Urban Consolidation

Urban Consolidation Definition of Urban Consolidation Accesses to transport services, land prices as well as distribution of employment are among the factors that determine the people’s choice of residential areas. Urban consolidation has always been seen as a means of reducing the quantity of land needed to constructed houses for the urban population. The main aim of urban consolidation is to reduce infringements in terms of urban developments in cities.Advertising We will write a custom essay sample on Urban Consolidation specifically for you for only $16.05 $11/page Learn More Urban Consolidation refers to a various sets of planning policies which are meant to maximize the use of the present urban infrastructure through encouraging development of buildings and infrastructures in the urbanized areas so as to limit urban sprawl (Smith 1997, 1). It entails building more houses in the existing urbanized zones so that to intensify the usage of the available social faciliti es and utilities so that to minimize environmental degradation on those places (Smith 1997, 1). Economic and social reasons usually form the basis for need for developing the residential areas in the outskirts of metropolitans. Urban consolidation can be achieved under three models. The first one is the market-led consolidation that entails redevelopment of the existing suburban zones. It also entails development of the non-residential areas by buildings more houses than those that are already established in higher density zones as compare to the urban standard. The other approach is the transit-oriented development which involves mixed-used buildings in high-density residential in activity centers. The final approach requires that new developments on periphery of the metropolitan areas be at higher average than the existing averages for the urban areas (Smith 1997). Social Benefits of Urban Consolidation Urban consolidation gives residents a wider range of housing options to suit t heir unique needs as well as different households. It therefore allows residents to move through an array of housing types as situations of their households change. Besides, it may also help to achieve a more sociable as well as cooperative society. Urban consolidation also helps in providing better quality and plentiful housing closer to people’s workplaces. Urban consolidation is associated with good infrastructures that greatly enhance communication. When buildings are concentrated in one place, it becomes easier for the government to provide the residence with appropriate infrastructure and sewage system than when house are scattered everywhere (Bishop Syme 1981, 235).Advertising Looking for essay on political sciences? Let's see if we can help you! Get your first paper with 15% OFF Learn More Social Disadvantages of Urban Consolidation Consolidation may be limited without redevelopments in that vacant buildings could occur on empty land before th e need to redevelop the area is realized. Potential residential areas which have no current residents could lead to dislocation in the town. Besides, if persistent inconveniencies exist on the population that resides in the area to an extent that they can no longer tolerate, they may be forced to migrate. However, the problem arises when there is no place for temporary resettlement while redevelopments are ongoing. Again, delay in state-provided services like hospitals and schools may cause public complaints which are normally directed at the local government especially when there is no platform for addressing the issues. General high costs of living in the areas considered to be green-field development that result from urban consolidation may cause those of low socio-economic status to migrate to slums thereby leading to expansion of the slum areas. It should be noted that population growth and levels of employment are always not equitable. The rate of population will always surpas s the rate of employment creation. Slums as usual, are bound to come with increase in social crimes in urban centers. According to Byrne and Sipe (2010, 1) urban consolidation may lead to concentration of social disadvantages and could also undermine social cohesion especially in situations where the urban planners have failed to properly manage urban consolidation thereby compromising residential amenity. Again there is the possibility of losing public open space due to high concentration of buildings. Creation of compact cities also discourages owner occupancy. Since the government aspires to maximize the existing urbanized area, there is no space for building single homes as the government aims to enable efficient use of the existing services and land. Those who would want to live in the suburban areas are limited by the provisions of the laws governing urban consolidation (Bishop Syme 1981, 231). Economic Benefits of Urban Consolidation Urban consolidation enhances the efficien t use of the existing infrastructure especially in situations where