Responses to various articles Essay Example | Topics and Well Written Essays - 500 words

Responses to various articles - Essay Example The post touches on a sensitive topic but you wrote it in a fluent way that attempts to eliminate the ambiguity. The Needle Exchange Program (NEP) can be considered as controversial in its own capacity. You conducted research on two sensitive grounds, both the HIV pandemic and the NEP, and the post is a successful blend of both. In addition, it is an indication that the research was comprehensive. The post is informative on several grounds. It touches on how the LNG Project is beneficial to the economy. Secondly, it focuses on the impact of the project on the environment. It continues to offer a debate on the pros and cons of the project between the city council and Squamish Nation. However, your opinion is not concrete as you seem to be on both sides of the divide. It is important to indicate the Federal Laws in relation to the environment and the economy to come up with a concrete opinion on whether the project is good or bad. Your post is structured in a manner that indicates both sides of the divide, both the council members and residents of the White court, have valid arguments. The post is beneficial as well as informative. It indicates the interests of different parties in relation to the standards of living presented by housing in White court. It would be important to indicate the housing regulations in your research that would mitigate the absurdity of the claims from both council members and residents. The post is educative on matters regarding housing, standards of living and the economy at large.

Costing a shoe selling business Case Study Example | Topics and Well Written Essays - 1250 words

Costing a shoe selling business - Case Study Example Profit 3,600 pounds Break Even Analysis: The break even analysis is performed on the basis of assessment of costs based upon the number of units that are expected to be sold.(www.connection.cwru.edu). Similarly, the total sales revenues are also computed on the basis of anticipated units that are expected to be sold each month. The variable costs per unit is 77.84 pounds and the number of units expected to be sold is roughly assessed as in the range of 50 to 70 pairs of shoes a month. The average unit sale price for each show is taken as $121.42. The Break even analysis table is shown below: BREAK EVEN ANALYSIS TIME PERIOD TOTAL FIXED COSTS TOTAL VARIABLE COSTS TOTAL SALES REVENUES 2 months $5,500 $8,096 $6,313.84 4 months $5,500 $6,227 $9,713.60 6 months $5,500 $6,616 $10,320.70 8 months $5,500 $9,341 $14,570.71 10 months $5,500 $8,562 $13,356.20 12 months $5,500 $10,586.24 $16,513.12 18 months $5,500 $9,496.48 $14,793.18 24 months $5,500 $10,117.90 $15,784.60 30 months $5,500 $10,584.88 $16,513.12 36 months $5,500 $11,052 $17,241.64 Hence, from the table, it may be noted that the break even point is reached after ten months from the time the business begins operating. This is the time when the profits in the amount of $13,356.20 exceed the sum of the fixed and variable costs ($5500 +$8562 = $14,062). Hence this is the point where the business has first begun to show profits in that the revenue from sales is greater than the total expenses on fixed and variable costs. At this point, 110 units of shoes have been sold in a two month period, which brings it to an average of 55 pairs of shoes sold per month. Margin of Safety: The margin of safety is used to calculate how much the level of sales can...Similarly, the total sales revenues are also computed on the basis of anticipated units that are expected to be sold each month. The variable costs per unit is 77.84 pounds and the number of units expected to be sold is roughly assessed as in the range of 50 to 70 pairs of shoes a month. The average unit sale price for each show is taken as $121.42. Hence, from the table, it may be noted that the break even point is reached after ten months from the time the business begins operating. This is the time when the profits in the amount of $13,356.20 exceed the sum of the fixed and variable costs ($5500 +$8562 = $14,062). Hence this is the point where the business has first begun to show profits in that the revenue from sales is greater than the total expenses on fixed and variable costs. At this point, 110 units of shoes have been sold in a two month period, which brings it to an average of 55 pairs of shoes sold per month. Margin of safety = Expected Sales level - Break even sales level. The break even sales level that has been established by the above table is 55 pairs of shoes per month. Therefore, if the expected sales per month is 70 pairs of shoes, the sales figures can fall even up to 55 pairs of shoes and the business will break even. However if the volume of shoes sold should fall below 55 pairs, then it is likely that the business will experience a loss. Since the s

Enzymes Research Paper Example | Topics and Well Written Essays - 1250 words

Enzymes - Research Paper Example They are encoded by the genetic material which is a map telling the catalysts how to form and function. Enzymes work by lowering the activation energy of the reaction, which means that the reaction can proceed much quicker. The enzyme-substrate complex is an important component in understanding how enzymes work. Enzymes bind to substrates in order to change the substrate and form a product. The enzyme and substrate are complementary to one another; therefore they usually can only bind with one enzyme. This is why the enzyme-substrate complex has been named as the â€Å"lock and key model†. In some cases, there is more than one substrate, which can bind to a particular enzyme. Competition of the substrate with the enzymes and chemical equilibrium is what keeps some biological systems in check, with producing some products more than others. In medical application, sometimes these enzyme levels need to be regulated. According to chemical principles, if you increase one amount of products in an equilibrium situation, the body will move so to remove this stress. In the case of medicines, they can be used to regulate these biochemical equilibriums, which can be thrown of as the