O presente trabalho aborda uma questão ainda relativamente nova, mas de urgente reflexão: a reutilização de imóveis industriais, considerados hoje, áreas potencialmente contaminadas (AP) por atividades não industriais. Objetiva documentar a postura mais freqüentemente utilizada no Brasil quando da reocupação da implantação de novos usos em imóveis industriais desativados, adotando-se como parâmetro o município de São Paulo. Busca averiguar se, em algum momento deste processo, há qualquer consideração sobre a possibilidade da existência de passivo ambiental, dada a natureza industrial da atividade anteriormente desenvolvida no imóvel. Parte da hipótese que os agentes envolvidos nesse processo de mudança de uso (incorporadoras, construtoras, etc) ignoram ou desconsideram a possível existência de contaminação no imóvel. A metodologia consistiu na seleção dos imóveis, a partir de uma base cartográfica (4 cartas – escala 1: 25.000 da EMPLASA) que registrava o uso do solo em 1980. Posterior visita ao campo e registro do uso atual destes imóveis. Os que apresentaram um novo uso não industrial foram analisados e se dentro dos parâmetros desejados, sujeitos a uma entrevista. O resultado das entrevistas comprovou a hipótese inicial. Conclui-se que, a reincorporação destes imóveis ao tecido urbano dá-se sem qualquer preocupação quanto à existência de uma possível contaminação do solo, dos aqüíferos ou das instalações se reaproveitadas. Mesmo se, durante a construção do novo empreendimento, tenham sido observados indícios de uma provável contaminação. Não há qualquer interesse na investigação da qualidade do solo e água, além do usual, para execução das fundações. Do ponto de vista dos agentes envolvidos, somente a exigência de um órgão público justificaria tal atitude. / This research refers to a very new problem, which needs urgent reflection and response: the new land uses in industrial areas, considered potentially contaminated. The research intends to define which is the more common attitude in Brazil for redevelopment of decommissioning industrial plants areas, focused on São Paulo city. It aims to examine the process of redevelopment projects, in order to discover if there is any consideration about the environment quality during the land uses changes. It takes as hypothesis that the agent involved in land uses changes process ignore completely the existence of contaminated sites. The methodology was grounded and developed by using charts (4 charts- scale 1:25.000 –.EMPLASA), which indicated the industrial plants in 1980. Later visit on land to verify their current uses. The agents involved in the installation of new non-industrial establishments were interviewed about the process. In summary, one can say that the reintegration of these decommissioning industrial areas is done without any kind of deeply concerns about the contaminated sites, or the impact of the past industrial activities on the groundwater quality, or in the abandoned installations. There isn’t any further interest in order to investigate the possibility of environmental liabilities and consequent risks and hazards.

在都市發展環境當中，居住環境品質取決於居住者本身之感受程度，可分為內部環境及外部空間結構，內部環境係指針對居住者本身所在的生活圈裡，外部空間結構則多半為公共設施的鄰近程度、交通便利性及嫌惡設施等因素，世界衛生組織曾於1961年世界衛生報告中提出理想居住環境為安全性、健康性、便利性、舒適性等基本理念，經由探索性、驗證性因素，分析彙整出解釋社區居民對居住環境品質之衡量著力點在於實體性、社區服務與管理、現代化等三大方面，因此居民感受度是與前開四種基本理念相呼應的。 在針對居住環境品質與社區滿意度相關文獻探討後發現，居住環境品質多與社區滿意度有關聯，顯示在建構生活品質模式應先將領域分群，透過客觀、認知及評估因子，即可呈現各領域的滿意度。 為解決公共設施保留地取得、歷史建築物保存及公共開放空間之提供等議題，我國開始實施容積移轉制度，主要目的為追求環境寧適、健全實質建設、保留彈性立法規則及民眾參與，惟接受基地在注入原基準容積後，其鄰近居民之居住環境品質是否受到影響及衝擊，為本研究所關注之重點；本研究係探討容積移轉制度實行迄今，接受基地容積移轉案件在興建完成後，對週邊土地所帶來之影響。 本研究以容積移轉接受基地興建前後對居住環境品質之問卷調查，以新北市中和地區之接受基地周邊住民作為受訪對象，以因素分析、結構方程模式為分析方法，以五大變數－接受基地興建前既有環境滿意度、接受基地興建後正面環境改善、接受基地興建後負面改變影響、容積移轉政策修正建議及其政策滿意度進行模式驗證；研究結果發現既有環境滿意度對負面改變影響、政策修正建議呈正向影響，對正面環境改善、政策滿意度呈負向影響，另負面改變影響、政策修正建議則具有著之中介效果，該研究可作為未來推動容積移轉制度辦理之修正建議。 / In the urban development environment, living environment quality depends on how residents feel. It can be divided into internal and external spatial structure environments. The internal environment refers to living areas where the residents themselves reside; the external spatial structures are mostly the proximity, accessibility and distaste factors of public facilities. The World Health Organization’s 1961 World Health Report proposed the basic concept of the ideal living environment for safety, health, convenience, comfort, etc. They compiled an analysis of the environmental community to explain the measure of the quality of living through exploratory, confirmatory factors. The analysis compiled an explanation of the way community residents measure environmental quality. The focal point lies in the three aspects of modernization: physical properties, community service and management. Therefore residents' susceptibility echoes the former four basic philosophies. In regards to the quality of living environment and community satisfaction, after disscussing relevant literature, we found that the quality of living environment correlate with community satisfaction interaction. This shows that during the construction of life quality models, domain clustering should first take place, then go through the analysis of objective factors, perceived factors, evaluated factors before presenting various domains of satisfaction. However, to address topics on land reserved for the public infrastructure, topics on historical building preservation and public open space topics, Taiwan began to implement transferable development rights control. The main goal of this system was to pursue environmental quality, improve substantive construction, maintain the flexibility of legislative rules and promote public participation. However, the main concern of this study is whether or not the environmental living quality of nearby residents' was affected after the development rights of the receiving area received incremental development rights and built high-rise buildings. This study mainly dicusses ways to implement the so far accepted transferable development rights case after construction is complete, and the effects brought on by the surrounding land. This study looks at environmental quality before and after transferable development rights acceptance and construction. A questionnaire was designed for this study and was administered to local residents of the Zhong-he, New Taipei City development rights receiving area as target respondents. This study was conducted by way of factor analysis and structural equation modeling analysis. Five variables were proposed, which are variables of nearby residents of the development rights receiving area regarding environmental satisfaction before construction; variables of nearby residents having positive evaluation after construction; variables of nearby residents having negative evaluation after construction; variables of nearby residents regarding transferable development rights policy amendment; variables of nearby residents regarding transferable development rights policy satisfaction, to conduct a model confirmatory. The results show that environmental satisfaction variables have a positive impact on negative evaluation variables and policy amendment variables, but have a negative impact on positive evaluation variables and policy satisfaction. In addition, negative evaluation variables have indirect effects on policy amendments. This study can be used as a reference for the implementation of the transferable development rights system in handling amendments in the future.

