Construction has major environmental, social and economic impacts. Improving sustainability both during and after the construction process is widely discussed among a slew of practitioners, governments and researchers. Construction clients, such as housing developers, are considered key actors for change and innovation because of their position to set requirements when procuring construction projects. The process of developing project requirements has therefore mainly been studied during the construction clients’ procurement process. At the same time, municipalities use their position as land owners to drive sustainable development. Land allocation agreements allow municipalities to set project-specific sustainability requirements for construction projects on municipal land. The purpose of this thesis is to explore how municipal sustainability requirements affect housing developers when planning and designing their projects. The research is based on a single empirical case study of an urban development programme comprising multiple parallel and sequential housing construction projects. In this study, the municipality’s and housing developers’ perspectives are explored. The results demonstrate that the housing developers perceive several barriers to implementing municipal sustainability requirements. The three main barriers that were identified are reduced flexibility coupled with uncertainty, conflicting interests coupled with reduced autonomy and interdependencies, and a lack of trust and transparency coupled with interdependencies. The municipal sustainability requirements are initially developed by the municipality for the land allocation agreement. They are then co-developed further by the municipality and the housing developers together through negotiations before being finalised in conjunction with the developers’ procurement process. The study is focused on the period following the housing developers’ signing of land allocation agreements with the municipality and before starting their procurement process. During this period, the housing developers attempt to negotiate municipal sustainability requirements that they anticipate will increase costs, risk and uncertainty and decrease the value of their final product. Negotiations between the housing developers and the municipality can be viewed as value co-creation processes stimulated by functional conflict. These findings build on three papers that are included in the thesis. Contributions are made to literature on the role of construction clients and their perceived barriers to implementing and developing sustainable construction solutions and practices and barriers to change in general. Theoretical contributions are also made to literature on value co-creation in construction by illustrating how clients engage in the co-creation of value with municipalities and other clients. Finally, the theoretical link between value co-creation and functional conflict is studied and developed. / Byggandethar stora miljömässiga, sociala och ekonomiska effekter. Hållbar utvecklingbåde under och efter byggprocessen diskuterasblandrepresentanter förindustrin, politikeroch forskare. Byggherrar,till exempel i rollensom bostadsutvecklare, anses vara viktiga aktörer för förändring och innovation på grund av deras positionatt ställa krav vid upphandling av byggprojekt. Processen föratt utveckla projektkrav har därför huvudsakligen studerats under byggherrensupphandlingsprocess. Samtidigt använder kommunersin position som markägare för att driva hållbar utveckling genom att utmana den privata sektorn. Markanvisningargör det möjligt för kommunerna att ställa projektspecifika hållbarhetskravför byggprojekt på kommunal mark. Syftet med denna studieär att undersöka hur kommunala hållbarhetskravpåverkar bostadsutvecklare när de planerar och utformar sina projekt.Resultatenär baseradepå en empirisk fallstudie av ett stadsutvecklingsprojekt innehållandeflera parallella och sekventiella bostadsprojekt. I denna studie undersöks undersöks bådekommunens och bostadsutvecklarnas perspektiv. Resultaten visar att bostadsutvecklarnauppfattar ett antal hinder för att genomföra kommunala hållbarhetskrav. De tre största hindrensom identifierats är minskad flexibilitet i kombination med osäkerhet, intressekonflikteri kombination med minskad autonomi och beroende av andra aktöreroch brist på förtroende och öppenhet i kombination med beroende av andra aktörer. De kommunala hållbarhetskraven utvecklasinitialtav kommunen för markanvisningsavtalen. De utvecklas sedan vidare av kommunen och bostadsutvecklarna tillsammans genom förhandlingar. Slutligen konkretiseras deisamband medbostadsutvecklarnas upphandlingsprocess. Studien fokuserar på perioden frånatt bostadsutvecklarna tecknatmarkanvisningsavtal med kommunen meninnan deras upphandlingav entreprenörer påbörjats. Under denna periodförsöker bostadsutvecklarna förhandla ner de kommunala hållbarhetskrav som de förutser kommer öka deras kostnader, risk och osäkerhetsamtminska värdet på deras slutprodukt. Förhandlingarna mellan bostadsutvecklarna och kommunen kan ses som värdesamskapande processer drivna av funktionella konflikter. Dessa resultat bygger på tre artiklar som ingår i avhandlingen.Bidrag görs till litteraturen ombyggherrensroll och dessupplevda hinder för att implementera ochutveckla hållbara lösningar och praxis och hinder för förändring. Teoretiska bidrag görs också till litteraturenom värdesamskapande inom bygggenom att illustrera hur byggherrarharvärdesamskapandeprocesser tillsammansmed kommuner och andra byggherrar. Slutligen studerasoch utvecklas den teoretiska kopplingen mellan värdesamskapande och funktionell konflikt. / <p>QC 20200507</p>