there is surplus capacity of the infrastructure or in situations where the infrastructure is old and needs replacement. This enables the government achieve economies of scale. Old industrial sites and buildings as well as non-residential areas that exist in urban centers can be redeveloped into new residential areas. It allows for subdivision of corner blocks thereby permitting dual occupancy development and a range of residential accommodation both in the residential and business zones.Advertising We will write a custom essay sample on Urban Consolidation specifically for you for only $16.05 $11/page Learn More Urban consolidation can help minimize the capital expenditure costs that are incurred in developing urban infrastructure as it leads to efficient use of the existing infrastructure and land. Reduced space for developments as well as decreased travel times that result from urban cons olidation leads to energy and economic savings. This implies that urban consolidation has the capacity to minimize lost time on productivity. The high density population which is created by urban consolidation results to efficient use of the available transport (Smith 1997, 4). Urban consolidation also helps control urban expansion into the rural areas, thus protecting recreation, heritage as well as tourism resources. This enables the country to conserve its sources of revenue. Economic Disadvantages of Urban Consolidation Consolidation policies are usually adopted at the expense of potential new gree- field development areas leading to an increase on property prices in the redeveloped areas. Again, demand for business district properties would rise due to urban consolidation leading to increased values of office buildings. This would in turn increase the rental payments for corporations and individuals. Thus, not many people would be able to afford to pay the cost for occupying th e new houses leading to development of slums. Generally, people would always want to minimize their expenses but live comfortably. Some people would therefore be forced to look for residential areas in other parts of the urban centre. According to Smith (1997, 4) economic savings tend to be more intuitive than real as most people tend to perceive the cost of maintaining as well as upgrading the inner city infrastructure to be very expensive. Environmental Benefits of Urban Consolidation Urban consolidation enables planning which reduces the impacts of urban developments on the sensitive ecological systems. Planning urban developments helps control unplanned urban expansion thereby reducing air pollution that result from such situations (Smith 1997, 3). Urban consolidation is founded on the idea that compact urban centres tend to use less fossil fuels and as such, emit lower greenhouse gases into the atmosphere. According to Woodburn (2005, 16) urban consolidation helps reduce fuel c onsumption thereby lowering pollution as it enhances the use of more environmentally-sensitive vehicles. It also enables the government to consider introducing alternative forms of truck haulage into the urban centre. Besides, the government is able to develop environmental and social policies which can be easier to implement in consolidation centres (Woodburn 2005, 16).Advertising Looking for essay on political sciences? Let's see if we can help you! Get your first paper with 15% OFF Learn More Planning through urban consolidation enables conservation of agricultural land as well as water catchment areas. Urban consolidation allows for the creation of greenspaces which help protect the habitats as well as to preserve biodiversity (Byrne Sipe 2010, 9). Industries’ capacities to respond to environmental regulations are also enhanced. Infrastructure for directing effluents from the industry is well developed and hence industries find it easier to comply with the rules. Disadvantages of Urban Consolidation on the Environment High population density created by urban consolidation may increase pressure on the existing and already environmentally sensitive land thereby increasing susceptibility to negative environmental influences (Craig 1989, 46). Besides, state as well as regional environmental plans may conflict with the local environmental plan as the two levels pursue different environmental objectives. Consolidating houses on one place is likely to increase pollutio ns in that area. This is because of an increase in activities. For instance, it is likely that the rate of pollutions in such an area will amplify due to an increase of pollutions from the exhaust fumes from motor vehicles. Consolidating Australian Cities Smith (1997, 1) states that Australia’s population has significantly increased. Sydney alone requires about 520,000 more new housing units to sustain its population’s needs from the period of 1991 to 2021 (Smith 1997, 1). This has prompted the Australian government to respond to these projections by adopting urban consolidation policies. The government repealed state government policies