Greening Buildings : How can the performance of existing commercial buildings be improved?

Efforts to improve the performance of commercial buildings have often focused on encouraging green design, construction and building operation; however, the business case is not very compelling if considering the energy cost savings alone. In recent years green building has been driven by a sense that it will improve the productivity of occupants, something with even greater economic returns than energy savings. Reducing energy demand in commercial buildings in a way that encourages greater productivity is not yet well understood as it involves a set of complex and interdependent factors. This project investigates these factors and focuses on the performance of and interaction between: green design elements, indoor environment quality, tenant/ leasing agreements and culture, occupant experience, and building management practices.

The OHS regulatory challenges posed by agency workers: evidence from Australia

The purpose of this research is to analyse the problems for occupational health and safety (OHS)regulators posed by agency work/leased labour (also known as labour hire in Australasia), using Australian evidence. The analysis is based on an examination of prosecutions involving labour hire firms along with other documentary records (union, industry and government reports and guidance material). The study also draws on interviews with approximately 200 regulatory officials, employers and union representatives since 2001 and workplace visits with 40 OHS inspectors in 2004‐2005.The triangular relationship entailed in labour leasing, in combination with the temporary nature of most placements, poses serious problems for government agencies in terms of enforcing OHS standards notwithstanding a growing number of successful prosecutions for breaches of legislative duties by host and labour leasing firms. Research to investigate these issues in other countries and compare findings with those for Australia is required, along with assessing the effectiveness of new enforcement initiatives. The paper assesses existing regulatory responses and highlights the need for new regulatory strategies to combat the problems posed by labour. The OHS problems posed by agency work have received comparatively little attention. The paper provides insights into the specific problems posed for OHS regulators and how inspectorates are trying to address them.

Resolving the conflicts of sustainable world heritage landscapes in cities : fully open or limited access for visitors?

World Heritage Landscapes (WHLs) are receiving increased attention from researchers, urban planners, managers, and policy makers and many heritage values and resources are becoming irreversibly lost. This phenomenon is especially prominent for WHLs located in cities, where greater development opportunities are involved. Decision making for sustainable urban landscape planning, conservation and management of WHLs often takes place from an economic perspective, especially in developing countries. This, together with the uncertain source of funding to cover WHL operating and maintenance costs, has resulted in many urban managers seeking private sector funding either in the form of visitor access fees or leasing part of the site for high-rental facilities such as five star hotels, clubs and expensive restaurants. For the former, this can result in low-income urban citizens being unable to afford the access fees and hence contradicting the principle of equal access for all; while, for the latter, the principle of open access for all is equally violated. To resolve this conflict, a game model is developed to determine how urban managers should allocate WHL spaces to maximize the combination of economic, social and ecological benefits and cultural values. A case study is provided of the Hangzhou's West Lake Scenic Area, a WHL located at the centre of Hangzhou city, in which several high-rental facilities have recently been closed down by the local authorities due to charges of elitism and misuse of public funds by government officials. The result shows that the best solution is to lease a small space with high rents and leave the remainder of the site to the public. This solution is likely to be applicable only in cities with a strong economy.

Responding to black markets: Role of IT and network structures

This paper presents the unique black markets of asset pooling and leasing services, which exposes the nature and extent of industry-specific threats. We explore how firms providing such services together with their network structures that constitute the foundations of asset pooling and leasing respond to the threat of black markets. We encapsulate detecting and encountering the threat of black markets through the theoretical lens of agility, which encompasses the elements of sensing and responding (Overby et al. 2006; Roberts and Grover 2012). This novel concept of responding to threats using the agility lens has not been adequately addressed by past studies on enterprise agility. Through a case study of a global asset pooling and leasing company, we reveal the criticality of network structures, the impracticality of IT and inadequate tracking mechanisms that challenge firms in minimizing such threats.

