Occupiers and their use of accommodation on science parks and high technology developments

Summary

It has been contended that economic restructuring and changes in firm behaviour are giving rise to demands for new types of industrial accommodation. Specifically, that certain types of high technology firm require the good quality, flexible accommodation provided by high technology developments. The paper examines the theoretical assumptions upon which this contention is based. Next, the results of a survey of 83 schemes: science parks, high technology developments and modern, conventional industrial estates, and of 232 of their occupiers are presented. The empirical evidence is then combined with the theoretical perspectives and the implications for the use of industrial accommodation are considered. Variations in the pattern of floorspace use between the three types of scheme are attributed to differences in group rather than individual characteristics of their occupiers. The occupiers of no one type of scheme are significantly less likely than the occupiers of any other type of scheme to have a single, main use of their premises. However, occupiers of science parks and high technology developments do experience much higher levels of change in the pattern of their floorspace use because of the pervasive influence of their greater technological sophistication.     

The retail warehouse: A hybrid form of development

Summary

The paper examines the property market aspects of retail warehouse development. To set the context for the discussion, the history of the development of retail warehouses is traced, highlighting the increasing sophistication of this form of trading and comparing the future development prospects in each of the three main goods sectors. Comparative rental evidence provides the basis for the discussion of the relative influences of the retail and industrial property markets which follows, from which it is evident that the market for retail warehouses is much more strongly related to the industrial market than to the retail market. It is concluded, however, that the influence of the industrial market is likely to weaken as grouped developments of retail warehouses become more common and thus a ranking of centres emerges which is reflected in increasingly differentiated rental levels. Finally, the impact of planning policies on retail warehouse developments is considered.     

Trade-offs between high class land and development: Recent and future pressures on Auckland's valuable soil resources

Sustainable land management is essential to meeting the global challenge of securing soil and water resources that can support an ever increasing population. In Auckland, New Zealand's largest city, population growth is forecast to increase from 1.5 to 2.5 million by 2040 which will put immense pressure on the region's soil resources. The objective of this study was to robustly quantify the amount of high class land (Land Use Capability Classes 1–3) that has been converted, and what is likely to occur, to urban development in Auckland using both long term trend records and future growth projections.Spatial analysis indicated that over the various spanning datasets 10,399 ha (or 8.3%) of Auckland's high class land has been converted to urban development through incremental urban extension, operative/approved greenfields and building consents. Of this, 10,080 ha of high class land was converted to development between the years, 1975 and 2012. The rate of urban extension onto high class land has accelerated since 1996. Furthermore, the majority of land allocated to urban extension since 1996 has been high class land. Looking into the near future, lodged/future greenfield developments equate to an additional potential development of 6010 ha (or 4.8%) of current high class land. Future growth pressures indicate that this trade-off will continue.There is a real need to analyse the economic benefits and long term sustainability of future development against the protection of high class land for current and future production requirements. Further research should account for the true cost of lost provisioning, regulating and cultural soil ecosystem services to ensure that these values are recognised and considered not only by urban planners but also by both policy and decision makers.     

现代物流:土地利用问题与对策

研究目的:探讨现代物流的土地利用对策。研究方法:归纳分析法,对比分析法。研究结果:现代物流产业与土地利用关系密切,对土地利用影响深远,与发达国家相比中国物流产业在土地利用方面存在较大的不足。研究结论:通过对中国物流用地进行科学分类、规划、整合、置换等途径实现物流土地利用的集约节约化。     

Agricultural land use in the era of climate change: The challenge of finding ‘Fit for Purpose’ data

The paper examines drivers of change in agricultural land use in order to identify data requirements and assess data suitability. In order to assess the fitness for purpose of available data, the paper provides an overview of the sources of data for agriculture and land use in the UK, in both a contemporary and historical context. It provides a brief assessment of the state of scientific knowledge on the analysis of land use change, combined with a consideration of some of the possible advances promised by the new land use science.     

