Real Estate And Appraisal Management

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02 Nov 2017

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Enitame Richard

[Is sustainable Development and imposed minimum standards both in Planning and construction terms economically sustainable during these recessionary times?]

IS SUSTAINABLE DEVELOPMENT AND IMPOSED MINIMUM STANDARDS BOTH IN PLANNING AND CONSTRUCTION TERMS ECONOMICALLY SUSTAINABLE IN THESE RECESSIONARY TIMES?

UNIVERSITY OF GLAMORGAN

PRIFYSGOL MORGANNWG

Faculty of Advanced Technology

STATEMENT OF ORIGINALITY

This is to certify that, except where specific reference is made, the work described in this project is the result of the investigation carried out by the student and that neither this project nor any part of it has been presented or is currently being submitted in candidature for any award other than in part for the degree of

Bsc Real Estate and Appraisal Management

University of Glamorgan

Signed: (Student)

Date: UNIVERSITY OF GLAMORGAN

PRIFYSGOL MORGANNWG

Faculty of Advanced Technology

Form of Consent

I Enitame Richard hereby give my consent for data protection purposes to the release, within the confines of the University of Glamorgan, of my dissertation ‘Is Sustainable development and Imposed minimum standards both in terms of planning and construction economically sustainable during this recessionary times?’ Year 2013 to students and others in pursuit of their studies for the purpose of inspection.

I accept that all other legal rights pertaining to my dissertation are hereby unaffected.

Signed: (Student)

Date:

ACKNOWLEDGEMENT

Gratitude be to my friends for a continued support during times when I nearly gave up hope for completing this piece of work, which without, the completion of this work would have never materialised.

Also I would like to thank Owain Llywelyn, who hinted a topic of interest and supervised this study for his devoted guidance he played an important role in broadening my understanding of property in depth.

ABSTRACT

The aim of this study is to examine sustainable development and Imposed minimum standards in terms of planning and construction terms on whether they are economically sustainable during recessionary time.

In conducting this research, the author obtained secondary data from the published literature which provided background knowledge about sustainable development and imposed minimum standards in construction industry and how they affect the industry during these recessionary times.

To further the study the author investigated via primary data collection method.

GLOSSARY

EU

European Union

UK

United Kingdom

SD

Sustainable development

INI

Invest Northern Ireland

ONS

Office of National statistics

CIPD

Chartered Institute of Personnel and Development

GDP

Gross Domestic Product

Contents

1.0 Introduction

Background of the research

In the light of the recent researches the UK built environment in the context of Construction industry plays an important role in sustainable development in such it contributes 9% to the GDP (economically), employs approximately 3million people (socially), (EU 2010), however it does impact on the sustainability goals in the sense that it contributes 40% of carbon emissions, (EU, 2010, Dent et al, 2012, RICS, 2010), consumes half of the water in UK, yields out about a third of waste in landfills and consumes 13% of all raw materials in the economy (EU, 2010).

The UK construction industry as the main deliverer of the built environment, is under pressure of reducing its carbon foot print, deliver energy efficient buildings which will save costs in all aspects of sustainability (EU 2010, Dent et al 2012), towards achieving the goals, the UK government and the construction Industry stakeholders has formed a low carbon Industrial strategy as well as the sustainable commitment which aims for all homes to be zero carbon by 2016 (EU 2010 report). This is reflected in the emergence of stringent, compulsory laws and regulations aimed at developers and owners of property to change their behaviour in order to achieve the sustainability goals (Dent et al 2012).

Despite the tough implanted regulations and imposed minimum standards the Construction industry is still lagging behind in delivering sustainable products, Construction manager (April 2012).

Charted Institute of People and Development research (CIPD 2012), reveals that the industry accounts for a third of redundancies since the recession. The Office for National statistics (ONS 2012) reveals a 2.6% decline in construction output in the economy. This facts shows a poor performance in the sustainability sector and contrasts with the idea of Pearce 2003 of which he defined sustainability as a process ensuring a rising per capita of life over time, which is reflected in increased growth in per capita real incomes, better health and education, improved quality of natural and built environment.

Sustainable development and imposed minimum standards have been incorporated into construction industry to curb this situation, but the former and the latter complicates the economic growth of the industry.

1.1 Context of the Research

The subject area was identified by one of the author’s lecturer due to an interest in property management by the author, Sustainable development is a growing dynamic and complex key aspect in modern society. Property management is nonetheless a sector left out.

In order to understand property management the author acknowledges that the subject needs to be studied from its roots and factors governing it hence the evaluation of sustainable development in the construction industry which is becoming more important in the sector during this tough economically times of recession.

The author will be examining the key aspects of sustainability in the UK construction industry with the focus of how it entwines and relates with the aspects of the industry in the sense of planning policies, minimum requirement standards in order to determine the success and failures during the times when the economy is underperforming with an aspiration weighing out benefits and disadvantages. The study will involve a published literature review, extensive and comprehensive research on online database and further the knowledge on the subject through primary data methods available.

1.2 Aim

The aim of this research is to examine Sustainable development and Imposed minimum standards in terms of planning and construction terms on whether they are economically sustainable during recessionary times.