Understanding the performance of green commercial buildings: a Sustainable Built Environment National Research Centre (SBEnrc) briefing report

Efforts to reduce carbon emissions in the buildings sector have been focused on encouraging green design, construction and building operation; however, the business case is not very compelling if considering the energy cost savings alone. In recent years green building has been driven by a sense that it will improve the productivity of occupants,something with much greater economic returns than energy savings. Reducing energy demand in green commercial buildings in a way that encourages greater productivity is not yet well understood as it involves a set of complex and interdependent factors. This project investigates these factors and focuses on the performance of and interaction between: green design elements, internal environmental quality, occupant experience, tenant/leasing agreements, and building regulation and management. This paper suggests six areas of strategic research that are needed to understand how conditions can be created to support productivity in green buildings, and deliver significant energy consumption reductions.

Senior House Operations in Finland

This article analyzes the operations of a sample of rental independent living senior apartments in Tampere, Finland. We compare 10 properties containing 421 units owned by one nonprofit and two for-profit housing providers. We examine costs and revenues across properties using data collected through interviews and a survey of company representatives and property managers. The results indicate that until the recent economic downturn, these senior houses generally experienced fast initial lease-up and low turnover but relatively long vacancies for some units when re-leasing. Performance varies among properties.

Impacto social y legislativo del Informe Warnock : consecuencias de una visión utilitarista del embrión

El presente trabajo surge del análisis del Informe Warnock y muestra cómo el Informe influyó en diferentes legislaciones, al tiempo que describe su impacto y la nueva forma de ver y conocer, a partir de éste, ciertos temas por parte del ciudadano común. Se analizará cada uno de los temas, por demás controvertidos, planteados en el Informe, entre los que se pueden enumerar los siguientes: inicio de la vida humana, tratamientos de fertilización asistida, donantes anónimos, criopreservación de embriones y alquiler de vientres. El Informe Warnock fue tomado como referencia para la redacción de distintas normas legales en todo el mundo. De allí su trascendencia, que marca hasta hoy un antes y un después en la sociedad científica en general y en la sociedad civil en particular.

Prudentia Iuris, 1996, n° 41 (número completo)

Contenido: El desarrollo de la comunidad internacional como introducción al estudio del Derecho Internacional Público / Alfredo M. de las Carreras – Las grandes transformaciones del Derecho Administrativo / Juan Carlos Cassagne – La convivencia humana y la ley moral, la verdad y la justicia en la ordenación de las relaciones internacionales : a 32 años de la Pacem in terris de S. S. Juan XXIII / José A. Giménez Rébora – El poder internacional en el Mercosur / Eduardo A. Clariá – Tratamiento del leasing en la Ley de Quiebras / Eduardo A. Barreira Delfino – La defensa nacional es cosa de todos / Emilio Barquet – Contrato de locación de vientres : nuevos proyectos de ley / Dora Rocío Laplacette – La formación del pensamiento nacional ruso / Florencio Hubeñak – Notas bibliográficas

A review of the commercially exploited marine fishery resources of Nigeria

The annual estimated total marine fish catch in Nigeria for the period 1971 to 1979 is 0.3299 million metric tons. The differential distribution pattern of the predominant fish groups for the maritime states, the component species, their life habits in relation to hydrographic factors leasing to seasonal fluctuations in the fisheries are highlighted, focussing also on the types of fishing carafts and gear in common use along the coastal states and the fish species obtained from them. The landings by the exploratory and commercial fishing trawlers including the distant water vessels (imports) form about 4.24% of the total marine fish landing

Looking for safe harbor in a crowded sea: Coastal space use conflict and marine renewable energy development

Technological advances in the marine renewable energy industry and increased clarity about the leasing and licensing process are fostering development proposals in both state and federal waters. The ocean is becoming more industrialized and competition among all marine space users is developing (Buck et al. 2004). More spatial competition can lead to conflict between ocean users themselves, and to tensions that spill over to include other stakeholders and the general public (McGrath 2004). Such conflict can wind up in litigation, which is costly and takes agency time and financial resources away from other priorities. As proposals for marine renewable energy developments are evaluated, too often decision-makers lack the tools and information to properly account for the cumulative effects and the tradeoffs associated with alternative human uses of the ocean. This paper highlights the nature of marine space conflicts associated with marine renewable energy literature highlights key issues for the growth of the marine renewable energy sector in the United States. (PDF contains 4 pages)