During the last fifteen years, the professional architecture literature has encouraged practicing architects to increase their involvement in real estate development. Such participation may take several forms ranging from early conceptual development to financial investment. A typical scenario involves a developer asking the architect to forgo all or part of his professional fee in return for an investment interest in the project. However, the literature has done little to equip these novice architects/investors with the practical tools necessary to make informed investment decisions. If an architect is considering such an investment, he must do so with an understanding of what he is giving up and what he can expect in terms of future benefits. / M. Arch.

Abstract This thesis aims to explore the impact of municipal sustainability policy requirements on the feasibility - the viability or practicality of the realization - of housing development projects, by using the perspectives of the municipality, housing developers, and institutional investors. By using this three-point perspective, this thesis aims to shed light on the intricate dynamics between these stakeholders, and the implications of municipal policy requirements on the project feasibility. Therefore, the study seeks to uncover perceived challenges from the housing developers and identify potential areas for improvement in the policy implementation. The municipality of Eindhoven in the Netherlands is used as a case study. The study uses principal-agent theory and employs a qualitative analysis method, to gain new insights into the effectiveness of policy implementation, the interplay and collaboration between the different stakeholders, the collaboration, and investment strategies of institutional investors. The study concludes that collaboration between the housing developers and the municipality is a key factor in overcoming barriers and creating feasible housing development projects. Building trust, recognition for each other’s interests, and sharing risks and responsibilities are crucial elements. As well as stability in the policy implementation, which is identified as a key factor in safeguarding ongoing development projects from unexpected costs and delays. Aligning policy requirements with consumer needs, fostering trust and understanding between the stakeholders, and creating some sort of ‘transition policy’ are the key takeaways from this study. Ultimately, the study aims to contribute to effective policy implementation, improved collaboration, and accelerating the housing supply. / Sammanfattning Denna uppsats undersöker hur kommunala hållbarhetskrav påverkar genomförbarheten av bostadsutvecklingsprojekt genom att belysa tre olika intressenters perspektiv: kommun, bostadsutvecklare och institutionella investerare. Med genomförbarhet menas sannolikheten att ett bostadsutvecklingsprojekt kommer förverkligas med ett lyckat utfall. Genom att undersöka och lyfta fram de tre perspektiven syftar uppsatsen till att åskådliggöra den komplicerade dynamiken mellan dessa intressenter och konsekvenserna av de kommunala hållbarhetskraven på projektens genomförbarhet. Framför allt är målet att synliggöra bostadsutvecklarnas upplevda utmaningar och identifiera potentiella områden för förbättringar kring hur de kommunala kraven kan implementeras. Studien är baserad på en fallstudie av Eindhoven kommun i Nederländerna. Principal-agentteorin används i kombination med en kvalitativ analysmetod för att nå nya insikter om effektiviteten i genomförandet av kommunala hållbarhetskrav, om samspelet mellan de tre intressenterna samt de institutionella investerarnas investeringsstrategier. Studien konkluderar att samarbetet mellan bostadsutvecklare och kommun är avgörande för att övervinna hinder och skapa lyckade bostadsutvecklingsprojekt. Detta är kopplat till att bygga upp förtroende, erkänna varandras intressen och dela risker och ansvar. Att anpassa de politiska kraven till konsumenternas behov, främja förtroende och förståelse mellan intressenterna och skapa någon form av "övergångspolitik" är de viktigaste slutsatserna från studien. Likaså kontinuitet i genomförandet av politiken, som identifieras som en nyckelfaktor för att undvika oväntade kostnader och förseningar i pågående bostadsutvecklingsprojekt. Genom dessa insikter avser studien bidra till ett mer effektivt genomförande av de kommunala hållbarhetskraven, förbättra samarbetet mellan viktiga intressenter och skapa ett mer effektivt bostadsutbud.