result of diet, external factors, mutations, etc. Enzymes are a type of protein, meaning that they are created in the intercellular processes like every other kind of protein. DNA contains the original blueprint. Through the use of mRNA, tRNA, and rRNA, the protein is synthesized. Transcription is where the RNA copies the enzymatic genetic code and translation is where the tRNA and rRNA create the enzymatic protein from the translation of the mRNA. Enzymes come in many different configurations and can exist a numerous amount of conditions performing infinitely numerous diverse tasks in the body. For example, there are enzymes, which regulate protein synthesis such as helicase, DNA polymerase, etc. There are enzymes that regulate digestion, neurological functioning, etc. However, sometim es there are problems in enzymes, which cause them to not function appropriately either as a result of the way they were encoded or environmental factors. Errors in the encoding of DNA, deoxyribonucleic acids, can lead to mutations in key enzymes and defects in the enzymes. As a result, certain medical conditions and genetic mutations can lead to maladaptive processes in life. For example, Fibromyalgia is a medical condition in which a person experiences pain in the areas of joints, muscles and other tendons. This is due to a deficiency in an enzyme known as amylase, which is responsible for breaking down carbohydrates. As a result of a lack of this enzyme, this leads to another host of physiological problems. Body aches and stiffness result in multiple muscle groups and places on the body, with the pain ranging from moderate to severe. The pain is not the result of tissue degradation, but rather has to deal with grinding and inflexibility, which leads to the pain. Other known sympt oms of Fibromyalgia are irritable bowl syndrome, depression, and lack of exercise, which can lead to problems with obesity and heart disease, as well as a ride range of other physiological conditions. Luckily, there are many techniques, which are used to treat this condition. The use of physical therapy as a way of strengthening the joints, muscles, and tendons is one of the most commonly used techniques for

Why is everything made in China Research Paper Example | Topics and Well Written Essays - 4000 words

Why is everything made in China - Research Paper Example China is an industrialized nation and has the support from various aspects such as government for survival in the industry. The trading relationships with other countries are also excellent such as the US traders prefer to have Chinese suppliers because the bulk shipping order’s cost is less which means import from China is cheap compared to other countries. According to the study performed by Booz Allen Hamilton, only those companies are successful that integrate China as the basis of competitive advantage. The improvement in the economy shows that China has a great potential for future domestic sales, therefore setting up factories will facilitate to be a beneficial project for the future. The major domestic industry in China is automobile, which may change in the future (Booz Allen Hamilton Inc, â€Å"Booz Allen/AMCHAM Shanghai Study Finds Companies Adopting China as Both a Growth Market and Manufacturing Hub Are Two-Thirds More Profitable Than Others†). There are ce rtain controversial views such as China is not good in social responsibilities because they make the children work for cost minimization. Hence, the myth is that a company in China is only concerned about the profit and not the society. They do not consider all the 3 P’s that are Profit, People and Planet (Whycenter, â€Å"Why Is Everything Made In China†). ‘Made in China’ products are becoming more famous in today’s world. In this research paper, the benefits of manufacturing units in China have been analyzed with an example of plastic manufacturing unit. The effect of the economy and environment are examined to understand the reason for building manufacturing units in China. The integration of all economy implies globalization, hence the increase of ‘Made in China’ products are affecting the world’s economy. The economy of China and other countries have been analyzed to understand the impact in other countries. Every company fo cuses on cost minimization to increase the profit margin. The labor cost in China is a factor to be taken into consideration for the labor intensive companies such as clothing, footwear and others. In order to reduce cost of production, companies generally look to shift to China for establishing manufacturing units. There is a potential growth in China but the question arises whether it is sustainable or not. In this context, the future prospects in China are identified. Benefits and Reasons for Manufacturing in China China has emerged as preferred destination for setting up of manufacturing units due to certain advantages that are present in the country. The labor cost is less in India and Africa. However, to build a plant in developing country a few infrastructure facilities such as electricity, technology, telecommunication, financial infrastructure, government cooperation and others are essential to be considered. In this case, China is advanced than India and it is incomparable with Africa. Hence, China provides the advantage of cheap labor and adequate industrial infrastructures. China is perceived as the huge potential market thus it encourages the potential to build the operations in the country. Certain examples of reasons as well as benefits of manufacturing in China are: Reduction in cost of Direct Labor, Overhead and Material Cost Indirect Engineering, Marketing, Financial Labor & Transactional Cost is reduce. Supply chain logistics & service are made simpler to Asia’s customers Center for Material Sourcing throughout Asia for Domestic and China Production

Foreign language learners and spatial preposition Essay