governing the urban consolidation in 1995, therefore making urban consolidation in Australian cities more feasible as compared to the past. Councils were given the opportunity to develop policies and goals that would meet the requirements of urban consolidation and that were in line with the vision of the government (Smith 1997). These policies were integrated with the State Environmental Planning Policy and the Metropolitan Residential Development. Earlier on, attempts by the government to allow for the development of medium density housing in 1982 had been met by strong opposition from the general public as they felt that councils were likely to pursue their own initiatives (Smith 1997, 7). These steps that have been taken by the government make urban consolidation in Australian cities feasible. In Sydney, urban consolidation was gazetted in 1991 leading to the zoning of non-residential sites that were no longer used for their original purposes. This facilitated the redevelopment of these areas into medium density housing (Smith 1997, 8). According to Glazerbrook and Rickwood (2009, 1) previous researches have indicated high population density, shifts in travel behaviors as well as a mix of land use in Australian cities which call for the need for alternative urban planning policies which would enhance higher d ensity development particularly in areas such as public transport nodes. However, such policies have not received equivocal support from the general public. Urban consolidation in Australian urban cities could be motivated by the high population densities in the cities, geographic constraints caused by the city shapes as well as transport infrastructure, the cultural and economic practices in the respective cities and the cities’ populace wealth. According to Byrne and Sipe (2010, 1) Australian cities have transformed in the recent years to ensure that the built environments achieve environmental sustainability as they adapt to the changing demographic trends. Australian city planners and decision makers are focused on protecting green-fields. They are therefore directing the growth of urban centres away from the green-field sites which occur at the metropolitan fringe to the already existing developed environments, thus increasing the population density in those areas. Accor ding to Byrne and Sipe (2010, 1) some stakeholders argue that densification and the associated population increase in urban open spaces as well as green spaces may pose challenges that are beyond the capacity of the Australian planning systems. Urban consolidation could be feasible in Australian cities as most stakeholders including the political class are of the view that urban consolidation would offer opportunities for enhancing and interconnecting public spaces. This would enable improve the provision of social amenities within urban areas. Most cities in Australia such as Sydney, Melbourne, Brisbane among others which are have adopted urban consolidation are either aiming to improve service delivery to citizens, protecting the nearby rivers or rivers passing through the urban centres, protecting the existing parks around the urban centres, facilitating and enhancing active recreation as well as healthy lifestyles among others. Australia is a home for heritage tourism and relies heavily on tourism and therefore protecting its heritage remains a key factor in the development of its urban centres (Byrne Sipe 2010, 1). In the wake of increasing need for more houses in the 21st century, the Australian government is coming up with better urban consolidation strategy. These include; increasing compact cities using less urban land as well as existing infrastructure; expanding the cities within linear corridors; redeveloping the public transport as well as controlling urban expansion into the rural areas. This will greatly enhance the housing process in the country (Smith 1997, 9). Reference List Bishop, B., J., Syme, G. J., 1981, The social costs and benefits of urban consolidation: A time budget/contingent valuation approach. Journal of Economic Psychology, 16(2): 233-245. Amsterdam: Elsevier. Byrne, J., Sipe, N., 2010, Green and open space planning for urban consolidation: A review of the literature and best practice. Urban Research Program, Issue Paper 11. Brisbane: Griffith University. pp. 1-9. Web. Craig, B., 1989, Health costs and benefits of urban consolidation versus suburban expansion in Adelaide: A literature review. Canberra: The National Library of Australia. P. 46. Glazerbrook, G., Rickwood, P., 2009. Urban structures and commuting in Australian cities. Urban Policy and Research, 00(0): 1-18. New York: Routledge. Smith, S., 1997, Urban consolidation: Current developments. Briefing Paper No. 23/97. Parliament of New South Wales. New South West Parliamentary Library. pp. 1-9. Web. Woodburn, A., 2005, Overview of consolidation centres for urban and specialist use. BESTUFS II – First Workshop (January 13-14 2005). University of Westminster. P. 16.