Over the past decade, the regulation of mining in South Africa has undergone a fundamental transformation in order to promote equitable access to the nation’s mineral and petroleum resources. The Mineral and Petroleum Resources Development Act 28 of 2002, drastically changed the regulation of mining by placing the nation’s mineral and petroleum resources under the custodianship of the state. The transformative objectives of resource reform, as envisaged in the Constitution of the Republic of South Africa, 1996, could however not be achieved without a measure of sacrifice -- most notably, that which had to be shouldered by the owners of the land in which the minerals are contained. Under common law, minerals vested in the owners of land and no one could compel them to extract or consent to the extraction of these minerals. Landowners were able to safeguard their land from mining activities by refusing to consent to mining. The Mineral and Petroleum Resources Development Act, 2002, changed this by providing that landowners could no longer prevent the state from granting qualifying applicants authorisation to mine. The transformative objectives of resource reform, have inevitably made great inroads into a landowner’s rights to use and enjoy his property optimally. The main focus of this study revolves around the limiting impact of South Africa’s current mineral-law dispensation on township development, and conversely, how township development impairs or limits the mining of coal. For a better understanding of the limitations which the current legislative provisions create in respect of the rights of landowners and holders of mining rights, a brief evaluation of the historical development of the right to mine coal is provided. The entitlements and reciprocal obligations of holders of mining rights and owners of the affected land are considered, and the parties’ legal remedies to resist interference in their respective rights are explored. In the process of considering possible remedies to resolve the conflict which inevitably arises, I explain why English-law principles governing lateral support (support owed by two adjacent properties [neighbour law]), and subjacent support (where the landowner may not be deprived of the vertical support his property derives from the sub-surface minerals) were incorrectly transplanted into our law. In Anglo Operations Ltd v Sandhurst Estates (Pty) Ltd, the South African Supreme Court of Appeal rejected the previously-held view that the right to subjacent support -- like the right to lateral support -- is a natural property right incidental to the ownership of the land. It was further held that conflict between holders of rights to minerals and owners of land should be resolved, not in accordance with English-law principles of neighbour law, but in terms of the law developed for rights relating to the use of servitudes. In summary, the court found that where the parties have not specifically contracted against the specific action (such as opencast or planned-subsidence mining), and provided that it was reasonably necessary for the mining right holder to use this invasive method, he may do so, so long as he does so in the manner least injurious to the entitlements of the surface owner. This decision, however, did not take into account the changes brought about by the comprehensive statutory framework of the Mineral and Petroleum Resources Development Act 28 of 2002 which I argue has replaced the earlier servitude construction. In this dissertation I consider whether possible solutions to resolve the conflict can be found in the principles relating to neighbour law, and whether the principles governing the use of servitudes remain relevant in resolving conflicts between landowners and holders of mining rights. I evaluate possible legal remedies and place special emphasis on the constitutionality of the curtailment of a landowner’s use and enjoyment of his property resulting from mining activities on or under his land. I further consider whether the exercise of a mining right, granted by the state, which results in a serious infringement of a landowner’s ownership, could in certain circumstances amount to a deprivation or possibly an expropriation in terms of section 25 of the Constitution. I discuss the position where the state’s regulatory interference is so severe that it deprives a landowner of the ability to exercise any, or a substantial portion of