Foreign language learners and spatial preposition - Essay Example They can also involve possession, like the word 'of' in this phrase 'The books of the school.' When prepositions take on a relational meaning it is common to encounter errors of omission, and errors of commission Errors of omission occur when foreign language learners, or growing children, "fail to use a preposition where one is called for (for example: 'Open keys!' 'Open it with keys!'). Errors like this are due to a lack between the ability to conceive of a certain relation (location, instrument, or direction), and the ability to express it." People learning English as a foreign language often have big problems finding the right English prepositions. These problems can be attributed to the fact that "there are different uses of prepositions in various languages around the world. For example: 'I talked to him.' vs 'Ich redete mit ihm.'// 'He believes in love.' vs 'Er glaubt an die Liebe." (Brala, M.) Most times, lexical items, which fall within prepositional categories are referred to as 'locatives'. This comes from a reflecting on the study of prepositions from two different perspectives: a) the grammatical, and b) the 'local' (semantically driven). "From the grammatical perspective, prepositions have, for a long time, been treated as merely 'an annoying little surface peculiarity' (Jackendoff, 1973 p. 345). This can be attributed to poor interest for the quality of the lexicographic portrayals of prepositional semantics, "which has been dangerously under-examined." (Lindstromberg, 2001) Also, in many languages, the information provided by a preposition is often coded in a noun inflection (an example of this is the ablative in Latin). It is a well known fact that "when it comes to mastering a foreign language one of the most troublesome areas to learn is the (idiomatic) usage of prepositions. Learning how to use prepositions correctly in a foreign language is a colossal task, one that is usually not accomplished way into the learning process, and one that many learners never manage to master thoroughly." (Brala, M. p.1) Examining language differences The Mother language of a foreign learner of English is called first language (L1), while the language to be learnt is called the target language or second language (L2). A shallow learning means relationship between letters and sounds. An English language learner will first be able to generate orthographic parts of more then one letter and then and face the problems in more complex words, because knowledge of just simple words is not sufficient for usage of the English language. In English the learner usually faces the problem with some irregular word that escapes phonemic assembly. In some readings a word might more then one spelling. In a comparative study that was carried out in 2003, to ascertain word differences in different languages, students from different countries were brought together in one class, and analysis showed that the English students exhibited a low lower grade of correct words as compared to

Programmable Logic Controller Essay Example for Free

Programmable Logic Controller Essay To respond to these phenomenal changes, we introduce the second edition of Programmable Controllers: Theory and Implementation. This second edition, like the first, provides a comprehensive theoretical, yet practical, look at all aspects of PLCs and their associated devices and systems. However, this version goes one step further with new chapters on advanced PLC topics, such as I/O bus networks, fuzzy logic, the IEC 1131-3 programming standard, process control, and PID algorithms. This new edition also presents revised, up-to-date information about existing topics, with expanded graphics and new, hands-on examples. Furthermore, the new layout of the book—with features like two-tone graphics, key terms lists, well-defined headings and sections, callout icons, and a revised, expanded glossary— makes the information presented even easier to understand. This new edition has been a labor-intensive learning experience for all those involved. As with any task so large, we could never have done it alone. Luis Bryan holds a Bachelor of Science in Electrical Engineering degree and a Master of Science in Electrical Engineering degree, both from the University of Tennessee. His major areas of expertise are digital systems, electronics, and computer engineering. During his graduate studies, Luis was involved in several projects with national and international governmental agencies. Luis has extensive experience in the field of programmable controllers. He was involved in international marketing activities, as well as PLC applications development, for a major programmable controller manufacturer. He also worked for a consulting firm, providing market studies and companyspecific consultations about PLCs. Furthermore, Luis has given lectures and seminars in Canada, Mexico, and South America about the uses of programmable controllers. He continues to teach seminars to industry and government entities, including the National Aeronautics and Space Administration (NASA). Luis is an active member of several professional organizations, including the Institute of Electrical and Electronics Engineers (IEEE) and the IEEE’s instrument and computer societies. He is a senior member of the Instrument Society of America, as well as a member of Phi Kappa Phi honor society and Eta Kappa Nu electrical engineering honor society. Luis has coauthored several other books about programmable controllers. E RIC B RYAN Eric Bryan graduated from the University of Tennessee with a Bachelor of Science in Electrical Engineering degree, concentrating in digital design and computer architecture. He received a Master of Science in Engineering degree from the Georgia Institute of Technology, where he participated in a special computer-integrated manufacturing (CIM) program. Eric’s specialties are industrial automation methods, flexible manufacturing systems (FMS), and artificial intelligence. He is an advocate of artificial intelligence implementation and its application in industrial automation. Eric worked for a leading automatic laser inspection systems company, as well as a programmable controller consulting firm. His industrial experience includes designing and implementing large inspection systems, along with developing PLC-based systems. Eric has coauthored other publications about PLCs and is a member of several professional and technical societies.