An overarching aim of this research was to investigate the comprehensive value of green residential buildings as seen from two perspectives: that of the developer and that of the occupant (the customer). The dissertation consists of studies presented in seven papers.  The studies conducted to investigate the developer’s perspective focused on construction cost and potential profit (papers I and VII). The customer’s perspective was examined with three approaches: the impact that energy and environment have on the decision to purchase (or rent) an apartment (paper V), willingness to pay for a green apartment (paper VI) and finally, the occupants’ satisfaction with the dwelling and indoor environment (papers II, III and IV).  The first paper examines whether increased investment costs are profitable, taking into account the reduction in operating costs. The investment viability is approached by comparing investment in conventional and green residential building, particularly passive houses, using real construction and post-occupancy conditions. The increased investment costs in energy-efficient building were also the focus of paper VII. In this paper, the aim was to study how technologies used in energy-efficient residential building construction affect the available saleable floor area and how this impacts on the profitability of the investment. Potential losses and gains of saleable floor area in energy-efficient buildings were assessed using a modelled building and analysed with the help of the average construction cost. Papers II and IV present results from a study of occupants’ satisfaction and indoor environmental qualities. Both papers aim at comparing and analysing responses from occupants living in green and conventional buildings. Paper III focuses on a similar subject, but investigates occupants’ satisfaction among all adults living in multi-family buildings in Sweden, providing a national context for the results presented in papers II and IV. The results indicate that occupants are generally satisfied with their dwellings, but indoor environment proved to have a statistically significant effect on overall satisfaction. The results in paper V indicate that energy and environmental factors have a minor impact on customers’ decision to purchase or rent an apartment. However, availability of information on building energy and environmental performance may have an effect on the likelihood of the buyers’ being interested in environmental qualities and consequently an impact on their decision. The study presented in paper VI shows that customer interest in energy and environmental factors has a significant impact on stated willingness to pay for green dwellings. The paper discusses the stated willingness to pay for low-energy buildings and buildings with an environmental certificate and attempts to assess the rationale of the stated willingness to pay for low-energy dwellings given potential energy savings. / Fokus i detta forskningsprojekt har legat på att undersöka värdet av gröna bostäder ur ett brett perspektiv, dvs både genom att studera byggherrens och de boendes (kundens) synpunkter. I avhandlingen ingår sju uppsatser. Undersökningen av byggherrens synpunkter fokuserades på kostnader och potentiella inkomster (uppsats I och VII). Kundernas åsikter undersöktes på tre olika sätt: vilken effekt energi och miljö faktorer hade på beslut att köpa eller hyra en lägenhet (uppsats V), betalningsvilja för gröna bostäder (uppsats VI) och slutligen de boendes trivsel samt nöjdhet med inomhusmiljön (uppsats II,III och IV). Den första uppsatsen syftar till att undersöka om ökningen av investeringskostnader vid byggande av gröna byggnader kan täckas av framtida energibesparingar och minskning av driftkostnad. Investeringens lönsamhet undersöktes genom att jämföra skillnader i byggkostnader mellan konventionella och gröna bostäder med skillnader i driftskostnader givet olika antaganden om energipriser och räntekrav. Huvudfokus i uppsats VII var också byggkostnader, men denna gång undersöktes hur nya tekniska lösningar påverkar boarea och lönsamhet av energieffektiva bostäder.  Genom att konstruera en modell av ett typhus analyserades potentiella ökningar i boarea med nya lösningar och hur detta påverkade lönsamheten i olika geografiska lägen (prisnivåer). Uppsatserna II och IV presenterar resultat från boendeundersökningar. Båda uppsatserna syftar till att undersöka boendes trivsel och nöjdhet med inomhusmiljö samt att testa skillnaden i svar från boende i gröna och konventionella bostäder.  Uppsats III fokuserar också på inomhusmiljön, men analysen gjordes på svaren som samlades in under Boverkets projekt BETSI och resultaten är därmed representativa för alla vuxna som bor i flerfamiljshus i Sverige. Uppsats III ger därmed en national kontext för uppsatserna II och IV. Resultaten visar att boende trivs i sina bostäder, men inomhusmiljön har en statistiks signifikanta effekt på allmän nöjdhet faktor.. Resultaten i uppsats V tyder på att energi- och miljöaspekter spelar mindre roll i beslutet att köpa eller hyra en lägenhet. Den synliga informationens tillgänglighet angående byggnadens energi- och miljöprestanda, påverkar kundens intresse för dessa faktorer och därmed indirekt hushållets beslut. Resultaten i uppsats VI pekar på att kunderna, som är intresserade av byggnaders energi och miljö prestanda, är villiga att betala mer för gröna bostäder. I uppsats 6 diskuteras betalningsvilja för låg-energi byggnader och för byggnader med miljöcertifikat samt utvärderas om den angivna betalningsviljan är rationell beslut när man tar hänsyn till nuvärdet av framtida energibesparingar. / <p>QC 20131014</p>