DIVIDEND POLICY Essay Example | Topics and Well Written Essays - 750 words

DIVIDEND POLICY - Essay Example The management increased both the interim and final dividend throughout the four-year period. In 2007 the company paid an interim dividend of 6.5p which increased to 6.75p in 2008, 6.9p in 2009,7.6p in 2010 and finally 7.9p in 2011. For the case of the final dividend, the amount paid in 2008 was 13.5p, which was increased to 14.1p, 16.2p, 16.85p in 2009,200 and 2011 respectively (Associated British food, 2011). This is attributed to the increasing performance and profitability together with the increase in the performance of the general economy. Since the economy recovered from the recession and the inflation rates reduced, the company realized a reduction in the cost that made it post positive performance. The improving global economic performance also resulted in the increase in the sales turnover and improvement in ABF cash flows (Associated British food, 2011). Since the payments of dividends depends on the availability of cash flows, an increase in the cash inflows would result into an increase in the dividend that can be distributed to the company. Several theories have been developed o elucidate the relevance or irrelevance of dividends decision on the value of a firm (Lease, 2000). Modigliani and Millar dividend irrelevance theory asserts that dividends have no effect on the firms value in a perfect market because dividends are paid out of earnings and therefore whether distributed or not, it does not affect the firms earnings. Dividends have no effect on both equity and cost of equity (Baker, Powell & Veit, 2002). The bird in hand theory was also developed. According to this theory, dividend payments affect the value of a firm since investors are sure about the dividend earnings than the expected capital gains, which they consider as a bird in the bush (Miller & Kevin, 1985). The tax preference theory on the contrary claims that investors will prefer capital gains to the dividend because of the tax advantage associated with the capital gain. Since divi dends attract higher taxes, investors will prefer capital gain. The signaling theory further argues that dividend payment is significant in a firm’s investment decisions because it acts as a signal to the performance of the company. A company with high dividends is said to have better future prospects hence this will attract investors; the theory is based on the assumption that capital markets are imperfect and investors have different levels of knowledge (Benartzi, Roni & Thaler,1997). Before selecting a dividend policy, company managements must take into consideration the likely impact of their dividend decisions. Dividend decisions of a firm are important, as it can be use in influencing the value to the shareholders. In paying dividend, firms will considerer several factors. First, the dividend policy can be determined by the financial requirements of a firm. A firm that has several positive investment projects may decide to increase the proportion that is retained to inv est in the positive projects (Baker, Powell & Veit, 2002). Retention in this case provides the capital required to undertake the positive projects. Secondly, the dividend policy can also be determined by the nature of the company’s earnings. A company that realizes stable income in the financial performance can decide to increase the amount of dividends paid because of stability in the earnings whereas those with fluctuating incomes may reduce the amount of dividend distributed to the shareholders (Clayman, 2012). Moreover, firms’ liquidity also affects its dividend policy. A firm with better cash flows and which is liquid has the ability to make large dividend payments than that is not liquid. This is because dividends are always distributed out of cash and is therefore determined by the

Summary of a chapter of book Essay Example | Topics and Well Written Essays - 250 words

Summary of a chapter of book - Essay Example It has been found out that adolescents learn better about the world around them, including those they have not physically visited, through the internet. Active participation in discussions makes them more informed, contrasting the idea that learning is most effective within the four walls of the classroom. In fact, adolescents with writing skills are not just able to express their thoughts and publish them online. They also develop as they are given feedbacks and pieces of advice on how to make their works better. Animation is another skill that is shared and developed through internet interactions. Asians like the Japanese who are highly skilled in the art grow as they share their works, receive critiques and develop their English communication skills as well while they communicate with people around the globe. Moreover, internet games are not limited to entertainments but also include learning. Online games incorporate stories that inform the players and encourage them to be intera ctive in the development of the games or for some; they are influenced to write their own stories and experiences of the games they played. This shows that literacy is not achieved only within the classroom but also in a bigger world, the virtual