Effects of Regeneration in the Urban Core

Effects of Regeneration in the Urban Core General Overview Urban decay, usually associated with deprived areas, tends tend to be a characteristic of poorer communes, reflecting their low earning power and susceptibility to the higher unemployment rates associated with changes in the structure of the national economy (Skifter Andersen, 2003). The a feeling that buildings are physically falling into a state of decay particularly in some areas more than others, often results in an excrescence of dilapidated and vacant buildings. By remaining vacant, buildings are generally targeted for commercial signage and vandalism unless subjected to a population change or economic restructuring (McGregor and McConnachie, 1995; Skifter Andersen, 2003). The redevelopment of decaying, run-down or underused parts of urban areas with the intention of bringing new life and economic vitality is crucial in maintaining a market position (Bolton Council, 2009). Redeveloping these structural units, however, may not be an easy task, as a set physical as well as casual mechanisms likely to be different in every area, are also accentuating the problem of urban decay. According to Skifter Andersen (2003), one of the major causes of urban decay is the decline of the local economy. The changes in the structure of the national and international economy can directly or indirectly influence the local economy as outlined in Haggetts Cumulative Decline Model (2001). Certain government intervention and planning policies with regard to the industry and alterations in the locational preferences of the industries to better equipped sites are also assumed to be among the primary causes of decline by increasing the gap between the core and periphery. Similarly, the population age structure in most Western countries is changing with an increasing number of elderly dominating the demographic chart (Commission on Growth and Development, 2008). This disinclinati on of the population is likely to remain in the highly urbanised areas resulting in a number of blight properties that are likely to fall into a state of disrepair if structural investment keeps lacking. Perhaps, following Myrdals Cumulative Causation theory (1972) might help inject vigour into the local economy from the institutional set-up (Fujita, 2004). Nonetheless, this process of urban renewal, through which environmental quality redevelopments occur in derelict urban areas, is highly contested. This chapter reviews selected literature that concerns the effects of regeneration in the urban core of a settlement with regard to the value enhancement and positive externality of building refurbishment while considering the social and economic implications. Urban Regeneration Urban regeneration most likely to take the form of public policy in order to regulate urban processes, attempts to improve the urban environment through renewal (Couch et al., 2003). Although seeming fairly simple and straightforward, Home (1982) describes the concept of urban regeneration as involving complex socio-economic, environmental and political issues, with no profession or academic disciple claiming control over it. Roberts (in Roberts and Sykes, 2000) defines urban regeneration as a vision which leads to the resolution of urban problems and which seeks to bring lasting socio-economic, physical and environmental conditions of an area that has been subject to change. Broadly defined as a process that prevents the urban fabric from starting or continuing to deteriorate by improving the urban fabric, urban regeneration is fundamental to the structure plans established by the Malta Environmental and Planning Authority in 1998 and 2006. According to the Priority Actions Programme/Regional Activity Centre (PAP/RAC, 2004) of the Mediterranean countries, the aim of urban regeneration projects as a solution to this phenomenon in developed is to promote: â€Å"return to the city, revitalise the city centre, restore activity in a fiercely competitive international context, and implement initiatives to improve the quality of the environment operating in a wide sense towards a smart growth†. Such systemised and planned action concerning certain parts of a town would mean injecting new vigour into an area. Skifter Andersen (2003) argues urban regeneration would transform, strengthen and recreate places to act as a catalyst for further investments for the benefit of the local community. By concentrating public resources and private investments on specifically designated area may turn an area to a great appeal (Adair et al., 2000). However, urban regeneration is not only concentrated around property-led and retail-led regeneration but also through cultural regeneration to transform the city as a form of urban recreation (Evans, 2001). According to Evans (2001), arts and cultural industries can distinguish themselves by restoring identities and economies with other lifestyles. Whilst Calxton and Siora (2008) recognise the retail sector as offering opportunities and employing a wide range of different socio-economic groups, they argue that retail-led regeneration appears to provide a key reconnection to economic opportunity by engaging in direct employment and additional investment for a community and its residents. Furthermore, Claxton and Siora (2008) sustain that the most successful developments are those supported by the local authorities where planning or economic development departments work together. On the other hand, Rubin and Taylor (2008) question the enormous institutional corporate power of certain chain stores that might have some influence on the planning system and in regeneration projects. According to them, the benefits from such regeneration are overstated as this type of regeneration creates an inverse system that extorts money out of the local economy resulting in serious consequences for small local businesses. Pitkin (1963) sustains that as an important trait within various Mediterranean communities is the urban ethos, the city is depicted as a place of cultural richness, civilisation and civic pride (Leontidou, 2000). Strengthening this argument, Florida (2003) suggested that as social ethos is becoming increasingly dominant in most entrepreneurial and growing regions, it is attracting creative people to the city and accentuating the processes of