease covers aspects such as rent, alterations to premises and the ability to leave; consequently they have a significant impact on cash flow and the ability of a business to develop. In contrast to the heavily-legislated residential sector, commercial landlords and tenants in the UK are largely free to negotiate the terms of their contract. Yet, since the property crash of 1989/90, successive governments have taken an interest in commercial leasing; in particular there is a desire to see landlords being more flexible. UK Government policy in this area has been pursued through industry self-regulation rather than legislation; since 1995 there have been three industry codes of practice on leasing. These codes are sanctioned by government and monitored by them. Yet, 15 years after the first code was launched, many in the industry see the whole code concept as ineffective and unlikely to ever achieve changes to certain aspects of landlord behaviour. This paper is the first step in considering the lease codes in the wider context of industry self-regulation. The aim of the paper is twofold: First a framework is created using the literature on industry self-regulation from various countries and industries which suggests key criteria to explain the effectiveness (or ineffectiveness) of self-regulation. This is then applied to the UK lease codes based on research carried out by the authors for the UK Government to monitor the success of all three codes. The outcome is a clearer understanding of the possibilities and limitations of using a voluntary solution to achieve policy aims within the property industry.

House price dynamics and their reaction to macroeconomic changes

This article applies a three-regime Markov switching model to investigate the impact of the macroeconomy on the dynamics of the residential real estate market in the US. Focusing on the period between 1960 and 2011, the methodology implemented allows for a clearer understanding of the drivers of the real estate market in “boom”, “steady-state” and “crash” regimes. Our results show that the sensitivity of the real estate market to economic changes is regime-dependent. The paper then proceeds to examine whether policymakers are able to influence a regime switch away from the crash regime. We find that a decrease in interest rate spreads could be an effective catalyst to precipitate such a change of state.

Hidden Markov analysis describes dive patterns in semiaquatic animals

Existing methods of dive analysis, developed for fully aquatic animals, tend to focus on frequency of behaviors rather than transitions between them. They, therefore, do not account for the variability of behavior of semiaquatic animals, and the switching between terrestrial and aquatic environments. This is the first study to use hidden Markov models (HMM) to divide dives of a semiaquatic animal into clusters and thus identify the environmental predictors of transition between behavioral modes. We used 18 existing data sets of the dives of 14 American mink (Neovison vison) fitted with time-depth recorders in lowland England. Using HMM, we identified 3 behavioral states (1, temporal cluster of dives; 2, more loosely aggregated diving within aquatic activity; and 3, terminal dive of a cluster or a single, isolated dive). Based on the higher than expected proportion of dives in State 1, we conclude that mink tend to dive in clusters. We found no relationship between temperature and the proportion of dives in each state or between temperature and the rate of transition between states, meaning that in our study area, mink are apparently not adopting different diving strategies at different temperatures. Transition analysis between states has shown that there is no correlation between ambient temperature and the likelihood of mink switching from one state to another, that is, changing foraging modes. The variables provided good discrimination and grouped into consistent states well, indicating promise for further application of HMM and other state transition analyses in studies of semiaquatic animals.

Validação do mecanismo de tolerância a falhas do SGBD InterBase através de injeção de falhas

O presente trabalho explora a aplicação de técnicas de injeção de falhas, que simulam falhas transientes de hardware, para validar o mecanismo de detecção e de recuperação de erros, medir os tempos de indisponibilidade do banco de dados após a ocorrência de uma falha que tenha provocado um FUDVK. Adicionalmente, avalia e valida a ferramenta de injeção de falhas FIDe, utilizada nos experimentos, através de um conjunto significativo de testes de injeção de falhas no ambiente do SGBD. A plataforma experimental consiste de um computador Intel Pentium 550 MHz com 128 MB RAM, do sistema operacional Linux Conectiva kernel versão 2.2.13. O sistema alvo das injeções de falhas é o SGBD centralizado InterBase versão 4.0. As aplicações para a carga de trabalho foram escritas em VFULSWV SQL e executadas dentro de uma sessão chamada LVTO. Para a injeção de falhas foram utilizadas três técnicas distintas: 1) o comando NLOO do sistema operacional; 2) UHVHW geral no equipamento; 3) a ferramenta de injeção de falhas FIDe, desenvolvida no grupo de injeção de falhas do PPGC da UFRGS. Inicialmente são introduzidos e reforçados os conceitos básicos sobre o tema, que serão utilizados no decorrer do trabalho e são necessários para a compreensão deste estudo. Em seguida é apresentada a ferramenta de injeção de falhas Xception e são também analisados alguns experimentos que utilizam ferramentas de injeção de falhas em bancos de dados. Concluída a revisão bibliográfica é apresentada a ferramenta de injeção de falhas – o FIDe, o modelo de falhas adotado, a forma de abordagem, a plataforma de hardware e software, a metodologia e as técnicas utilizadas, a forma de condução dos experimentos realizados e os resultados obtidos com cada uma das técnicas. No total foram realizados 3625 testes de injeções de falhas. Com a primeira técnica foram realizadas 350 execuções, com a segunda técnica foram realizadas 75 execuções e com a terceira técnica 3200 execuções, em 80 testes diferentes. O modelo de falhas proposto para este trabalho refere-se a falhas de crash baseadas em corrupção de memória e registradores, parada de CPU, aborto de transações ou reset geral. Os experimentos foram divididos em três técnicas distintas, visando a maior cobertura possível de erros, e apresentam resultados bastante diferenciados. Os experimentos com o comando NLOO praticamente não afetaram o ambiente do banco de dados. Pequeno número de injeção de falhas com o FIDe afetaram significativamente a dependabilidade do SGBD e os experimentos com a técnica de UHVHW geral foram os que mais comprometeram a dependabilidade do SGBD.