1.3 Objectives

To investigate and evaluate challenges and benefits posed by sustainable development strategies and imposed minimum standards in construction industry on whether they are economically feasible during recessionary times.

To investigate whether during recessionary times, companies comply to and practise sustainable activities.

To define interim findings from the literature review which allows refinement of the research question.

In the light of published literature review, define an appropriate research methodology to follow.

To examine and evaluate the economical feasibility of the sustainable development with relevant stake holders through a set of carefully selected questionnaire.

To analyse and evaluate the secondary data in conjunction with the primary data collected with the aim of finding out good and bad practises which will lead to promotion of the former and elimination of poor practise.

1.4 Dissertation Structure and Content

Chapter 1

This chapter introduces the reader to the background of the study and identifies the aims as well as the objectives of the topic in discussion. Concise information on the structure of the dissertation will also be provided.

Chapter 2

This chapter will focus on the examination of the Sustainable development, its drivers and its employment in the construction industry from the economic perspective by means of a review of the published literature. The author will articulate interim findings on aspects of best practise and challenges posed in sustainable development.

Chapter 3

On this chapter, the research methodology will be outlined in detail and adopted by the author to further investigate the short-term findings from chapter 2. A justification of the approach used will be provided.

Chapter 4

This chapter will include a comprehensive analysis of the primary data gathered from questionnaires conducted with the respective construction developers. The questionnaires were developed from the synthesis of the provisional findings of the literature review and the author’s experimental knowledge of the Sustainable development.

Chapter 5

In this chapter conclusions will be drawn from a synthesis of the secondary and primary data identified in the preceding chapters and the recommendations will be articulated.

2.0 LITERATURE REVIEW.

2.1 Introduction

The purpose of the literature review is to identify what has been previously written or researched on the subject. It will also inform the author’s deliberations on what methodology to adopt after the literature review.

The author will firstly define and explain the background of sustainable development in construction and planning, market situation for construction, before examining the economic benefits and challenges of utilising this agenda.

2.2 Sustainable development

Sustainable development was established in 1987 by politicians in the Brudtland Commission in order to address the problem of conflicts between environment and development goals and it was defined as:

‘the development that meets the needs of the present without compromising the needs of the future’

Since then sustainable development has gained a momentum, expanded and is continuing to, propelled by several researches and summits (Rio Summit, Johannesburg summit) aimed at promoting the concept and its aims which are focused on tackling the pressing matter of climate change, this is reflected by numerous authors and government reports such as (Halliday, Dent et al 2012, Brandon et al, UK government strategy for sustainable construction reports), However the concept was adopted into construction industry in the late 1990, Halliday 2008, highlighted.

Sustainable development has become more prudent recently since its incorporation into the construction industry and it continues to complicate the construction industry, driven by tough emerging legislative and other initiatives.

2.3. Sustainable development in Construction

Sustainable construction is application of the sustainable development into construction from its initial process, but construction was defined by Khalfan (2002) as:

"all who produce, develop, plan, design, build, alter, or maintain the built environment and includes building material suppliers and manufacturers as well as clients end users and occupiers"

Furthermore he states that achievement of sustainability implies application of the idea across the board from procurement, through tendering site planning and organisation, material selection, recycling and waste minimisation, Constructing Excellence (2004) summarises sustainability in construction as prosperity without seeking profit at the expense of the environment or society, further the report expands the triple bottom requirements of sustainability in construction as follows:

Economic sustainability: increasing profitability by making more efficient use of resources including labour, materials, energy and water.

Environmental sustainability: protecting the environment from the impact of emissions, effluent and waste and where possible, enhancing it and using natural resources carefully.

Social Sustainability: recognising the needs of everyone impacted by construction, from inception of a project to demolition the list will include construction site workers, local communities, the supply chain and people that will use the finished product.

2.4 Market Situation

The construction industry is one of the sectors hardest hit by the current economic crisis and recession as the statistics from CIPD 2012 and ONS 2012 reveal, coupled with a downturn in demand, despite the facts the industry is faced with escalating energy prices, running costs and increasing legislative as well as compliance pressures, Invest Northern Ireland report 2009 highlighted.

2.5 Why construction industry

Construction industry plays an important role in sustainable development in such it contributes 9% to the GDP (economically), employs approximately 3million people (socially), (EU 2010), however it does impact on the sustainability goals in the sense that it contributes 40% of carbon emissions, (EU, 2010, Dent et al, 2012, Indiana University, Office of sustainability, 2009, RICS, 2010), consumes half of the water in UK, yields out about a third of waste in landfills and consumes 13% of all raw materials in the economy, a third of redundancies (EU, 2010, CIPD 2012).

According to Pearce (2003), sustainable development means that some gauge of quality of life must be growing over time and quality of life reflects increases in per capita real incomes better health and education improved quality of natural and built environments, and more social stability.

The author notes that the facts show a contradiction of what is reality and theory, theoretically sustainable development is a growth achieved by balancing the economy, the environment and the equity, while reality shows that for growth to be experienced one of the factors has to suffer at the expense of the other for which in this case is the environment hence the need to protect the environment. There are numerous drivers aimed at achieving the so called sustainable development, which can be grouped into two sectors Government strategies including legislature, planning policies, code for sustainable homes (CfSH), Corporate social responsibility.