gentrification. Additionally, Ley (2003) also accentuates the importance of cultural and lifestyle of the middle class, who value the preservation of the historic core and the utilisation of exceptional commodities. Bailey et al. (2004) suggests that culture-led regeneration has only been effective when associated with commercialised identities, thus stressing the need for economic investments and retail establishments. Hiller (2000) suggests that for waterfront regeneration with transformation of the urban environment with luxurious residences a nd gentrified neighbourhoods must be create jobs through a number of office towers as well as shopping centres, included in most projects. As cities are never still, Lancaster (1995) had previously argued that they are places where people strive to overcome negative effects and create hope in the place that history has located them. According to Dunn (1998), the consumer culture might therefore encourage residents to disattach themselves from their particular area and associate themselves to the new global culture irrelevant of the location. Bailey et al. (2004), disagrees and argues that cultural forms of consumption can actively enhance and enliven local communities. Bailey et al. (2004) goes further by suggesting that it is the people who live in the city themselves have to engage in regenerating the city rather than the planning policies. Kantor et al. (1997), stresses the significance of local urban democratic conditions in creating inclusive governing that can influence the local communitys ability to participate and have a reach in the business. Gentrification As defined by Kennedy and Leonard (2001), gentrification involves the processes of reinvestment and revitalisation to enhance the physical and socio-economic components of cities. In this relationship, higher income households settle in that settle in the area, upgrade the physical and socio-economic component of lower income residences. Smith (1987b, p.463), specifically stated that the crucial point with regard to gentrification is that: it involves not only a social change but also, at the neighbourhood scale, a physical change in the housing stock and an economic change in the land and housing market. It is this combination of social, physical, and economic change that distinguishes gentrification as an identifiable process/set of processes. Furthermore, Wyly and Hammel (1999, p.716) add that the process of gentrification complements: class transformation of those parts of the city that suffered from systematic outmigration, disinvestment and neglect, or neglect in the midst of rapid economic growth and suburbanisation. Badcock (2001), argues that today the process of gentrification and restructuring have become so interrelated together that they have formed the broader transformation known as revitalisation. Furthermore, households of median and higher incomes generally value the preservation of the historic core and contribute to raising the areas ethos (Ley, 2003). Therefore, employment in the tertiary, quaternary and quinary sectors of production, usually associated with having a university degree, is a key indicator of gentrification according to Ley (2003). In other words, the post-modern lifestyles of consumption are the solution towards revitalisation of a location through the processes of gentrification. Consequently, the process of gentrification can be said to be the outcome of the range of responses to the new economic and social opportunities that arise from prior dispositions of the social classes (Bridge 2001). On the other hand, Smith and Williams (1986) were particularly concerned with displacement and the side effects the middle class is having on the lower working class through the processes of gentrification. Although the extent of the problem is not agreed upon, Sumka (1979) argues that displacement of the working class through rent increases was undoubtedly a major issue. More recently, Blomley (2004) outlines that the social mix the processes of gentrification bring with them tend to expose the working classes to several equalities in the social hierarchy as interaction between the owners and tenants in gentrified neighbourhoods seems to be limited. Slater (2006) argues that this process can lead to social segregation and isolation when trying to revitalise a neighbourhood. Yet, according to Sigworth and Wilkinson (1967) the beneficial effects to the community through gentrification outweigh the issues of social segregation which can be resolved through several policies. Ideal Scenario In a society where the absence of building care culture is increasing, prompt maintenance would help make aging buildings less problematic to rehabilitate as it is often the case that such buildings are found in a state of disrepair with various safety problems. Throughout the 1970s, many of the European countries had already started emphasise the gradual renewal process of rehabilitation rather than focusing on the massive redevelopments simultaneously (Wood, 1991). Thomas (1977), suggested that making way for redevelopment would give an opportunity to replace any substandard buildings, any clashes with regard to the land-use, as well as any environmental nuisance. Although in essence the process of redevelopment causes a lot of inconvenience as it dislocates people (Sumka, 1979; Smith and Williams, 1986; Blomley, 2004), redevelopment can help utilizing the full potential of a site as well as exploiting the beneficial effects to the community such as solving the problems related to social segregation (Sigworth and Wilkinson, 1967). Amongst the main problems that dominate the list for the issue of urban renewal, the lack of institutional planning (Adams and Hastings, 2001) and unfair reimbursements (Kam et al., 2004). This raises the question of whether it would be eloquent to redevelop rather than to rehabilitate certain properties in some areas. It was proposed that the decision making on whether to rehabilitate or redevelop is generally influe nced by six aspects namely; political, legal, technical, institutional, social and economic forces (Walker, 2002). According to Olson et al. (2001) and Hobman and Bordia (2006), the influences of the professional work background on the attitudes towards a renewal project can also make a difference. For instance, building surveyors are