Landscape alteration Essay Example for Free

Landscape alteration Essay

Wal-Mart - Great for Shoppers, Bad for Competitors Essay -- GCSE Busin

Wal-Mart - Great for Shoppers, Bad for Competitors Wal-Mart can be a virus and a cure, since it has its pros and cons depending on the critiques perspective. From my point of view, Wal-Mart is an extremely efficient superstore, with amazing marketing skills, and coordination. However, Wal-Mart is also a bully and price decider, therefore, Wal-Mart is great for shoppers and bad for competitors. As a student; Wal-Mart is my primary resort for supplies and foodstuff, due to their matchless prices and wide variety of products which gives me the luxury of a ‘one stop shop’. Moreover, the transportation to and from Wal-Mart is unproblematic. On my first visit to Wal-Mart I was impressed by the way everything has been set and placed to attract customers, the shelves looked full and tidy, the product clean and attractive, and the prices ‘unbeatable’. In addition, with every visit I seem to enjoy the experience even more, conversely it had been rare that I faced an awful experience, due to my high satisfaction with the service, products and store wholly. In The past couple of weeks of ESL 015 we have been assigned to analyze anti-Wal-Mart articles, where all the writers were bias and had fixed opinions of hatred towards Wal-Mart. This influenced my opinion significantly and gradually I am realizing what a major issue it is, and how it has affected the American economy as a whole. On a smaller scale, small town America is being affected by the ‘money exporting’ from smalle...

French And Indian War DBQ Essay

For decades, the French traded with the Indian tribes. This move created a civilized alliance with the Indians so that they could have a new region to claim as New France. Precious beaver furs was the main selling point. Soon enough, tensions rose whenever Pennsylvanians and Virginians decided that they also wanted to lay claims on this new found frontier land. This led to massive conflict between the colonies and ended up being one of the most brutal massacres in history. This is also known as the Seven Years’ War. The French and Indian war changed the relationship between the British and American colonies. By seeing this land as a way to enhance each’s wealth and power they would go to no extent to reach their goal, no matter what the consequences were. The French and Indian war changed the perspective of British and American colonies in about every way of economically, ideologically, and politically. Politically it effected the colonies by republicanism, ideologicall y because of independence, and economically through the taxation. In document one, the colonial power in pre-war 1754 started out as evenly disputed throughout North America. Some of the colonial power over certain parts of North America were shared between Great Britain and the French before the war. Then, the power in post-war 1763 looked as if the British had almost total control of North America. The only parts it didn’t own was Louisiana and Texas, which was owned by the Spanish. The great gain of control in power and expansion of territories for Britain led to more responsibility. When the British began taking over politically, they started changing government by wanting a republican system over the English monarchy. Document four states how the colonial militiamen were denied access to the clothes and or supplies they needed, even though they were Englishmen born, they were not the regular British. These colonial men were being held under the British powers. It was time for these men to leave to go home, but they were not yet allowed to leave. They swore to do no more duty for them while they were there since it was there time to leave, which then caused conflict because the British wanted to still have power over  them. Document three begins to talk about George Washington’s loyalty to his king and country and he has respect for his new commander General Braddock with such great experience and abilities. After the General got shot during a battle George Washington is declared to be the leader. He later on signs a treaty written in French, even though he cannot read or speak French, and by signing that treaty he is tricked into confessing that he killed a commanding officer. The Treaty of Paris ended the French and Indian war in 1763, according to document five. The Treaty of Paris also made Britain more powerful because Britain became the sole leading political power. The colonists praise that the threat of enemies were removed and they can begin to enjoy the freedom. Even though the Treaty of Paris ended the war there was still war expenses that were enormously expensive that made the victory less sweet because those expenses were hanging over them. 1763 the national debt doubled in Britain whenever Pitt started in office. According to document five, the British Order in Council believed that the revenue coming in from America was less than enough and insufficient. The council was saying that they needed to create a larger revenue to keep the military protection over the colonies. Also, that if new territory came along and the population expanded they would need more oversight, which costs even more money. To get the revenue needed to pay debts the British begin to enforce mercantilist policies. The trade was beginning to be regulated as required to bring in more money. To show more authority the British took greater control over the colonial Government’s affair and gave them little to no control over it. Economically, the British were in control of all revenue due to the major need of revenue to help pay the debts and they were determined to do whatever it took to get the money. In 1765 The Stamp Act was created to raise greater amounts of revenue. The Stamp Act was a tax on all paper that was required for official documents like newspapers, court documents, licenses, ships’ cargo lists, etc. It required an attached stamp for proof that the tax for it had been paid. In 1766 a worldwide resistance towards The Stamp Act evolved to try and repeal the unfair tax. Document eight begins talking about how Benjamin Franklin tells John Hughs that he is working in hopes to repeal The Stamp Act. Franklin still wants to obey the laws and avoid punishment, but he knows hostility will be shown toward the political system from the colonists. Document seven shows a cutout from a  Pennsylvanian newspaper during this crucial time in 1765. The newspaper shows rebellion by using skull and cross bone symbols to describe the times as dreadful. The newspaper leaves a place for the stamp but fills it with a skull and words that said â€Å"An emblem of the effects of the STAMP, o’ the fatal stamp.† The newspaper puts the article in the shape of a tombstone to represent the death of colonial government’s rights. The newspaper encourages the people to take a stand and rebel against The Stamp Act to bring it to an end. In conclusion, The French and Indian war was a battle between the English and French for power over colonies in North America. This battle is well known as the Seven Years War. This results with problems occurring economically, politically, and ideologically. No real winner was made from this battle because even though the British won they were in enormous amounts of debt that they couldn’ t pay off. This debt almost crashed the whole English government. The British started off by gaining power over most of North America after the war, but didn’t realize the complications that came along with it. Next, they began to make America pay revenue to help the British pay off their debt and pay for military protection services over the colonies. Finally, the Stamp Act was introduced to the colonies to tax them on official papers and this was also to help get more revenue. This caused a widespread up rise of people who did not agree with the unfair tax on paper. Tempers were flared and the peoples’ limits had been pushed far enough because of this debt. Debt was the main cause of rages within colonies, which then lead to the bursting point, known as the Revolutionary War.