The following sections the author will critically examine the strategies which are aimed at delivering sustainability simultaneously examining the problems, benefits and how they aid towards growth of the economy.

2.6. SUSTAINABLE DEVELOPMENT

Construction industry is a complex institution in which it ranges from planning to the end user between planning and the user lies a complex system of events which involves different professions and different market structures (dent et-al 2012), therefore adding the sustainable development issues which is also complex complicates the matters. Sustainable development affects the economy in both ways in such it can reduce costs and add value at the same time it can cause a collapse in the market system of the economy, in reference to Howard (2000) he argued that:

"objective studies have often shown that many of the interactions are counter intuitive and there are many misconceptions about sustainable construction issues perceived by the industry"

It can be argued that theory and reality are not one and the same thing, human behaviour is different we have different hierarchies, preferences and tastes, dent et- al(2012) in his words ‘professionalism may come under attack in order to complete the deal and to achieve targets thus often distorting the pricing mechanism.’

Sustainable development can be achieved but the human institution with the current monetary institution will never part ways with each other, however (Bon and Hutchinson (2000), Dent et-al (2012)) recommends that a change in behaviour can achieve a great deal, of which possibilities are minimal, If the behaviour cannot be attained then the next solution will be for the government to intervene through policies and laws (Bon and Hutchinson 2000, Dent et al 2012) as they anticipate.

2.7 GOVERNMENT STRATEGIES

Government aims to achieve zero carbon homes by 2016, through application of stringent laws and fiscal policies such as building regulations and green deal offers, although this policies and targets might seem beneficial they pose a threat to the economy leading to an extent of collapse in the economy, according to Horwitz 2012 in causes and cures of recession he outlined the great causes of recession as he mentioned,

‘the causes of the great recession lie in misguided government policy, not in the underlying workings of the market.’

The author acknowledges the impacts of the climate change and the contribution of the built environment and such the legal framework can aid to eliminate some bad practises (Dent-et al 2012, Bon and Hutchinson 2000), following Howartz’s work it has to be noted that construction industry contributes an ordeal to the economy it is not about constructing a building and handing over the keys it involves other stakeholders such as investors, and entrepreneurs.

2.7.1 Planning policy

Planning system according to Dent et al(2012) is designed to achieve a wide range of social, economic and political objectives, The system has beneficial aspects and disadvantages, as the society preferences overrides an individual’s taste. Planning affects value as the society gets to have their say on the investor’s investment, also it can stifle innovation, limit independence and add cost through taxation.

Benefits associated with this policy are for the society at large, as the government squeeze tax out of the developers and use them to aid provision of services and infrastructures, hence this creates employment of society and keeps the economy growing.

2.7.2 Policies and Regulations

The regulatory path is not always an easy come easy go thing more especially when applied to buildings which is evident that there will be there to stay from now onwards, however, applied correctly it can yield out results. There exists a conflict between an individual and society as reflected in (Bon and Hutchinson, dent et-al 2012) then the government will have to intervene with policies and regulations and make those who fail to comply to pay, benefits of utilising this methods exists to a certain extent as they have proven to work at earlier stages of the construction process of which notably other regulations in place include:

The site waste management plans regulations 2008, SI 2008/0314

Landfill tax introduced in finance act 1996

However on the other side there are regulations to be achieved by a building and stay with it notably among others,

Code for sustainable homes 2008

Building regulations which are constantly amended.

This regulations are stringent despite that everyone experiences them, a question is what if the building does not perform accordingly as most of them do noted from Construction manager (2012) as it revealed ‘green buildings way off target’, someone has to be liable and pay for his mistakes but the building remains as defect as it was built.

(Cairncross 1991:93) quoted by Bon and Hutchinson 2010 dismisses rather the regulatory passage often chosen by the governments to tackle the issue as he argues,

"Governments almost tackle environmental damage by telling companies or individuals to stop it. They pass laws, set standards, promulgate bans, enforce regulations. Such policies present a paradox. For although they are so popular, they are rarely the most cost-effective to clean up. Other policies, for example taxes, incentives and tradeable permits, deliver more greenery at lower cost. Governments have begun to look at such market based instruments. Wise ones will find strong arguments for preferring them to regulations."

In summary of the above quote, there exists a loop hole in the legal framework in the sense of that legal framework is dynamic and ever changing to meet up with the evolving failures, hence the stock which was created with the legal framework which was in place by that time still remains governed by that. For example the buildings which were built in the early 1900’s before the sustainable development became popular they are exempted from the new regulations unless there is a refurbishment to be done on the building, (Dent et al 2012), Knutt (2012) in construction management correlates with Cairncross as she argues that regulations can of course balance the disparities but they can stifle innovation, limit autonomy and add costs.

Imposed minimum standards

Imposed minimum standards are part of the Building regulations aimed at achieving certain aspects for a building, such as fire resistance ease of access and egress, thermal efficiency health issues cut energy costs notably among many others Dent-et al (2012), along with minimum standards exists the rating schemes of BREEAM, EPC which their purpose is to segregate properties from each other according to energy performance.