said to consider the structural conditions of a particular building as the most vital concepts of consideration in a regeneration process. Conversely, the town planners tend to give more importance to the impacts of the project in the visual quality and micro climate of the neighbourhood rather than the structural conditions of a building (Olson et al., 2001, Hobman and Bordia, 2006). Despite these converging views, it is evident that the implementation of an urban renewal strategy especially when done on a massive scale would include a strong financial input. This would also have to be coupled with adequate public resources, and a determined commitment to solving to the urban dereliction problems while aiming towards increasing the social and economic benefits and fostering entrepreneurial activity (Hamnet, 2000; Skifter Andersen, 2003; Calxton and Siora, 2008). In such circumstances, it is also advisable that there should be improvements to the infrastructure, the transportation system as well as the environment that should all coincide with the renewal development that has the support of all social partners (Adair et al., 2000). Yet, as such conditions rarely occur, policy makers must shape their development plans based upon the constraints they face at the particular moment in time. Williams (2006) suggested that in order to ensure a more successful project, t he ruling authority can also use its powers relating to property development to influence the planning, the infrastructure and the compulsory purchase powers together with the availability of public land assets. When trading land for example, it is not a rare occurrence that one party missing from the market forum and thus the scenario of a compulsory purchase might be required in order for the renewal project not to be brought to a halt because by the private economic forces (Williams, 2006). To redevelop or to rehabilitate? Specifically on property-led redevelopment, Harvey (1992) highlighted that the timing of redevelopment projects depend on three essential issues being; the value of the current existing use of the land resource, the current value of the best of alternative use, and the cost of rebuilding. As the use of property is not irreversible, property has the potential to be redeveloped and converted into another type or usage to suit the expected socio-economic demands at a given time (Gunnerlin, 2001). According to the structure plan issued by the Malta Planning Authority (PA) (1998), there is a need: to use land and buildings efficiently and consequently channel urban development activity into planned developed areas particularly though rehabilitation and upgrading of existing fabric and infrastructure. Notionally, if the present value of the existing use of the land resources is greater than the present value of the best alternative use, redevelopment would not take place since it would not be financially viable, and the rebuilding costs would affect the occurrence of urban renewal. This explains why sometimes redevelopment in the old, urban core is less attractive to the developers (Harvey and Jowsey, 2004). As for the option of rehabilitation, which would mean securing the existing structure, it was concluded that it would only be advantageous when a number of conditions are met (Pugh, 1991). This would mean that the service life of a building would be prolonged by another thirty to fifty years. Furthermore, the value as well as the interest rate of the existing building would also have to be high. Additionally, Pugh (1991) argues that if the direct and indirect costs of rehabilitating are considerably less than those incurred by rebuilding, then the developer would be more tempted to rehabilitate rather than redevelop. Ratcliffe (1993) also estimated that the costs of renovating a building can amount to twenty-five percent less than starting a new building project and thus making it more attractive for developers. Aikivuori (1994) points out that refurbishments may sometimes be required when there is a need for change in the land-use as well as when there is a need to increase or secur e the market value of the building. Additionally, this would also help to preserve the existing building and its externalities that may be important in inducing a culture-led regeneration. Challenges facing the renewal process Housing has long been regarded as a durable commodity (Wieand, 1999), yet, like any other physical commodity, properties are subject to deteriorate as time goes by and eventually fall into a state of dilapidation if they are not properly maintained (Burton 1933). A number of previous studies have highlighted among of the main factors that would make a building deemed for renewal would be the serviceable environment (Sohmer, 1999). Others like Rosenfeld and Shohet (1999) have formed models to determine whether and when a building should be upgraded. This helped to reduce uncertainties and serve as an aid when deciding whether to upgrade or not. Nonetheless, one should not forget that there are always a set of constraints that are likely to slow or halt the process of urban renewal. The multiple ownership of a number of properties is one of them for example (Chun To Cho and Fellows, 2000; Galea Debono, 2009). So are the limitations on the development in the urban village core through the Urban Conservation Area (UCA) which restricts certain types of redevelopment projects. Additionally, it is also likely that there may be disputes in the process of resettling those affected and disagreements on compensation issues which make it more difficult for the private developers to find a compromise with the landowners (Sumka, 1979; Smith and Williams, 1986; Blomley, 2004). Furthermore, it is also often the case that the lack of a central governing body to implement redevelopment and private developers little presumptive power, end up with the developers having fragmented, slow progress (Gordon, 2004). Positive outcomes from urban regeneration Fundamentally, the process of urban regeneration would help to contribute towards the preservation of structures of architectural value and significant historical importance (Jim, 1994). A sustainable regeneration scheme should therefore endeavour to lesson social exclusion, boost economic reintegration as well as salvage architecturally rich buildings and edifices (McGregor and