his ownership entitlements. I evaluate the possibility that such interference may constitute de facto expropriation for which compensation may be claimed. In the penultimate chapter I briefly mention how the relationship between landowners and holders of mining rights is managed and conflict is defused in other jurisdictions such as China, Australia, the United States of America, India, Germany and Swaziland. I conclude this dissertation with suggestions on possible ways in which the conflict may be resolved or at least minimised in future. / Die regulering van mynbou in Suid-Afrika het die afgelope dekade ‘n fundamentele verandering ondergaan ten einde breër toegang tot die nasie se minerale en petroleum hulpbronne te bevorder. Die Mineral and Petroleum Resources Development Act,6 Wet 28 van 2002, het ‘n radikale ommekeer in die mynbou industrie meegebring deurdat die regulering van mynbou aktiwiteite onder die toesig en beheer van die nasionale regering geplaas is. Die transformatiewe oogmerk van hulpbron hervorming ingevolge die Grondwet van die Republiek van Suid-Afrika kon egter nie geskied sonder ‘n mate van opoffering nie. Die grootste aanslag van die nuwe mineraalreg bedeling word sonder twyfel gevoel deur die eienaars van grond ten opsigte waarvan mynregte deur die regering aan ‘n ander party toegeken word. Ingevolge die gemenereg was die eienaar van grond voorheen ook die eienaar van die minerale wat in die grond voorgekom het. Gevolglik was dit onder die uitsluitlike beheer van die eienaar om te bepaal of enigiemand anders die reg kon verkry om minerale op of in die betrokke grond te ontgin. Na aanvang van die inwerkingtreding van die Mineral and Petroleum Resources Development Act is hierdie posisie egter omvêrgewerp aangesien die regering voortaan die bevoegdheid het om te bepaal wie en op watter voorwaardes iemand die reg verkry om minerale te ontgin. Die toekenning van die reg om minerale te ontgin op ‘n ander se eiendom sonder die eienaar se toestemming, maak dus ernstige inbreuk op sy regte. Grondeienaars se bevoegdhede wat uit hul eiendomsreg voortvloei word in talle gevalle ernstig ingeperk ten einde die oogmerke van hulpbron transformasie te bereik. Die ondersoek wat hierna volg, is daarop toegespits om die beperkende aanslag van die regulering van steenkoolmynbou-aktiwiteite op die ontwikkeling van dorpsgebiede asook dié van die ontwikkeling van dorpsgebiedie op steenkoolmynbou beter te verstaan. Ten einde hierdie invloed beter te verstaan, word die geskiedkundige ontwikkeling van die reg om minerale in Suid-Afrika te ontgin kortliks oorweeg. Die regte en verpligtinge van die houers van mynregte en die eienaars van die grond wat deur die uitoefening daarvan geraak word, asook die remedies waaroor die onderskye partye beskik ten einde hul regte teen inbreukmaking deur die ander party te beskerm, word daarna oorweeg. In genoemde ondersoek toon ek aan waarom die Engelsregtelike burereg- beginsels van laterale steun en onderstut nie toepassing in ons reg behoort te vind nie en waarom die botsing wat ontstaan vanweë die uitoefening van die grondeienaar en die houer van ‘n mynreg se regte liefs versoen moet word deur die Suid-Afrikaanse serwituutreg beginsels toe te pas soos aangetoon in die beslissing van Anglo Operations Ltd v Sandhurst Estates. Hiedie beslissing het egter nie die veranderinge wat meegebring is deur die nuwe bedeling van die Mineral and Petroleum Resources Development Act in ag geneem nie en daar word gevolglik aangevoer dat die serwituut beginsels vervang is deur ‘n breedvoerige wetgewende stelsel. Die grondwetlikheid van die beperking op die bevoegdhede van ‘n grondeienaar om sy eiendom te gebruik en te geniet, word ondersoek, asook of daar enige gronde vir ‘n eis om skadevergoeding mag wees. In besonder word daar oorweeg of die leerstuk van konstruktiewe onteiening moontlik toepassing kan vind in gevalle waar die staat se regulering ‘n uitermatige beperkende effek het op die bevoegdhede van ‘n grondeienaar om sy eiendomsreg uit te oefen. In die voorlaaste hoofstuk ontleed ek baie kortliks hoe die verhouding tussen eienaars van grond in mynbougebiede en houers van regte om minerale te ontgin in Sjina, Australië, die Verenigde State van Amerika, Indië, Duitsland en Swaziland gereguleer word. Ter afsluiting word aandag gegee aan moontlike maniere om die belangebotsing tussen die betrokke partye uit die weg te ruim of te beperk. / Private Law / LL.M.