However this standards are obligatory and there is a criteria on how this standards must be met, for example use of triple glazing fenestration in the end they add costs to the capital of construction product, referring to Den et-al (2012 pg 88) sustainable buildings on valuation are said to be cheap in comparison to traditional buildings, a building on its completion must produce a profit, in this case the deficit outweighs the benefits.

The requirement of building materials to meet this standards are expensive (INI 2009) the industry is faced with a challenge of producing cheap infrastructures however this could resort the industry to the black-market hence leading to a collapse of the economy.

Old stock of the construction and refurbishment (Green Deal)

Lorenz (2008) revealed that 50% of the existing building stock in EU-25 was constructed prior to 1970 and this will exist for more than 50 years this is the same building stock that accounts to the most energy consumption at 49% of the UK’s delivered energy Howard (2000). Lorenz 2008 argues that

"if all new buildings were built to be sustainable from today onwards, this would only have a marginal effect for many years if the existing stock is not addressed simultaneously"

Improving the existing building stock can be more cost effective than building a new facility this is reflected in (Bon and Hutchinson (2000), Paradis (2012)). The legislation and planning policies towards addressing the problem arising from old buildings only applies when there is a refurbishment this is reflected by Lorenz (2008) when he pinpoints that the stringent regulations lead to reluctance by owners to carry out refurbishments.

However referring to Cairncross (1991:93)-Bon and Hutchinson (2000) a shift can be triggered by increasing other policies identified as taxes, incentives and tradable permits, the government has already introduced the green deal to address the old stock it will be noted that construction industry does not operate the same way as cars, houses are regarded as capital and they represent value to their owners improving such houses will affect the value of other houses dent et al (2012).

In order for the government to achieve sustainable development goals of which is not advisable, economic growth can continue without new developments as Bon and Hutchinson 2000 quoted kusznet (1968:34-35) in his words:

‘…technical progress consists not only of inventions and innovations that require heavy capital investments but also a stream of relatively cheap changes and improvements whose cumulative effect is a drastic reduction of input of resources accompanied by increases in output. The major capital stock of an industrially advanced nation is not its physical equipment; it is the body of knowledge amassed from tested findings of empirical science and the capacity of training of its population to use this knowledge effectively. One can envisage a situation in which technological progress permits output to increase at a higher rate without any additions to the stock of capital’

Bon and Hutchinson (2000) continue to appraise this method as they speculate that improving the old stock presents more opportunities without developing new ones further they cited kohler (1999: 317) as he also signifies a possibility when he argues that,

‘one of the pre-requisites in industrial countries is that we should stop constructing additional new buildings limiting ourselves to improving new stock’

Referring to Kohler and kuznet’s words retrofitting old buildings will prove to be more advantageous as it will balance any disparities between property owners, as it will be worth increasing the market value of a property.

Construction industry (Procurement of Materials)

Sustainable procurement is a procedure whereby companies meet their needs for goods, services works and utilities in a way that achieves value for their money on entire life basis in terms of achieving benefits not only to the organisations, but also to society and the economy whilst minimising damage to the environment EU (2010), however according to Bon and Hutchinson (2000), the construction industry depends on other markets for the products and there is quite no evidence that materials purchased which are green were produced using green technologies.

The price of materials is affected also by where they are being produced therefore prices will differ according to where they are sourced (Bon and Hutchinson 2000), this calls on the industry to reduce waste by utilising new technologies which are already in place such as pre-fabrication, this method will however eliminate the adversarial traditional method way of construction leading to more retrenchment of employees by companies as they will no longer require more labour.

However following Bon and Hutchinson (2000)’s industries which depend upon capital resources such as the construction industry more especially in countries where the construction industry is expanding the sector will remain a poor contributor to sustainable development, furthermore in regard to Howirtz (2012) he echoes the point in his words:

‘we also see growing unemployment in sectors associated with the capital goods industries’

This is self evident in the current market situation where the construction industry is experiencing a decline in GDP as well as employment rates.

2.8.0 OTHER STRATEGIES

2.8.1Innovation of New ideas

The escalating prices and materials calls upon the industry to find new technologies to cut on costs (INI 2008), new technologies require new skills, the use of new technologies which involve Building information Modelling (BIM) are already in place and they are used to predict the final physical outlook of the development they give developers and constructors a chance to determine a better method of approach in order to minimise waste and save costs.

Technological tools could be of an advantage to deliver sustainable products as they have less errors in comparison to humans but that jeopardises and puts the other professionals in the industry under pressure of losing their employment, therefore companies need to utilise Corporate social responsibility in their company.

2.8.2 Corporate Social Responsibility

Corporate social responsibility is the acknowledgment by companies that there are benefits to integrating socially responsible behaviour into their core values, its key principles rely on integrity, transparency responsiveness fairness and diversity (CIOB) CSR however can be utilised by companies to increase their profits and benefit the economy, this process is about motivating your employees to achieve a maximum output in your company.

2.8.3. Investment opportunity or a risk

Investing on a sustainable products is beneficial to developers however it requires new skills and technology which are too expensive to get hold of during this tough recessionary times however investing in new technologies might be riskier than the looks from the surface because construction industry is a business institution as well, referring to Horwitz (2012) where he argued:

As entrepreneurs compete to purchase capital and labour they need for their projects, they eventually bid the prices of those inputs so high that the producers realise that projects cannot be completed profitably.

