Defining the field of study: Core concepts and definitions

With its focus on lifestyle concepts, this thesis is based on three core concepts that are both inter- and transdisciplinary: sustainable development, property investment, and stakeholders. Each of the core concepts is outlined in the following sections.

1.3.1 Sustainable development

Sustainability covers amultitude of principles,approaches,systems,sub-systems,andpolicies, whicharenestedwithineachother(Glavič&Lukman,2007).Accordingly,Glavič andLukman (2007)arguethatthemultitudeofsustainabilitydefinitionscausesconfusion,andthatnotenough critical attention has been given to the definitions. Although there are several sustainability frameworksforreviewinghowasustainabledevelopmentcomesabout, some remain static and focus only on environmental systems instead of the design components of lifestyles. Design components of lifestyles are causes, elements and consequences of patterns of thinking and behaviour that contribute to the processes and structures of human-environment systems. A process-structure model that integrates the design components of lifestyles is however still missing todescribesustainabilitywithinthedynamicsofcoupledhuman-environment systems.

Figure 1.2 Research logic of the thesis

Such a dynamic framework was delivered by Laws et al. (2004), who view sustainability as the maintenance of a system within functional limits, an ethical relationship between past and future, and an ongoing inquiry process. They describe a normative pathway of sustainable development thatisadynamicplanningapproachforafuture-orientedsociety.

A general classification of sustainability is made between strong and weak sustainability. Strong sustainability approaches use flow-based approaches, prioritizing the conservation of natural capital. Weak sustainability approaches use resource-economic approaches, considering possible substitutions of different forms of capital (cf. Häberli et al., 2002).Today,achallenge toincorporatingsustainability into businessstrategyistotranslate strong sustainability into day-to-day business. Many efforts still rely on environmental assessment methods such as life-cycle, environmental impact, andtechnology assessments, andmaterialflow analysis. Many environmental assessment methods, however, neglect the influence of lifestyle on achieving strong sustainability.

Science-practice dialogue Psychology Sociology Economics Medicine Urban Studies Lifestyles Human systems Environmental systems

Urban planning practice

Urban planning practice

Feedback and learning

Feedback and learning

Social sciences Natural sciences Consumer lifestyles Health lifestyles Housing lifestyles

Natural and social science disciplines Lifestyles in human- environment systems Traditional strands of lifestyle research Environmentalsciences

Sustainable development and sustainability influence many urban planners today (Munier,2006). Manyplannersadvocate sustainable cities, astheyweredescribedinGuy & Marvin (1999). The compact city is presented by many planners as the big idea of sustainable urban development. A sustainable city has also to increase the capability and social equality (Rawls, 1999; Sen, 2001). To achieve a sustainable city, emphasis must be placed on building waste, energy, workplaces, social infrastructure, transportation, cultural heritage, and green- and open spaces. Not only are more sustainable technologies needed to achieve a sustainable city but also sustainable lifestyles. Some planners argue that modern lifestyles are too wasteful. They use too many natural resources, pollute or destroy ecosystems, increase social inequality, create urban heat islands, and cause climate change. Accordingly, more sustainable lifestyles are needed to achieve a sustainable city.

1.3.2 Property investment

Sustainable cities need to consider adequate forms of property investment if they are to become standards in the building sector. Real estate is composed of things that are not movable, such as landandimprovements permanently attached to the land (Brueggeman & Fisher, 2010). An investment is the use of financial means for the procurement of tangible, intangible or financial assets (Wöhe & Bilstein, 2002). In finance, an investment means buying securities or other assets. Real estate is such an investment asset with a focus on property. Profitabilitymay,however, not necessarily apply to public or non-profit investors, who expect returns on social or ecological capital. For example, investments made in accordance with sustainable criteria cannot be differentiated from “normal” investments purely in terms of financial return. If environmental indicators and social return are included, however, it makes sense to classify and value sustainable investments separately (Koellner et

al., 2005). Property investment can thus be a sustainable investment, if it integrates

environmental indicators and social return.

1.3.3 Stakeholder

Stakeholders are natural persons or corporate bodies who are affected by or involved in the decision-making processes of planning and implementing transitions. Stakeholders in the housing market are real estate investors, real estate fund suppliers, project developers,

architects, the non-profit & public sector, housing target groups, and others (cf. Figure 1.3). This thesis concentrates on these stakeholder groups because expert interviews suggested that their activity is dominant for the construction of lifestyles. In addition to these housing market stakeholder groups, there are a variety of other citizen groups and building professionals. Such building professionals may be landowners, principals, building companies, intermediary land agents, banks and financiers, property valuation professionals, planners, responsible experts, lenders, borrowers, sellers, buyers, leasers, or users. It is common in the housing market for some stakeholders to take multiple roles.

A real estate investor is a person or corporate body that uses disposable capital by equity or debt to acquire ownership of land, buildings or civil engineering projects. A real estate investor can be any natural or legal person who buys or owns and develops real estate, expecting a return on capital (Kriese, 2010, p. 2). Some classifications of investors in the housing market distinguish between commercial and non-commercial investors, institutional and private investors, direct and indirect investors, landlord and owner-occupying investors, and short- and long-term investors (e.g., Henderson & Ionnanides, 1983; van Wetzemael, 2005, pp. 90-97; von Thadden, 1995). The empirical studies conducted in this thesis concentrate on the class of institutional investors, as the investment volume necessary for the case study area (Erlenmatt) attracts such investors.

A real estate funds supplier has developed real estate funds and is currently employed supplying or managing real estate funds. Real estate funds are investment fund assets consisting of property. An open real estate fund invests in real estate, and capital can be deposited by every person. A closed real estate fund generally invests in single building projects, and is presented only to selected financiers who are intended to buy at least a predefined sum of fund shares. If the capital needed is deposited, the fund closes; further investments and disbursements are no longer easily possible.

A project developer prepares undeveloped land for construction and coordinates the project development process from the development idea to site selection, planning and building permits, financing,invitation of tenders, allocation, construction, sale or renting (cf. Healey, 1991). Aproject developer tries to attract investors to a building project, looking to fund the acquisition of the site and the construction work.

An architect is any person who engages in the practice of rendering or offering services for the design and construction, enlargement or alteration of a building project. Although the professional requirements vary by jurisdiction, in most countries an architect must undergo specialized training to earn a license to practice architecture.

The non-profit & public sector consists of representatives of non-government organizations and public administration. Non-government organisations are non-profit, voluntary, self-governing, formally constituted, and organisationally separate from the government (Salamon & Anheier, 1996). Public administration comprises public servants workinginpublicdepartmentsandagencies at all levels of government (Kettl & Fesler, 2009).

Housing target groups are potential dwellers of a building project who are intended for measures of marketing communication. They are seeking habitat and have their own needs regarding the supply of dwellings in the built environment.