Over the past decade, the regulation of mining in South Africa has undergone a fundamental transformation in order to promote equitable access to the nation’s mineral and petroleum resources. The Mineral and Petroleum Resources Development Act 28 of 2002, drastically changed the regulation of mining by placing the nation’s mineral and petroleum resources under the custodianship of the state. The transformative objectives of resource reform, as envisaged in the Constitution of the Republic of South Africa, 1996, could however not be achieved without a measure of sacrifice -- most notably, that which had to be shouldered by the owners of the land in which the minerals are contained. Under common law, minerals vested in the owners of land and no one could compel them to extract or consent to the extraction of these minerals. Landowners were able to safeguard their land from mining activities by refusing to consent to mining. The Mineral and Petroleum Resources Development Act, 2002, changed this by providing that landowners could no longer prevent the state from granting qualifying applicants authorisation to mine. The transformative objectives of resource reform, have inevitably made great inroads into a landowner’s rights to use and enjoy his property optimally. The main focus of this study revolves around the limiting impact of South Africa’s current mineral-law dispensation on township development, and conversely, how township development impairs or limits the mining of coal. For a better understanding of the limitations which the current legislative provisions create in respect of the rights of landowners and holders of mining rights, a brief evaluation of the historical development of the right to mine coal is provided. The entitlements and reciprocal obligations of holders of mining rights and owners of the affected land are considered, and the parties’ legal remedies to resist interference in their respective rights are explored. In the process of considering possible remedies to resolve the conflict which inevitably arises, I explain why English-law principles governing lateral support (support owed by two adjacent properties [neighbour law]), and subjacent support (where the landowner may not be deprived of the vertical support his property derives from the sub-surface minerals) were incorrectly transplanted into our law. In Anglo Operations Ltd v Sandhurst Estates (Pty) Ltd, the South African Supreme Court of Appeal rejected the previously-held view that the right to subjacent support -- like the right to lateral support -- is a natural property right incidental to the ownership of the land. It was further held that conflict between holders of rights to minerals and owners of land should be resolved, not in accordance with English-law principles of neighbour law, but in terms of the law developed for rights relating to the use of servitudes. In summary, the court found that where the parties have not specifically contracted against the specific action (such as opencast or planned-subsidence mining), and provided that it was reasonably necessary for the mining right holder to use this invasive method, he may do so, so long as he does so in the manner least injurious to the entitlements of the surface owner. This decision, however, did not take into account the changes brought about by the comprehensive statutory framework of the Mineral and Petroleum Resources Development Act 28 of 2002 which I argue has replaced the earlier servitude construction. In this dissertation I consider whether possible solutions to resolve the conflict can be found in the principles relating to neighbour law, and whether the principles governing the use of servitudes remain relevant in resolving conflicts between landowners and holders of mining rights. I evaluate possible legal remedies and place special emphasis on the constitutionality of the curtailment of a landowner’s use and enjoyment of his property resulting from mining activities on or under his land. I further consider whether the exercise of a mining right, granted by the state, which results in a serious infringement of a landowner’s ownership, could in certain circumstances amount to a deprivation or possibly an expropriation in terms of section 25 of the Constitution. I discuss the position where the state’s regulatory interference is so severe that it deprives a landowner of the ability to exercise any, or a substantial portion of