Following his Horwitz’ s work sectors which depend on capital goods tend to have increased unemployment rates, further this can be supported by Bon and Hutchinson (2010) when they argue that ‘many of the countries in which construction sector is expanding are not in the best position to promote sustainable construction’

2.9. Summary

From the existing literature reviewed, the author concludes that there are benefits in utilising sustainable development and imposed minimum standards at the societal level as well as individual interests in terms of saving energy and protecting the environment, but at a large scale in the sense of investment and entrepreneurship they override with personal preferences and stifle innovation.

The author acknowledged a number of key aspects that are equally beneficial and non beneficial towards contributing to the economy.

Sustainable development- is of less importance but the environment embedded in its definition and energy costs are of the essence to the economy otherwise other factors are in jeopardy.

Investment opportunity or a risk- the risk of investing in new technologies holds a benefit but the disadvantages outweighs the worthiness of pursuing such innovations

Procurement of materials- sustainable materials are not easy to find and expensive hence the need for companies to seek new technologies.

Innovation requires Skills- the industry is lacking skills upon which can deliver energy efficient buildings.

Government strategies- they are too determined and demanding during the tough times but beneficial at the same time as well.

Other strategies: other strategies such as corporate social responsibility and environmental policies can be utilised by companies to increase their profitability and create well balanced environments.

3.0.0 RESEARCH METHODOLOGY

3.1 Introduction

In this chapter the author will sketch out the research methodology adopted to continue investigation.

The aim of the author is to broadly introduce concepts of research methodology and data collection, and focus on communication of precise methodology to develop this study and furthermore draw out the design of the specific methodology adopted with appropriate rationalization.

3.2 Research Methodology

Research design is about acquisition of secondary and primary data in which (Yin 1994- Naoum 2007 pg 37) defined it as:

"…an action plan for getting from ‘here’ to ‘there’ where ‘here’ may be defined as the initial set of questions to be answered and ‘there’ may be found a number of major steps, including the collection and analysis of relevant data"

Secondary data is acquired through published literature, while primary data is collection of data from original sources with the aim to further the knowledge on the subject not covered in the literature review, collection of this data can be acquired through utilisation of the two common methods, quantitative and qualitative.

3.2.1 Quantitative and Qualitative Research

The first step to be established is the research strategy of which there are two types namely quantitative and qualitative. An extensive literature on both methods exists which has been highlighted by numerous authors such as Glassner and Moreno (1989), Hammersley ( 1989), However the comparison between the two strategies is best represented by Bryman, (1988)-Nauom (2007)

The table below from (Bryman (1988)-Nauom (2007)) outlines the important dimensions of the two methods.

Quantitative

Qualitative

1.Role

Fact finding based on evidence

Attitude measurement based on opinions, view and perceptions measurement

2.Relationship between the researcher and subject

Distant

Close

3.Scope of findings

Nomothetic

Idiographic

4.Relationship between theory/ concepts and research

Testing/Confirmation

Emergent /development

5.Nature of data

Hard and reliable

Rich and deep

Figure. 1 (Bryman 1988- Naoum 2007)

The author decided that qualitative research was not a suitable method for this study as the research is rather a hypothesis in which the research aims to test the facts and confirm the viability of the topic in discussion.

3.3 The author’s Methodology

3.3.1 Literature Review

The author obtained secondary data from published sources which involved wide-ranging search of text books, Journals, newspapers, government portals, online resources and sustainability reports the sources provided background knowledge upon the matters of concern within the industry.

On completion of the literature review, a summary of initial findings was drawn by the author this helped to identify the questions which remained unanswered and areas that needed further research which consequently led to the next stage of research methodology the primary data collection.

3.3.2 Primary Data Collection

To acquire further information required to complete the research, the author adopted a postal questionnaire method as it is the most widely used data collection technique for data collection technique for conducting surveys and it is most suited to surveys whose purpose is clear enough to be explained in a few paragraphs of print in which the scheme of the questionnaire is not over- elaborate, (Naoum 2007 pg 52).

A total of 38 questionnaires were sent to companies associated with the construction sector throughout the UK to test the hypothesis summarised at 2.11.0.The companies which are associated with construction and development were selected from online database.

3.3.3 Pilot Study

In reference to Naoum (2007 pg 85) a pilot study is getting the bugs out of the questionnaire making it easier for the subjects of study to easily respond with ease.

Following Naoum’s recommendation the author performed a pilot questionnaire to make certain that the design of the questions would provide the necessary data to facilitate the research. The questions were derived from the initial findings identified in the literature reviewed and further refined after a trial from a pilot study.

3.4 Summary

This chapter has uttered the research methodologies that were utilised in obtaining primary data.

The author concludes that a quantitative approach was the most suitable because it would provide more objective detailed data needed for the research. Questionnaires were selected as a better option since it will be more cost effective and offers a wide coverage of companies in a short period of time.