近10年崇州市土地利用变化基本特征与空间格局

[目的]土地利用变化研究是揭示土地利用对人类活动响应程度的重要途径,通过对其变化特征及空间格局的研究讨论人地关系在不同地域空间上的强度与作用模式。[方法]基于2002年、2014年TM/ETM+影像,在RS和GIS技术的支持下,采用人机交互图像处理方法提取了崇州市土地利用信息,应用土地利用动态度、土地利用程度、空间转移图谱、城市扩展指数、缓冲分析模型和方法对崇州市近10年来土地利用变化时空特征进行了研究。[结果](1)土地利用类型以林地、耕地、建设用地为主,建设用地动态度最大达到5.72;整体土地利用程度由254.25增长到260.93,各乡镇变动值差异较大。(2)土地空间转换面积达1.850 85万hm~2,占研究区总面积的16.94%;增长面积最大的图谱单元依次是新增建设用地、新增耕地和新增林地;建设用地、耕地、水体与高程、坡度之间负相关性显著,坡度0°~6°是人类活动最频繁的区域。(3)中心城区建设用地面积大幅增长,缓冲范围内建设用地面积增加了2 120.76hm~2,城市中心自河流向东、东南、东北3个方向扩展。[结论]崇州市土地利用整体处于快速发展时期,地域差异明显,受人类活动影响显著。     

东北典型黑土区耕地地力评价与障碍因素诊断

研究目的:从影响耕地地力的土壤管理、理化性质、土壤养分、剖面性状、立地条件和气候条件等6个方面选取13个评价指标对东北典型黑土区耕地地力进行综合评价,并在评价基础上进行障碍因素诊断,为今后定量化分析耕地地力障碍因素提供方法。研究方法:该研究运用层次分析法和模糊数学法等方法进行耕地地力评价,并引入障碍度模型对影响该区域耕地地力的障碍因素进行定量化分析。研究结果:(1)东北典型黑土区耕地地力整体呈现南高北低的趋势,其中以中等地(四、五、六、七等地)为主,占研究区总耕地面积的64.47%;其次为高等地(一、二、三等地),占研究区总耕地面积的28.31%;低等地(八、九、十等地)最少,只占研究区总耕地面积的7.22%;(2)对研究区评价指标体系中耕层厚度、有机质、有效磷、p H、灌溉能力、排涝能力6个指标进行障碍度分析,发现除有效磷和p H对耕地地力障碍作用不明显外,其他因素均有明显障碍作用,且障碍程度呈现一定的规律性。研究结论:(1)通过对研究区进行耕地地力评价,对东北典型黑土区的耕地数量和质量在空间分布特征上有了全面掌握,为今后耕地的合理利用提供了依据;(2)障碍度模型的引入为分析影响耕地地力的障碍因素提供了定量化的研究方法,为耕地地力保护和提升研究提供了方法支撑。     

THE EGYPTIAN STATE AND AGRICULTURAL LAND MARKET 1810–1986

The paper examines the economic effects of state policy on land transactions in Egyptian agriculture since 1810, with special reference to the post-1952 government intervention in the land market. Following a combination of historical and econometric approaches, the analysis shows that: (i) under conditions of market forces, factor prices responded to changes in land-labour ratio, cotton price and output value, and landlords' monopoly power was dominant; (ii) while the inequality was sharply reduced after equity-directed intervention, value productivity of the scarce factor, land, has lost its significance in determining rental values and the effective supply of land has, since 1970, declined together with agricultural growth rates; and (iii) there has been a trade-off between equity and agricultural growth during periods of non-intervention and relaxation of tight State control of the land market. Proposals for policy adjustment are presented.     

Third‐party effects of water trading and potential policy responses*

A key feature of water policy reform in Australia has been the separation of water access entitlements from land titles and the establishment of markets for water. However, the separation of water entitlements from land failed to account for a number of characteristics that were implicit in the joint right. This has given rise to a number of third party effects as water is traded in an incomplete market. This paper describes four third‐party effects of water trade; reliability of supply, timeliness of delivery, storage and delivery charges, and water quality and examines policy responses to address these effects. The discussion draws on the concepts of exclusiveness and rivalry to determine the applicability of property rights and other solutions to the third‐party effects of trade. It is likely that many of the third‐party effects of trade discussed in this paper do not warrant policy intervention at the national or state level, but intervention at the local level may be warranted. The costs of addressing some third‐party effects may outweigh the benefits. Where there are significant gains from trade, the existence of these third‐party effects should not been seen as a reason to impede trade.     

Regional economic transformation: Changing land and resource access on the West Coast of New Zealand’s South Island

The West Coast region of New Zealand has experienced significant structural economic changes since the 1980s. These changes have been a result of state imposed land use restrictions that limited productivist activities such as logging and mining, which in turn have been overlain by the effects of changes in national and global resource demand. This has led to both job loss and local resentment to what is seen to be external political and environmental interference in the region. Such changes overlay on-going boom-and-bust cycles experienced in the region’s resource dependent communities and the state’s pursuit of neo-liberalism from the 1980s, leading to the loss of state support and employment in the region. Regional path-dependence and ‘lock-in’ centred on productivist activities and the slow realisation of the need to diversify the economy have not helped. The region has under-performed in comparison with national trends economically and demographically reflecting and reinforcing local path dependence. The gradual growth of the service and tourism economies marks a new use for land resources and slow structural economic change. However, in the absence of governance processes that allow for collaborative planning to resolve conflicts over future trajectories for the region, conflicts over land uses, resources and access are likely to persist.     