Desafios que enfrenta a ANP para regular a indústria de petróleo no Brasil depois da quebra do monopólio em 1997 ate o ano de 2005

This work is analyzing the challenges which the National Petrol Agency is facing to regulate the Petrol industry in Brazil after the Monopoly crash in the period between 1997 until 2005. Due to the necessities of adaptation of its political strategies to the rules which determine the international economic flows, Brazil was forced to use the Economic Regulation in order to control the market. The regulation established in Brazil is not indifferent to imperfect markets. Thus can be find a conflict of interests among companies, the government and consumers within this process of regulation. The established agency does not have enough autonomy for administrating a regulation. The State with its paternalism power does not allow the agency to fulfill its function for which it was established, even though its function was established by law. A regulating policy which is clearly defined will establish a strong and independent agency with a clear limitation of its competences, avoiding divergent interpretation which prioritizes investments and promotes economic development. The agency will have the challenge to regulate the companies that enter the sector, allowing the opening of the market for new initiatives of investments which contribute to the welfare of the country and breaking at the same time the monopoly that is lead by Petrobras since 1953. Combining a stable set of rules with agility in order to adapt to changes will provide the regulator with a great decision-making power. The flexibility in the regulation will improve the correcting of the rules that were set in the beginning, being more efficient, which are based on acquired experience and achieved results. The structure of the agency and the flexibility of the regulation should be orientated on the promotion of competition in order to achieve economic and social development.

The global financial crisis and after: a new capitalism?

The 2008 global financial crisis was the consequence of the process of financialization, or the creation of massive fictitious financial wealth, that began in the 1980s, and of the hegemony of a reactionary ideology, namely, neoliberalism, based on selfregulated and efficient markets. Although capitalism is intrinsically unstable, the lessons from the stock-market crash of 1929 and the Great Depression of the 1930s were transformed into theories and institutions or regulations that led to the “30 glorious years of capitalism” (1948–77) and that could have avoided a financial crisis as profound as the present one. It did not because a coalition of rentiers and “financists” achieved hegemony and, while deregulating the existing financial operations, refused to regulate the financial innovations that made these markets even more risky. Neoclassical economics played the role of a meta-ideology as it legitimized, mathematically and “scientifically”, neoliberal ideology and deregulation. From this crisis a new capitalism will emerge, though its character is difficult to predict. It will not be financialized but the tendencies present in the 30 glorious years toward global and knowledge-based capitalism, where professionals will have more say than rentier capitalists, as well as the tendency to improve democracy by making it more social and participative, will be resumed.

Implementação de mecanismo de sincronismo virtual: experiência com Java

Este trabalho relata as atividades de estudo, projeto e implementação de uma aplicação distribuída que explora mecanismos básicos empregados em comunicação de grupo. O estudo é focado no desenvolvimento e uso dos conceitos de sincronismo virtual e em resultados aplicáveis para tolerância a falhas. O objetivo deste trabalho é o de demonstrar as repercussões práticas das principais características do modelo de sincronismo virtual no suporte à tolerância a falhas. São preceitos básicos os conceitos e primitivas de sistemas distribuídos utilizando troca de mensagens, bem como as alternativas de programação embasadas no conceito de grupos. O resultado final corresponde a um sistema Cliente/Servidor, desenvolvido em Java RMI, para simular um sistema distribuído com visões de grupo atualizadas em função da ocorrência de eventos significativos na composição dos grupos (sincronismo virtual). O sistema apresenta tratamento a falhas para o colapso (crash) de processos, inclusive do servidor (coordenador do grupo), e permite a consulta a dados armazenados em diferentes servidores. Foi projetado e implementado em um ambiente Windows NT, com protocolo TCP/IP. O resultado final corresponde a um conjunto de classes que pode ser utilizado para o controle da composição de grupos (membership). O aplicativo desenvolvido neste trabalho disponibiliza seis serviços, que são: inclusão de novos membros no grupo, onde as visões de todos os membros são atualizadas já com a identificação do novo membro; envio de mensagens em multicast aos membros participantes do grupo; envio de mensagens em unicast para um membro específico do grupo; permite a saída voluntária de membros do grupo, fazendo a atualização da visão a todos os membros do grupo; monitoramento de defeitos; e visualização dos membros participantes do grupo. Um destaque deve ser dado ao tratamento da suspeita de defeito do coordenador do grupo: se o mesmo sofrer um colapso, o membro mais antigo ativo é designado como o novo coordenador, e todos os membros do grupo são atualizados sobre a situação atual quanto à coordenação do grupo.