4.0.PRIMARY DATA COLLECTION

4.1 Introduction

In chapter 2, the author identified a number of key aspects which in the author’s perspective are beneficiary because of requirement and others which are not beneficiary to the growth of the economy, by means of a review of published literature which were summarised in section 2.9.0

For the purpose of this study questionnaire was used as a research tool, with structured questions being asked in a formal manner. Six objectives were stated at 2.9.0 and interpretation of the results will reveal whether the hypothesis are realistic, from the 38 questionnaires sent out only 18 was returned therefore the author will do an analysis of the questionnaires returned below, the analysis of the data collected will involve a synthesis of the questions as the data collected was too varied as the matter of the subject in discussion, therefore the data will be presented in charts.

(For the returned questionnaires completed by companies see the appendix)

4.2 Analysis of Primary data.

4.2.1 Q.1.How important is sustainable development in your company?

Figure 2

Of the 18 returned questionnaires 12 companies regarded sustainable development as of moderate importance while 4 of them regarded it as important and only 2 showed a compassion about sustainability.

4.1.2.Question 2 does your company have any of the following, sustainable development policy or plan a corporate social responsibility an environmental policy, if any is it reviewed annually.

Figure 3

Most of the companies utilise the environmental policy, corporate social responsibility is used by 5 companies while sustainable development policy is utilised by 10 companies.

4.1.3 Question 3 to question 7 were grouped onto the following chart and they will be analysed accordingly.

Figure 4.

4.1.4 Question 3. Since recession does your organisation monitor and report on sustainable development?

14 companies responded that they do not utilise sustainable development in their companies while only 4 of them do use sustainable development.

4.1.5 Q4. Since the recession has your company developed any networks at local or regional level specifically designed to promote sustainable development?

10 companies shows a lack of interest in promoting sustainable development while 6 of them are promoting sustainable development, 2 of them did not show any response.

4.1.6 Q5.Since the recession has your company invested in a research or development centre that focuses on discovering new products and techniques that are sustainable and cost effective?

12 companies show a lack of interest in investing in new technologies while 6 companies are investing in new technologies that focuses on being cost effective and sustainable.

4.1.7 Q6.Since the recession has your company reduced their consumption of natural resources?

12 of the companies have reduced their consumption of natural resource while 6 of the companies are still consuming more of the natural resources.

4.1.8 Question 7 Has sustainability gained importance within your company in recent years?

Sustainable development has gained the importance to 12 companies in comparison to 6 companies in recent years.

4.1.9 Question 8 In your view sustainable materials are used in projects to

Reduce the overall projects costs and increase profit

Be sustainable and decrease CO2 emissions

Both of the above

Figure 6

72% of developers in their view sustainable materials are used to be sustainable and decrease CO2 emissions while 28 % say that they are used to reduce the overall project costs and increase profit at the same be sustainable and decrease CO2 emissions.

4.1.10 Question 9 to question 13 were grouped onto the following chart and they will be analysed accordingly.

Figure 7

4.1.11 Q9. Does your company have any staff whose role is to promote sustainable development or who receive or offer training in SD?

15 companies do not have staff whose role is to promote sustainable development, while only 3 companies do have staff whose role is to promote sustainable development.

4.1.12 Question 10. Does your company deliver presentations/workshops/courses on topics related to sustainability?

17 companies do not deliver any presentations on sustainable development only one company delivers sustainable presentations.

4.1.13 Question 11. Do you believe this presentations/ workshops/courses are beneficial?

None of the companies believe that these presentations are beneficial.

4.1.14 Question 12. In your view has the government been successful in assisting your company to implement sustainable methods of construction?

Figure 8

83% of the companies interviewed revealed that the government is neutral at helping them to implement sustainable methods of construction, while 17% believed that the government was ineffective.

4.1.15 Question 13 to question 17 were grouped onto the following chart and they will be analysed accordingly.

Figure 9

4.1.16 Question 13. Within your company are appropriate measures taken to improve environmental practise?

16 companies revealed that they take appropriate measures to improve environmental practise, while 2 companies revealed that they do not take any appropriate measures to improve environmental practise.

4.1.17. Question 14. Are government targets taken seriously by your company?

16 companies revealed that they take government targets are taken seriously by their companies, while 2 companies revealed that they do not take government targets seriously.

4.1.18 Question 15.Has sustainable Investment increased within your company recently?

16 companies are investing into sustainable while 2 companies said they are not investing in sustainable development.

4.1.20 Question 16. In your opinion are employees provided with clear guidelines to what is expected from them to minimize the environmental impact?

14 companies in comparison to 4 companies provide their employees with clear guidelines on what is expected from them to minimise the environmental impact.

4.1.21 Question 17. In your opinion has the extent of sustainable practises increased during recession?

12 developers showed that sustainable practises have increased during recession, while 6 companies showed that extent of sustainable development have not increased since recession.

4.1.22 Question 18. In your views sustainable materials are, Expensive to procure, not available locally, Development carried out does not require sustainable development?

94% of the developers proved that sustainable materials are too expensive to procure during recessionary times while 6% of them said that sustainable development did not require sustainable measures.