土地资源对中国经济的“增长阻尼”研究——基于改进的二级CES生产函数

研究目的:定量测度符合中国土地资源特点的"增长阻尼",为制定土地资源宏观调控目标提供指导。研究方法:构建改进的二级CES生产函数作为基础模型,并修正前提假设,使其更符合中国土地资源的特点。研究结果:土地资源约束对中国经济增长影响较大,中国现在每年的经济增长速度比在没有土地资源约束的情形下降低0.7512%。研究结论:有效贯彻和执行土地资源保护政策,加上技术进步和日益下降的土地份额,未来的中国经济仍将保持稳步增长态势。     

基于农户意愿的农村土地抵押贷款需求探讨——以重庆市开县农户调查为例

农村土地抵押贷款是解决农村地区资金需求不足的有效途径,该文以重庆市开县农户调查为依据,从农户意愿角度阐明推进农村土地抵押贷款的必要,运用农户调查法、Logistic回归模型分析法性,揭示农村土地抵押贷款的需求特征:农户土地经营规模、农户经济活动类型、农户家庭收入水平以及乡镇经济发展水平对农户抵押土地意愿影响显著。为推动农村土地抵押贷款提出如下对策建议:开放农村土地抵押贷款,完善农村社会保障制度,建立城乡统一的土地市场,推进农村土地抵押贷款顺利发展。     

湖北省土地整治项目投资的时空分异及地域分区研究

研究目的:分析土地整治项目投资的演化阶段及空间格局,探寻投资时空分异内在规律和影响因素,并对土地整治项目投资进行地域分区,可以为土地整治相关政策的制定和投资方向的引导提供科学决策依据。研究方法:聚类分析法、变异系数法和重心模型法。研究结果:湖北省土地整治项目投资演进总体上可以划分为3个阶段,投资县际之间的差距呈逐步缩小趋势但差异仍较为明显;投资空间分布呈现出以江汉平原腹地为中心,向西北方向呈沿汉江流域与丹江口水库的"M"形增长带,向东南方向呈沿长江流域的"C"形增长带的发展格局;投资重心呈现明显的东南方位偏向;以投资规模为主要标准,湖北省可划分为7个投资类型区。研究结论:自然条件、地区功能定位以及国家政策设计是影响土地整治投资的重要因素,未来湖北省土地整治项目投资需做好区域统筹,同时各区域应结合各自整治的重点方向用好土地整治资金,优化土地整治项目投资效益。     

How has Oregon's land use planning system affected property values?

Oregon's landmark land use planning system has been criticized for imposing large negative effects on landowners’ property values, although evidence to support these claims has been lacking. This paper examines longitudinal data for undeveloped parcels since before adoption of the planning system. The sample includes parcels under different land use regulations, and it compares Oregon to Washington. The results indicate generally that property values have increased at similar rates both inside and outside urban growth boundaries, and across parcels zoned for different uses and across state lines. The results are consistent both with theory and with other studies indicating land use regulations can have positive, neutral or negative effects.     

Foreign Aid: Good for Investment,Bad for Productivity

Abstract

This paper examines the effects of aid on sources of growth: capital accumulation and total factor productivity (TFP) growth; the latter captures the effect on growth after removing the contribution of factor accumulation. Given the role of TFP in explaining cross-country differences in income levels and growth rates, the productivity effect can play a significant role in explaining the impact of aid on growth. Contradictory effects of aid were found: aid boosts investment but adversely affects TFP, suggesting that efficiency losses may undermine the overall effects of aid on growth. It was also found that aid reduces the efficacy of financial institutions in supporting productivity growth, a surprising result that possibly illuminates the nature of aid distribution in receiving countries.     

Changes in land requirements for food in the Philippines: A historical analysis

Land for food production is limited. We investigate how land demand for food develops as populations grow, diets change and agricultural practices become more intensive. The Philippines provide an excellent case: during the 20th century population grew tenfold implying similar increases in basic dietary needs. To quantify occurring changes, we link average dietary patterns to their arable land requirements. For this, we utilize data on population, dietary patterns and crop yields from 1910 to 2003. While average per capita food supply improved during the century, the amount of land required to feed a person declined, albeit not continuous: it was at about 2500 m² in 1910, at 2000 m² in 1960, at 1000 m² in 1985, and did not change greatly since then. Accounting for population growth, this translates to a fourfold increase in total land required for food from 1910 to 2003. When investigating what drove the observed developments at national level, we find that in the first half of 20th century population growth was linked to increased land requirements, before strong increases in yields were enabling constant land requirements for about two decades. Recently, the combined effect of dietary change and population growth led again to increased land requirements for food. Different yield developments in individual crops caused shifts in the relative land requirements of different food items. Our findings suggest that developments in land requirements for food and underlying factors are often non-linear. Caution is warranted when discussing futures of global food supply, based on assumptions of linear or continuous trends.     