McConnachie, 1995; Skifter Andersen, 2003; Bailey et al.,2004). Otherwise, an urban regeneration project can be a source of conflict and thus it might prove valuable to develop a decision making tool to facilitate the planning process as suggested by Walker (2002) and Ho et al. (2004). Eventually, project regeneration proposals can be assessed and alterations can be made in order to achieve a higher rating for the plan which is subject to time, budgetary and other practical constraints (Ho et al., 2004). According to Kocabas, (2000a), evaluating the impact of protection planning would ideally assess outcomes against the physical, social and economic objectives. This should preserve the physical historic environment, the needs of the existing residents during the process of upgrading as well as determining whether the conservation process is economically viable (Kocabas, 2000a). On the other hand, Borja et al. (1997) showed that the socio-spatial outcomes of globalisation on urban areas varied according to the correlation between the technological and economic processes that form the core for this transformation. Whilst it is now widely accepted that no city can escape the reach of global economic and political forces (Sassen, 2000; Taylor and Walker, 2001), it is also clear that cities can upgrade their position in the global hierarchy by their strategic intervention (Clarke and Gaile, 1997). This was the case with Ireland in 1988, for example. With the help of the European Commission, Ireland reflected on the mistakes made through the demolishment of buildings in inner Dublin through the Greater Dublin Area Development Programme secured and managed the preservation of the built historical environment (Pickard, 1994). Essentially, the upgrade or upkeep of neighbourhood externalities is also thought to contribute to the migration and related change in a neighbourhoods economic status for two main reasons. Firstly, certain types of households may behave in ways that generate social capital and affluence for the neighbourhood influencing the demand for that location, thus, the process of gentrification (Ley, 2003). Likewise, certain types of households might also choose to migrate into or out of a neighbourhood based on the demographic and financial characteristics of their prospective neighbours because of the social status, irrespective of how these neighbours may behave (Rosenthal, 2008). In spite of this, it is important to recognise that raising a neighbourhoods economic status does not necessarily alleviate poverty but could simply force the existing low income residents to relocate to other areas of the locality. Jacobs (1961) argued that rather than being suffocated by urban regeneration, soc ial life should be revived, thus, the process of gentrification might not be always seen in a good light especially from those who are less affluent and other deprived sections of society (Sumka, 1979; Smith and Williams, 1986; Blomley, 2004). Therefore, building rehabilitation may garner more support as it causes less social disturbances (Needleman, 1966; DeFilippis, 2007). Achieving success through failure Amongst the good examples of successful waterfront regeneration projects that have managed to generate enough employment opportunities for the locals, Gloucester, Swansea, Cardiff and Liverpool immediately stand out in the United Kingdom (Jones and Gripaios, 2000). In these cases, a number of listed warehouses were refurbished and transformed to provide residential, office, retail, museum, marinas and restaurant facilities. Liverpools Albert Dock, for instance, has been so successful as a heritage site that was previously in a state of decay that it now receives around six million visitors yearly (Jones and Gripaios, 2000). From being a totally abandoned and neglected eyesore, the Albert Dock has now been turned into a visually pleasing environment with the most obvious and tangible manifestations of successful regeneration project in the United Kingdom. Canary Wharf in London is another successful redevelopment that even managed to generate 7,000 jobs for the locals (Danielsand Bobe , 1993). In spite of these successful cases of regeneration, the process of urban renewal still generates a great deal of heated debate especially when faced fierce opposition from the locals that fear that there would no significant improvement in their standard of living such as in the case of Canary Wharf in London. Quite rightly as Jeffrey and Pounder (2000) suggest, the physical improvement of a building is a fundamental element in achieving a successful regeneration project, however Hausner (1993), suggested that on its own it is not sufficient as the development of any project reflects the conditions and requirements of the area in which the project is located from a wider perspective. In addition to this, Moore (2002) sustains that the proactive use of this policy might even improve the local economic development and even create new working places, however, this might only be for a short while. Hemphill et al. (2004) argues that much of the research conducted in the United Kingdom ten ds to be critical as there is a persistent sentiment that urban policy has not really left many of the desired effects on the regenerated area. This had already been thought earlier as even though the inner-city redevelopments generally improve and enhance the degraded built environments, there is criticism that such projects only cater to certain sectors of society and particular locations such as waterfronts and thus these types of projects can fragment cities (Fainstein, 1994; Meyer, 1999; Marshall, 2003). Further criticism concludes that the stated goal of urban design and renewal is often forgotten as the concepts have become merely a marketing tool (Gospodini, 2002). Moreover, it is generally felt that the concept of urban renewal is too vague with the fusion of the traditional architecture, the landscape architecture, and the planning and civil engineering. As a result, urban renewal is said to be focused mainly on the marginal cosmetic aesthetics of the landscape rather than helping to sustain a better standard of living in the area (Inam, 2002). Hubbard (2006) added that the social as well as economic conditions of an area are usually worsened though the regeneration and gentrification policies that are meant to be