5.0 CONCLUSIONS AND RECOMMENDATIONS

5.1 Introduction

At the start of this dissertation aim and objectives were identified to measure the research data against. The aim of this research was to examine sustainable development and Imposed minimum standards in terms of planning and construction terms on whether they are economically sustainable during recessionary times by investigating whether during recessionary times companies do take sustainability into consideration.

Furthermore limitations of the study are identified and the conclusions make an effort to suggest a number of recommendations should anyone wish to further the research.

The author acknowledges that sustainable development is a wide complex and challenging subject but when incorporated into the construction industry it complicates the industry of which the industry is a different institution in comparison to other institutions, therefore this research was limited by the university guidelines, the areas to be researched are vast and it might be self evident that the author might have omitted some information on the way.

The author will confirm whether sustainable development measures are being utilised and whether the companies use them for earning a profit or for the sake of compliance and the environment and further make recommendations.

5.2 Conclusions

The author will conclude his findings in accordance to the data collected from the literature review, summarised at 2.9.0 and the primary data collected and presented on chapter 4.

5.2.1Sustainable development

In conclusion sustainable development practises are increasingly adopted by companies but they are considered as of moderate importance by companies and companies do not monitor the sustainability progress in their companies in reference to 2.9 and 4.1.1, 4.4.1.4, however numerous companies are concerned about the environment and reduction of CO2 emission 4.1.9, only a few considered utilisation of sustainable materials to reduce cost and earn profit, this is because sustainable materials are expensive to procure.

5.2.2 Investment opportunity or a risk- in 2.9 the literature reviewed showed the risk of investing in new technologies holds a benefit but the disadvantages outweighs the worthiness of pursuing such innovations, this is reflected at 4.1.6 as a large number of respondents showed a lack of interest in investing on new technologies.

5.2.3 Procurement of materials- as noted earlier at 2.9 that sustainable materials sustainable materials are not easy to find and expensive hence the need for companies to seek new technologies, as reflected at 4.9.22 materials are too expensive purchase.

5.2.4 Innovation requires Skills- as noted from the literature reviewed the industry is lacking skills upon which can deliver energy efficient buildings this is further reflected at 4.9.11 as most companies do not have any personnel skilled nor do they offer any skills associated with sustainable development.

5.2.5 Government strategies- as noted from the literature review at 2.9 government strategies are too determined and demanding during the tough times but beneficial at the same time as well, the government targets are taken seriously by companies 4.1.17 as most companies are striving forward to achieve government targets.

5.2.6 Other strategies: as summarised in the literature review at 2.9 other strategies such as corporate social responsibility and environmental policies can be utilised by companies to increase their profitability and create well balanced environments, most companies are interested in protecting the environment with high responses from companies while other factors such as Corporate social responsibility was thought to be of benefit.

5.3 Recommendations

Based on the analysis of the secondary data and primary data, the author makes the following recommendations:

Sustainable development measures should be reviewed to cater for investment by companies as this will boost the economy.

Imposed Minimum standards should be relaxed to make room for companies to invest as materials are too expensive and the standards stifle investment.

The author notes that this research was not fully undertaken due to that the construction industry and sustainable development issues are wider and broad subjects therefore he recommends a thorough research with a more focus on a certain area.

REFERENCES

Bon, R and Hutchinson, K (2000): Sustainable construction: some economic challenges, Building Research and information, 28:5-6, 310-314

Constructing Excellence (2004) Sustainable development an introduction, Watford Centre for sustainable homes.

Construction Manager (April 2012) New homes way off green target accessed online from: http://www.construction-manager.co.uk/news/new-houses-way-green-target/

Dent. P, Patrick, M., Xu, Y (2012), Real Estate Property Markets and Sustainable Behaviour, Abingdon, Routledge.

Glassner, B and Moreno J.D (1989) The Qualitative- quantitative distinction in the social sciences, Boston, Kluwer Academic

Halliday, S. (2008), Sustainable Construction, Burlington, Butterworth Heinemann

Hammersley, M. (1989). The dilemma of qualitative method:Herbert Blumer and the chigago school.London: Routledge and Keegan Paul.

Horwitz, S. (2012) Causes and Cures of Great recession, London, Institute of Economic Affairs.

Howard N, (2000) Sustainable construction-the data, Watford, Centre for Sustainable Construction, BRE

Knutt, E (8 Nov, 2012) Construction manager Leader: standards don’t mean prescriptive regulation. Accessed online from: http://www.construction-manager.co.uk/comment/leader-standards-dont-mean-prescriptive-regulation/

Lorenz, D. (2008) Sustainable Property, Investment and Management, Key Issues and Management, RICS

Naoum, G, S (2007),Dissertation research and writing for construction students, Oxford, Butterworth-Heinemann

Pearce, D. (2003) The social and economic value of construction: the construction industry’s contributor to sustainable development, London, nCRISP Management Support Unit

Sustainable Construction EU accessed online from:

http://www.internationaltenders.eu/en/choose_country/united_kingdom/sustainable_construction_uk.htm

Invest Northern Ireland (2009) Scoping study into future market opportunities for sustainable building products on Behalf of Invest Northern Ireland, Final report.

Office for National Statistics(9 Nov 2012) output in the construction industry September and Q3 2012.