his ownership entitlements. I evaluate the possibility that such interference may constitute de facto expropriation for which compensation may be claimed. In the penultimate chapter I briefly mention how the relationship between landowners and holders of mining rights is managed and conflict is defused in other jurisdictions such as China, Australia, the United States of America, India, Germany and Swaziland. I conclude this dissertation with suggestions on possible ways in which the conflict may be resolved or at least minimised in future. / Die regulering van mynbou in Suid-Afrika het die afgelope dekade ‘n fundamentele verandering ondergaan ten einde breër toegang tot die nasie se minerale en petroleum hulpbronne te bevorder. Die Mineral and Petroleum Resources Development Act,6 Wet 28 van 2002, het ‘n radikale ommekeer in die mynbou industrie meegebring deurdat die regulering van mynbou aktiwiteite onder die toesig en beheer van die nasionale regering geplaas is. Die transformatiewe oogmerk van hulpbron hervorming ingevolge die Grondwet van die Republiek van Suid-Afrika kon egter nie geskied sonder ‘n mate van opoffering nie. Die grootste aanslag van die nuwe mineraalreg bedeling word sonder twyfel gevoel deur die eienaars van grond ten opsigte waarvan mynregte deur die regering aan ‘n ander party toegeken word. Ingevolge die gemenereg was die eienaar van grond voorheen ook die eienaar van die minerale wat in die grond voorgekom het. Gevolglik was dit onder die uitsluitlike beheer van die eienaar om te bepaal of enigiemand anders die reg kon verkry om minerale op of in die betrokke grond te ontgin. Na aanvang van die inwerkingtreding van die Mineral and Petroleum Resources Development Act is hierdie posisie egter omvêrgewerp aangesien die regering voortaan die bevoegdheid het om te bepaal wie en op watter voorwaardes iemand die reg verkry om minerale te ontgin. Die toekenning van die reg om minerale te ontgin op ‘n ander se eiendom sonder die eienaar se toestemming, maak dus ernstige inbreuk op sy regte. Grondeienaars se bevoegdhede wat uit hul eiendomsreg voortvloei word in talle gevalle ernstig ingeperk ten einde die oogmerke van hulpbron transformasie te bereik. Die ondersoek wat hierna volg, is daarop toegespits om die beperkende aanslag van die regulering van steenkoolmynbou-aktiwiteite op die ontwikkeling van dorpsgebiede asook dié van die ontwikkeling van dorpsgebiedie op steenkoolmynbou beter te verstaan. Ten einde hierdie invloed beter te verstaan, word die geskiedkundige ontwikkeling van die reg om minerale in Suid-Afrika te ontgin kortliks oorweeg. Die regte en verpligtinge van die houers van mynregte en die eienaars van die grond wat deur die uitoefening daarvan geraak word, asook die remedies waaroor die onderskye partye beskik ten einde hul regte teen inbreukmaking deur die ander party te beskerm, word daarna oorweeg. In genoemde ondersoek toon ek aan waarom die Engelsregtelike burereg- beginsels van laterale steun en onderstut nie toepassing in ons reg behoort te vind nie en waarom die botsing wat ontstaan vanweë die uitoefening van die grondeienaar en die houer van ‘n mynreg se regte liefs versoen moet word deur die Suid-Afrikaanse serwituutreg beginsels toe te pas soos aangetoon in die beslissing van Anglo Operations Ltd v Sandhurst Estates. Hiedie beslissing het egter nie die veranderinge wat meegebring is deur die nuwe bedeling van die Mineral and Petroleum Resources Development Act in ag geneem nie en daar word gevolglik aangevoer dat die serwituut beginsels vervang is deur ‘n breedvoerige wetgewende stelsel. Die grondwetlikheid van die beperking op die bevoegdhede van ‘n grondeienaar om sy eiendom te gebruik en te geniet, word ondersoek, asook of daar enige gronde vir ‘n eis om skadevergoeding mag wees. In besonder word daar oorweeg of die leerstuk van konstruktiewe onteiening moontlik toepassing kan vind in gevalle waar die staat se regulering ‘n uitermatige beperkende effek het op die bevoegdhede van ‘n grondeienaar om sy eiendomsreg uit te oefen. In die voorlaaste hoofstuk ontleed ek baie kortliks hoe die verhouding tussen eienaars van grond in mynbougebiede en houers van regte om minerale te ontgin in Sjina, Australië, die Verenigde State van Amerika, Indië, Duitsland en Swaziland gereguleer word. Ter afsluiting word aandag gegee aan moontlike maniere om die belangebotsing tussen die betrokke partye uit die weg te ruim of te beperk. / Private Law / LL. M.