Trying to Understand Dissassociative Identity Dissorder Essay

Trying to Understand Dissassociative Identity Dissorder Dissociative identity disorder, more commonly known as multiple personality disorder, is one of the most intriguing and least understood of mental disorders. The publication of Sybil in 1973 created a wave of public fascination and, more importantly, professional recognition of childhood physical and sexual abuse as precipitants of the disorder. Dissociative identity disorder is characterized by the presence of ...at least two separate ego states, or alters, different modes of being and feeling and acting that exist independently of each other, coming forth and being in control at different times (Davison and Neale 180). Each personality is fully integrated and a complex†¦show more content†¦By the same token, an abused child uses this defense to distance its mental self from its physical being. The child dissociates, or breaks the connection between his/her thoughts, feelings, and his/her very identity. The child becomes like a hidden observer (Alexander, et al. 94) wh o does not have to deal with the pain or fear of the attack. All thoughts and memories of the abuse are psychologically separated from the child. After repeated abuse, this dissociation becomes reinforced. If the child is good at it, he/she will use it as a defense mechanism in any situation that he/she perceives as threatening, and different personalities begin to develop. Trance-like behavior in children has been found to be the single best predictor of childhood dissociative identity disorder (Carlson, et al. 118). It has been documented that disassociative identity disorder can only develop during childhood, usually between the ages of 3 and 9. There is no adult onset disassociative identity disorder, due to the fact that ...only children have sufficient flexibility (and vulnerability) to respond to trauma by breaking their still coalescing self into different, dissociated parts (Rainbow House 2). It has also been found that only children who are highly susceptible to hypn osis are able to accomplish disassociative behavior. This is because a hypnotic state is very similar to the trance-like