Paradis, R. (2012) Retrofitting Existing Buildings to improve Sustainability and Energy Performance. National Institute of Building Sciences, seen online:

http://www.wbdg.org/resources/retro_sustperf.php?r=sustainable

UK Strategy for sustainable development (2008).

BIBLIOGRAPHY

Brandon, P.S, Sidwell, A.C., Yang J, (2005), Smart and Sustainable Built Environments, Oxford, Blackwell Publishing Ltd.

Climate action (2007) sustainable development international.

Waters J. R. (2003) Energy conservation in Buildings: A guide to part L of Building Regulations, Oxford Publishing, Blackwell Publishing.

Civil Engineers (1996) Sustainability and acceptability in Infrastructure Development London, Thomas Telford Ltd

Acutt, M. and Mason, P. (1998) Environmental Valuation Economic Policy and Sustainability, Recent advances in Environmental Economics, Cheltenham, Edward Elgar Publishing, Inc

Dair, C and Williams K, (2006) What is stopping Sustainable Building in England? Barriers Experienced by Stakeholders in Delivering Sustainable Developments

Abanda, H. Keivana, R., Kurul, E., and Tah, J.H.M (2010) Green Jobs Creation Through Sustainable Refurbishment in the Developing Countries.

APPENDIX 1

PROJECT DIARY

1.0 INTRODUCTION

1.1 Personal Experience

In this section the author’s intention is to reflect on what he learnt on the course of carrying out the research. This research work has helped the author to realise numerous weaknesses and strengths of his capability to perform better, in this section the author will discuss activities which led to poor performance of the work in status quo. ‘Time is of essence’, ‘Time is money’ these connotations have been echoed every now and then, but realisation of them came into force when it was too late, I quote Paul Ryall in his words as he warned, ‘students who normally do not utilise their supervisors and don’t have organised diaries always produce poor work’ the importance of this words never struck the mind but the truth in them indeed is reflected in one’s work.

The author will however in the next chapters utter his weaknesses, and what lessons have been learnt and what improvements will be of ordeal in the future.

1.2 Time Management

Time management was not utilised accordingly truth be told the author managed to accumulate 4 meeting sessions with his supervisor of which he was willing and able to help in accordance despite this meetings the author acknowledges that by saying ‘I have problems’ without identifying the main area of concern does not yield results, a lesson learnt.

However a suggestion from the author’s experience of noticing how a student (in particular the author) can yield better results when under pressure, is for the University to change the way the dissertation is done probably subsection it into sections which have deadlines to be attained more like the scenario of course works and hence the work be marked while compiling it as this will yield better results. For example if you have performed badly in the initial subsection this will propel you to do more to achieve a great deal mark to tally up the mark, hence broadening the horizons of one’s knowledge as the lecturers are doing a great work by giving feedback on what you missed and what you addressed well.

1.3 Communication

Communication above all is the key to utter your problems but the low self esteem and the belief of making things on your own is the key to failure. Numerous times the author have tried to crack the nutshell but always failed instead, set it aside and conceptualised a new formula, well as said before time is of essence it would do no harm to ask for help from someone experienced, hence getting the work done as soon as possible.

As mentioned above that the author only managed to scoop 4 meetings with the allocated supervisor nonetheless not the only supervisor in the University the following section the author will utter the minutes of the meetings that were discussed in this meetings.

1.4 MEETINGS RECORDED

MEETING WITH DISSERTATION SUPERVISOR NO. 1

Date: 21 October 2012 Time not recorded

Present: Enitame Richard ER, Owain Llywelyn (OL)

Meeting Discussion: ER met with OL for suggestion of a topic which was related to property management, as the author had developed an interest in the subject but his knowledge was limited on the subject. OL agreed to find a suggestion for a topic of interest and promised to send it via email.

Date: 12th November 2012, as promised OL emailed the topic of interest ‘Is sustainable development and imposed minimum standards both in terms of planning and construction industry economically sustainable during recessionary times.

MEETING WITH DISSERTATION SUPERVISOR NO. 2

Date: 24 January 2013

Meeting Discussion: ER met with OL to seek help on the suggested topic OL promised to give out a book related to the subject on the next meeting, not much was discussed in depth with the supervisor.

MEETING WITH DISSERTATION SUPERVISOR NO.3

Date: 18 February 2013

Meeting Discussion: ER met with OL to collect the book, we discussed on how to conduct the research and agreed that the research can be possible through a set of questionnaires, OL and ER agreed that a pilot study after compiling the questionnaire will be necessary to see how quickly they can be answered, at the end of the meeting OL suggested for ER to look at the database for companies.

MEETING WITH DISSERTATION SUPERVISOR NO.4

Date: 04 March 2013

Meeting Discussion: As discussed in the earlier meeting ER presented OL with some questionnaires to be sent out to companies OL edited the questionnaires for ER to a simple and formal standard, ER agreed with OL to edit the questionnaires and send them to him for a final edit, ER edited the questionnaires as agreed and emailed them along with companies as seen from the database, the following day 5th March 2013.

1.5. Summary

The author overlooked the title of the subject and carried out the questionnaires before he carried out the literature review but the outcome from the literature review which was done late proved wrong intentions in accordance to the work in status.



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