兼顾城市规划因素的城镇土地定级技术路线探讨——以武汉市商业用地定级为例

研究目的:基于国家行业规程对城镇土地定级因素因子及土地定级技术路线进行再认识,并提出一种兼顾城市规划影响的城镇土地定级技术途径。研究方法:采用多因素综合评价法建立地价潜力模型,揭示城市规划对土地质量的综合影响,基于模型测算结果提炼成城市规划因素因子,纳入城镇土地定级因素因子体系后参与多因素综合评价确定土地级别。研究结果:城市规划通过协调城市空间布局和综合部署各项城市建设对土地价值的空间分布及变化趋势产生了重要影响;兼顾城市规划因素的土地定级技术路线不仅能克服传统土地定级的局限,而且对现有国家规程的技术框架进行了扩展。研究结论:武汉市商业用地定级的实证研究结果验证了技术路线的有效性。     

Sources of agricultural productivity growth and stagnation in sub-Saharan Africa

This paper examines sources of agricultural growth in sub-Saharan Africa. Growth in the stock of traditional inputs (land, labor, livestock) remains the dominant source of output growth. Growth in modern input use was of secondary importance, but still accounted for a 0.2-0.4% annual growth rate in three of four sub-regions. Econometric results support earlier studies that suggest that land abundance may be a constraint on land productivity growth. Growth in agricultural exports and historic caloric availability had positive impacts on productivity. These latter results suggest that positive feedback effects exist between export performance and food security on one hand and agricultural productivity on the other.     

北京市大兴区耕地资源稳定性评价

研究目的:本文以耕地转变为建设用地的可能性为基础,研究耕地的稳定性,为耕地保护提供新的依据。研究方法:本文以大兴区2006年现状耕地为研究对象,从地块尺度综合考虑耕地资源的自然因素、区位因素和社会经济因素建立评价指标体系,对研究区进行耕地稳定性评价,并对耕地的稳定性进行分级,在此基础上对耕地分区、分级保护。研究结果：（1）从地块尺度出发,从耕地转变为建设用地的可能性入手,把大兴区耕地的稳定性划分为4个级别。（2）大兴区耕地不稳定与较不稳定地块之和为1861个,占总数的36.33%;较稳定的斑块数为1703个,占总数的33.25%;稳定斑块数量为1558个,占总斑块的30.42%。（3）大兴区耕地稳定性空间分布特征为不稳定的耕地地块主要分布在大兴区北部发达地区;较不稳定的耕地地块,沿各主要道路呈明显的带状分布。（4）基于耕地资源稳定性评价,将大兴区耕地分级保护,宏观微观相结合,统筹考虑保护区和地块特点,有利于切实做好耕地保护。     

中国城镇化进程中土地资源尾效的空间分异研究

研究目的：基于两种发展情景假设,对中国城镇化过程中土地资源尾效的全局和局部空间关联性进行研究,以期揭示土地资源稀缺对城镇化发展制约的空间分布规律,并为土地资源的宏观调控提供参考。研究方法：采用计量经济学和空间分析方法对中国31个省、市、自治区土地资源尾效的空间分异进行实证研究。研究结果：从全局空间分析来看,中国31个省、市、自治区的土地资源稀缺对城镇化进程的阻力具有较好的空间结构性、关联性和依赖性,呈现出“东高西低”的非均衡性分布格局。这说明总体上中国东部地区土地资源尾效高于中、西部地区。从局部空间分析来看,城镇化进程中土地资源尾效表现出的局部空间差异性和集聚性较为显著,即尾效高值集聚的地区相对来说经济比较发达,而尾效低值集聚的地区相对来说经济较为落后;从两种不同的发展情景假定来看,情景2（土地资源数量有一定增长）可以缓解情景1（土地资源数量保持不变）假定下部分省、市、自治区土地资源对城镇化进程的阻力。研究结论：将土地资源尾效研究与空间分析方法相结合可以揭示出土地资源稀缺制约城镇化发展的空间分异特征及规律。