Breeding populations of seabirds in California, 1989-1991. Volume I - population estimates

In 1989-1991, the U.S. Fish and Wildlife Service surveyed breeding populations of seabirds on the entire California coast. This study was sponsored by the Minerals Management Service in relation to outer continental shelf oil and gas leasing. At 483 nesting sites (excluding terns and skimmers in southern California), we estimated 643,307 breeding birds of 21 seabird species including: 410 Fork-tailed Storm-petrel (Oceanodroma furcata); 12,551 Leach's Storm-petrel (O. leucorhoa); 7,209 Ashy Storm-petrel (O. homochroa); 274 Black Storm-petrel (O. melania); 11,916 Brown Pelican (Pelecanus occidentalis); 10,037 Double-crested Cormorant (Phalacrocorax auritus); 83,394 Brandt's Cormorant (P. penicillatus); 14,345 Pelagic Cormorant (P. pelagicus); 888 Black Oystercatcher (Haemotopus bachmani); 4,764 California Gull (Larus californicus); 61,760 Western Gull (L. occidentalis); 2,838 Caspian Tern (Sterna caspia) (excluding southern California); 3,550 Forster's Tern (S. forsteri) (excluding southern California); 272 Least Tern (S. albifrons) (excluding southern California); 351,336 Common Murre (Uria aalge); 15,470 Pigeon Guillemot (Cepphus columba); 1,821 Marbled Murrelet (Brachyramphus marmoratus); 1,760 Xantus' Murrelet (Endomychura hypoleuca); 56,562 Cassin's Auklet (Ptychoramphus aleuticus); 1,769 Rhinoceros Auklet (Cerorhinca monocerata); and 276 Tufted Puffin (Fratercula cirrhata). The inland, historical or hybrid breeding status of American White Pelican (P. erythrorynchus), American Oystercatcher (H. palliatus), Heermann's Gull (L. heermanni), Ring-billed Gull (L. delawarensis), Glaucous-winged Gull (L. glaucescens) and Black Tern (Chlidonias niger) are discussed. Estimates for Gull-billed Tern (S. nilotica), Royal Tern (S. maxima), Elegant Tern (S. elegans) and Black Skimmer (Rhynchops niger) will be included in the final draft of this report. Overall numbers were slightly lower than reported in 1975-1980 surveys (summarized in Sowls et al. 1980. Catalog of California seabird colonies. U.S. Dept. Int., Fish Wildl. Serv., Biol. Serv. Prog., FWS/OBS 37/80). Recent declines were found or suspected for Fork-tailed Storm-petrel, Leach's Storm-petrel, White Pelican, Black Tern, Caspian Tern, Least Tern, Common Murre and Marbled Murrelet. Recent increases were found or suspected for Brown Pelican, Double-crested cormorant, California Gull, Western Gull, Forster's Tern and Rhinoceros Auklet. Similar numbers were found for other species or trends could not be determined without additional surveys, studies and/or more in-depth comparisons with previous surveys. The status of terns and skimmers in southern California has not yet been finalized.

Role of fisheries extension officers in FFDA at Balasore

The first FFDA in Orissa state was established in the year 1976. The study was conducted in Balasore district of the State. The findings revealed that all of the FEOs were not well qualified but trained and experienced. The duration of training obtained varied from 3 to 10 months. An FEO has a large area under his jurisdiction. Cycle was used by most of the FEOs to visit the fish farmers which resulted in infrequent visits. The FEOs were not satisfied with the working conditions, promotion avenues and conveyance facilities. There was interference of political bodies in leasing out ponds. The amount of loan sanctioned was not adequate to start fish farming. They also revealed that marketing aspects were totally neglected by the FFDA.