Crisis communication: organization's reactions to unexpected events

A reputação é considerada o ativo mais importante das empresas. Ela permite o estabelecimento de relações comerciais e garante um bom funcionamento da organização. Quando um evento inesperado surge, a reputação pode ser ameaçada. Os gerentes, líderes da organização, têm então que demonstrar reatividade e capacidade em responder as necessidades dos stakeholders, e capacidade de detectar e consertar as falhas dentro da organização através de um processo de aprendizagem, para evitar conseqüências negativas que poderiam danificar a reputação e impactar o desenvolvimento operacional da empresa. Através da comunicação de crise, observamos que depois da queda do avião AF 447, a companhia Air France adotou diferentes posturas adaptadas ao pedido dos stakeholders e ao grau de ameaça sofrido. Logo depois do acidente, a empresa decidiu adotar a estratégia do reconhecimento, assumindo uma responsabilidade simbólica e comunicando prioritariamente para as famílias das vitimas e para a mídia. Nas seguintes semanas ela utilizou a estratégia do silêncio que consiste em não comunicar diretamente a mídia. Finalmente, ela usou a estratégia do “bode expiatório” quando ela foi sujeita a ataques diretos. As reações da empresa somadas ao avanço das investigações judiciais revelaram falhas organizacionais “históricas” dentro da própria empresa, como por exemplo, a falta de comunicação entre pilotos e gerentes ou uma falha de sensibilidade técnica e operacional da parte dos gerentes. Apesar de problemas interno e externo, a Air France demonstrou que uma comunicação de crise bem gerenciada limita os impactos financeiros e de reputação. As conseqüências negativas sofridas pela companhia Air France foram limitadas.

A formação de rede para o atendimento de desastres de massa: o caso do acidente aéreo do voo 447 da Air France

Este estudo teve por objetivo verificar como as características do modelo de rede se manifestam em resposta a desastres de massa, por meio de um estudo de caso. O objeto dessa pesquisa foi o acidente aéreo do voo 447 da Air France, que aconteceu em meados de 2009, no Oceano Atlântico em área próxima ao arquipélago de São Pedro e São Paulo, circunscrição do estado de Pernambuco. A rede formada para a resposta a esse acidente foi composta pela Aeronáutica, Marinha, Polícia Federal, Secretaria de Defesa Social de Pernambuco, INTERPOL e Secretaria de Estado da Segurança e da Defesa Social da Paraíba, tendo ainda a participação de outras instituições, que forneceram suporte logístico de pessoas e recursos em geral para a missão. As atividades desenvolvidas durante o evento compreenderam busca e resgate dos corpos, sob a coordenação da Aeronáutica e da Marinha, pré-identificação dos corpos, sob a coordenação da Polícia Federal e da Secretaria de Defesa Social de Pernambuco, necrópsia dos corpos e coleta de material postmortem, sob a coordenação da Secretaria de Defesa Social de Pernambuco e da Secretaria de Estado da Segurança e da Defesa Social da Paraíba, coleta de material antemortem, sob a coordenação da INTERPOL e da Polícia Federal, e identificação dos corpos, que teve como coordenadores a Polícia Federal e a Secretaria de Defesa Social de Pernambuco. A pesquisa realizada compreendeu três momentos distintos: a) montagem da estrutura da rede, b) análise das etapas de gerenciamento e, c) identificação das características da rede. A montagem da estrutura da rede permitiu conhecer em detalhes a rede formada, seus integrantes, objetivos e funcionamento, e subsidiar as etapas seguintes. Com isso foi possível fazer uma análise das etapas de gerenciamento da rede, a ativação, o enquadramento, a mobilização e a síntese, e como cada uma delas aconteceu na rede de atendimento do voo 447 da Air France. Por fim, foi possível identificar as principais características do modelo de rede, a pluralidade, a horizontalidade, a capilaridade, a interdependência, a flexibilidade e a dinâmica do estado, e verificar como elas se manifestaram na missão de resposta ao acidente aéreo do voo 447 da Air France.