beneficial. On a wider scale, Newman and Thornley (1996) had previously suggested that in contrast with other cities, the key European cities such as; Paris, Milan, Berlin, Frankfurt and Stockholm are underpinned by the factor of the international competitiveness rathe r than by the notion of urban policy and therefore the residents standard of living has nothing to do concept of urban renewal. Bentley (1999) went even further and argued that apart from the social, economic and environmental limitations, the concept of urban design is often manipulated by developers and public authorities to covertly hijack public space and neglect local conditions and values. Revitalisation projects targeted parts of the cities, such as decayed port areas and other post-industrial sites, for major redevelopments so that the area in effect becomes totally gentrified resulting in a residential area for the more affluent citizens rather than the whole society in general (Bentley, 1999). Proprietors awareness and involvement It is evident that one of biggest barriers when it comes to building maintenance is the owners awareness that find it difficult to realise the basic forms of decay and the resulting impact on the building material (Kangwa and Olubodun, 2003). To make matters worse, when action is taken, it is often the case that an inappropriate remediation technique is applied (Leather and Mackintosh, 1994; Forrest et al., 1996). Thus, any effective renewal system must be constructed upon well informed diagnostic skill structures. Chanter and Swallow (1996) and Davidson et al. (1997) have suggested that some of the main awareness problems apart from the variations in perceptions of objects of regular maintenance include the inability to tell whether inferior products or components are used to rehabilitate the building. In addition to this, they also add that the average owner is generally unable to determine the quality of work done by the traders and cannot judge accurately the extent of skill requ ired for a particular work. In the end they argue that the absence of a referral system within the local housing communities which would act as an initial contacts for advice and general information on housing maintenance. Consequently, it is often the case that waves of building depilation later turn into the process of urban decay that has been a major problem in most developed cities (Skifter Andersen, 1995). It must be recognised that the local inhabitants are fundamentally the problem solvers and play an important and useful role not only in implementing regeneration strategies but also in maintaining the socio-economic improvement of the neighbourhood over the years. As powerlessness is central to peoples experience of poverty and exclusion, the people in general are more likely to involve themselves if they can clearly see their contribution in the city (Joseph Rowntree Foundation, 2005). Throughout the last number of years, the local citizens have also been emphasizing that new developments should retain their own characteristic and identity in order to reflect their collective memories. Public consultation meetings are no longer satisfying the citizens as they believe that a comprehensive public engagement exercise for the project is required and more channels should be provided for them to express their views on the developments (Lee and Chan, 2008). Research has shown that in the absence of government intervention, property owners are prepared to improve their buildings and edifices since it would enhance the market value of the refurbished properties provided that there is enough information for people to take sensible decisions (Holm, 2000; Gregg and Crosbie, 2001). Besides from having restored building edifices, this type of refurbishment project is estimated to increase the market price of the property which leaves a good profit after deducting the costs of the refurbishment project (Chau et al., 2003). Improvements on the buildings especially on the facades are intuitively expected to have a positive impact on properties adjacent to the building because of the improved visual quality enjoyed by the nearby residents. Likewise, unsightly externalities are created by the unsightliness of poorly maintained properties, thus, refurbishing these poor maintained buildings should reduce or even counter the negative impact (Colwell e t al., 2000; Boyle and Kiel, 2001). Nevertheless, while everyone would benefit from improving the exterior conditions of the buildings, the market value of the properties improved first would have their value depreciated by the dire condition of the neighbouring properties and thus for an individual to take the first step would not be easy. As a result, the unimproved properties would experience an increase in value as a result of the nearby investments done by the others. Consequently, this might also lead to a market failure as the refurbishment process may never take off completely resulting in an investment which is less than what was desired (Hui et al., 2007). Should more information on the enhanced market value of a refurbished building be made available, then the long-term sustainability of a rehabilitation effort would be incorporated into the urban renewal strategies easily, however, one must not forget that the effects may not be felt until a long time. In this particular scenario, the authority in charge sh ould encourage and encourage developers and owners to instigate redevelopment. Ultimately, the process of renewal is a product of an incremental decision making as owners have to decide whether to rehabilitate or redevelop their built land which is subject to facing obsoleteness (Bryson, 1997). Concluding Remarks As authorities are widely considered as the ones responsible for the process of urban decay, they started to be seen as being unable to engage successfully with the private sector. With the rise of the new conservative movements, the local government started to be marginalised in favour of the private sector when it came to taking decisions (Gullino, 2008). This resulted in private sector being placed at the centre of the renewal activities as these kinds of projects are assumed to attract new financial capital (Bianchini et al., 1992; Loftman and Nevin, 1995). Despite the process of urban renewal through which environmental quality redevelopments occur