Institutional support for freshwater aquaculture development: a study of Mirzapur district of Uttar Pradesh, India

The aquaculture sector has been playing an increasingly dominating role in Indian fisheries scenario since the last two and half decades. Introduction of induced breeding and composite fish culture (CFC) technologies has changed the freshwater aquaculture sector in India. Institutional support has been one of the most crucial aspects in all fisheries development programs, more so in the Indian context where most of fish farmers are socially and economically weak. The innovation of CFC technology in freshwater aquaculture sector in the early seventies generated the need for adequate and effective institutional support to farmers. Under the freshwater aquaculture development program, the Fish Farmers Development Agencies (FFDA) have been established at district level to provide technical and extension support to the farming community besides arranging ponds on lease and supply of seeds. In addition to above, FFDAs are also expected to arrange loans from banks and provide subsidies. Thus, FFDAs are meant to provide institutional support to fish farming community in the country. In view of the above, an effort was made to study the adequacy and effectiveness of institutional support provided by the FFDA, Mirzapur for the development of aquaculture in Mirzapur district of Uttar Pradesh {U.P.), India. Study reveals that leasing of ponds for fish farming has been favourable to economically weaker sections of societies while bank loan accessibility is more for those having relatively higher economic status. Though the FFDA, Mirzapur performed well in providing training to potential fish farmers and creating awareness about fish farming, its effectiveness could not be equally seen in seed supply.

Beel fishery and livelihood of the local community in Rajdhala, Netrakona, Bangladesh

Baseline survey and Participatory Rural Appraisal (PRA) during January 2003 to December 2004 on the fishing community revealed that unregulated fishing, use of destructive fishing gears, poaching of fishes, difficulties encountered in enforcing fisheries regulation and the helplessness of fishers to find alternative sources of income during banned fishing period (June to October) were the major management problems. CBFM (Community Based Fisheries Management) system as an alternative management strategy has been introduced to ensure active participation of the target group-the poor fishers living around the beet who were previously deprived to get access to the beet. Establishing a leasing system for controlled access, ensuring greater user-group participation through equitable distribution of all resource benefits among members, attempting to enforce penalties for illegal fishing linked with surprise checks to enforce management regulations are some of the recent steps taken by the BMC (Beel Management Committee). Chapila fish intake by the community was 31.25 g/head/day before stocking the beel by carp fingerlings. After stocking, they consumed chapila as fish protein from 8.33 g to 20.8 g/head/day during the fishing season (November to May) indicating that due to introduction of carp fingerlings, chapila production has been decreased in 2003-2004. About 77.5% families around the beel were found to be dependent directly and/or indirectly on chapila and other indigenous fishes of the beel for their livelihood, through fishing, marketing and other activities like net and boat preparation and nets mending etc. Particularly fishers' families were found to face serious problem during non-fishing period like June to October for their livelihood. Analyzing the present research result it was also observed that other than declination in biodiversity, the fishing pressure on promising chapila of the beel was found high and that is why the production of chapila has also been decreased. To get sustainable chapila production from the heel, it is suggested to ensure successful spawning and recruitment as juveniles, and hence the chapila should be undisturbed during its breeding period from March to July, and fishing pressure on the same species needs to be reduced for obtaining sustainable fish production.

Socioeconomic assessment of shrimp farming in relation to local livelihoods in the south-west coastal Bangladesh

Nine different categories of stakeholders in shrimp farming industry ·were assessed to show the socioeconomic impact of shrimp farming in south-west Bangladesh. Among all the stakeholders the shrimp farmer's average own land was 4 ha whereas the seed collectors and faria's had lowest amount of average land, 0.1 and 0.5 ha respectively. The shrimp farming positively impacted to the livelihood of stakeholders. Income of the coastal people, sanitation, working facilities of women, employment, health condition and the literacy rate increased due to shrimp farming. On the other hand shrimp farming had negative impact on the rice production, livestock, drinking water supply, and social conflict and violence had increased due to shrimp farming. There were internal conflicts between different stakeholders; the farias conflict with the depot owners and shrimp farmers, marginal farmers' conflict with the rich shrimp farmers about leasing lands and saline water control, the rice farmers conflicts with the shrimp farmers about agricultural crop production.