The evolution of green leases: towards inter-organizational environmental governance

Improving the environmental performance of non-domestic buildings is a complex and ‘wicked’ problem due to conflicting interests and incentives. This is particularly challenging in tenanted spaces, where landlord and tenant interactions are regulated through leases that traditionally ignore environmental considerations. ‘Green leasing’ is conceptualized as a form of ‘middle-out’ inter-organizational environmental governance that operates between organizations, alongside other drivers. This paper investigates how leases are evolving to become ‘greener’ in the UK and Australia, providing evidence from five varied sources on: (1) UK office and retail leases, (2) UK retail sector energy management, (3) a major UK retailer case study; (4) office leasing in Sydney, and (5) expert interviews on Australian retail leases. With some exceptions, the evidence reveals an increasing trend towards green leases in prime offices in both countries, but not in retail or sub-prime offices. Generally introduced by landlords, adopted green leases contain a variety of ambitions and levels of enforcement. As an evolving form of private–private environmental governance, green leases form a valuable framework for further tenant–landlord cooperation within properties and across portfolios. This increased cohesion could create new opportunities for polycentric governance, particularly at the interface of cities and the property industry.

Energy savings in buildings or UHI mitigation? Comparison between green roofs and cool roofs

The intensification of the Urban Heat Island effect (UHI) is a problem that involves several fields, and new adequate solutions are required to mitigate its amplitude. The construction sector is strictly related with this phenomenon; in particular, roofs are the envelope components subject to the highest solar irradiance, hence any mitigation strategy should start from them and involve their appropriate design process. For this purpose, cool materials, i.e. materials which are able to reflect a large amount of solar radiation and avoid overheating of building surfaces have been deeply analyzed in the last years both at building and urban scales, showing their benefits especially in hot climates. However, green roofs also represent a possible way to cope with UHI, even if their design is not straightforward and requires taking into account many variables, strictly related with the local climatic conditions. In this context, the present paper proposes a comparison between cool roofs and green roofs for several Italian cities that are representative of different climatic conditions. In search of the most effective solution, the answers may be different depending on the perspective that leads the comparison, i.e. the need to reduce the energy consumption in buildings or the desire to minimize the contribution of the UHI effect.

Determinants of green building adoption

In this paper we investigate variations in the adoption of LEED-certified commercial buildings across 174 core-based statistical areas in the United States. Drawing upon a unique database and using a robust analytical framework, the determinants of the proportion LEED-certified space are modeled. We find that, despite high growth rates, LEED-certified stock accounts for a relatively small proportion of the total commercial stock. The average proportion is less than 1%. A further contribution of the paper is that our concentration measure avoids the biases associated with simple percentage measures that were used in previous studies of this topic. Strongest predictors of the proportion of LEED-certified commercial space in a local market are market size, educational attainment and economic growth. In terms of policy effectiveness, it is found that only a mandatory requirement to obtain LEED certification for new buildings has a significant positive effect on market penetration.

How do green roofs mitigate urban thermal stress under heat waves?

As the climate warms, heat waves (HW) are projected to be more intense and to last longer, with serious implications for public health. Urban residents face higher health risks because urban heat islands (UHIs) exacerbate HW conditions. One strategy to mitigate negative impacts of urban thermal stress is the installation of green roofs (GRs) given their evaporative cooling effect. However, the effectiveness of GRs and the mechanisms by which they have an effect at the scale of entire cities are still largely unknown. The Greater Beijing Region (GBR) is modeled for a HW scenario with the Weather Research and Forecasting (WRF) model coupled with a state-of-the-art urban canopy model (PUCM) to examine the effectiveness of GRs. The results suggest GR would decrease near-surface air temperature (ΔT2max = 2.5 K) and wind speed (ΔUV10max = 1.0 m s-1) but increase atmospheric humidity (ΔQ2max = 1.3 g kg-1). GRs are simulated to lessen the overall thermal stress as indicated by apparent temperature (ΔAT2max = 1.7 °C). The modifications by GRs scale almost linearly with the fraction of the surface they cover. Investigation of the surface-atmosphere interactions indicate that GRs with plentiful soil moisture dissipate more of the surface energy as latent heat flux and subsequently inhibit the development of the daytime planetary boundary layer (PBL). This causes the atmospheric heating through entrainment at the PBL top to be decreased. Additionally, urban GRs modify regional circulation regimes leading to decreased advective heating under HW.

Green infrastructure and ecosystem services - is the devil in the detail?

Background - Green infrastructure is a strategic network of green spaces designed to deliver ecosystem services to human communities. Green infrastructure is a convenient concept for urban policy makers, but the term is used too-generically and with limited understanding of the relative values or benefits of different types of green space and how these complement one another. At a finer scale/more practical level– little consideration is given to the composition of the plant-communities, yet this is what ultimately defines extent of service provision. This paper calls for greater attention to be paid to urban plantings with respect to ecosystem service delivery and for plant science to engage more-fully in identifying those plants that promote various services. Scope - Many urban plantings are designed based on aesthetics alone, with limited thought on how plant choice/composition provides other ecosystem services. Research is beginning to demonstrate, however, that landscape plants provide a range of important services, such as helping mitigate floods and alleviating heat islands, but that not all species are equally effective. The paper reviews a number of important services and demonstrates how genotype choice radically affects service delivery. Conclusions – Although research is in its infancy, data is being generated that relates plant traits to specific services; thereby helping identify genotypes that optimise service delivery. The urban environment, however, will become exceedingly bland if future planting is simply restricted to monocultures of a few ‘functional’ genotypes. Therefore, further information is required on how to design plant communities where the plants identified:- a/ provide more than a single benefit (multi-functionality) b/ complement each other in maximising the range of benefits that can be delivered in one location and c/ continue to maintain public acceptance through diversity. The identification/development of functional landscape plants is an exciting and potentially high impact arena for plant science.