O presente trabalho aborda uma questão ainda relativamente nova, mas de urgente reflexão: a reutilização de imóveis industriais, considerados hoje, áreas potencialmente contaminadas (AP) por atividades não industriais. Objetiva documentar a postura mais freqüentemente utilizada no Brasil quando da reocupação da implantação de novos usos em imóveis industriais desativados, adotando-se como parâmetro o município de São Paulo. Busca averiguar se, em algum momento deste processo, há qualquer consideração sobre a possibilidade da existência de passivo ambiental, dada a natureza industrial da atividade anteriormente desenvolvida no imóvel. Parte da hipótese que os agentes envolvidos nesse processo de mudança de uso (incorporadoras, construtoras, etc) ignoram ou desconsideram a possível existência de contaminação no imóvel. A metodologia consistiu na seleção dos imóveis, a partir de uma base cartográfica (4 cartas – escala 1: 25.000 da EMPLASA) que registrava o uso do solo em 1980. Posterior visita ao campo e registro do uso atual destes imóveis. Os que apresentaram um novo uso não industrial foram analisados e se dentro dos parâmetros desejados, sujeitos a uma entrevista. O resultado das entrevistas comprovou a hipótese inicial. Conclui-se que, a reincorporação destes imóveis ao tecido urbano dá-se sem qualquer preocupação quanto à existência de uma possível contaminação do solo, dos aqüíferos ou das instalações se reaproveitadas. Mesmo se, durante a construção do novo empreendimento, tenham sido observados indícios de uma provável contaminação. Não há qualquer interesse na investigação da qualidade do solo e água, além do usual, para execução das fundações. Do ponto de vista dos agentes envolvidos, somente a exigência de um órgão público justificaria tal atitude. / This research refers to a very new problem, which needs urgent reflection and response: the new land uses in industrial areas, considered potentially contaminated. The research intends to define which is the more common attitude in Brazil for redevelopment of decommissioning industrial plants areas, focused on São Paulo city. It aims to examine the process of redevelopment projects, in order to discover if there is any consideration about the environment quality during the land uses changes. It takes as hypothesis that the agent involved in land uses changes process ignore completely the existence of contaminated sites. The methodology was grounded and developed by using charts (4 charts- scale 1:25.000 –.EMPLASA), which indicated the industrial plants in 1980. Later visit on land to verify their current uses. The agents involved in the installation of new non-industrial establishments were interviewed about the process. In summary, one can say that the reintegration of these decommissioning industrial areas is done without any kind of deeply concerns about the contaminated sites, or the impact of the past industrial activities on the groundwater quality, or in the abandoned installations. There isn’t any further interest in order to investigate the possibility of environmental liabilities and consequent risks and hazards.

La protection de l’environnement est un enjeu capital de la société contemporaine. Suite à la révolution industrielle, la contamination de l’environnement a pris divers chemins pour se retrouver dans notre eau, notre atmosphère et, de manière parfois moins évidente, dans nos sols. Considérant le nombre de sites contaminés répertoriés par le ministère du Développement durable, de l’Environnement et des Parcs, on peut s’interroger sur l’efficacité des dispositions prévues à la section IV.2.1 de la Loi sur la qualité de l’environnement qui prévoit des pouvoirs d’ordonnance de caractérisation et de réhabilitation pouvant viser de manière rétroactive non seulement le pollueur et celui ayant permis la contamination, mais également, dans certains cas, le gardien, à quelque titre que ce soit, du terrain. En 2003, le cadre réglementaire en matière d’ordonnances de décontamination a fait l’objet d’une réforme majeure, dont les grandes lignes sont rapportées dans la première partie de cette étude. Toutefois, l’application de ces mesures relève d’un pouvoir de nature discrétionnaire pour le ministre, cette discrétion faisant l’objet de développements dans la deuxième partie de notre mémoire. Le nombre d’ordonnances rendues par le ministre en matière de décontamination des sites est si peu élevé qu’on ne peut éviter de traiter, dans la dernière partie de notre étude, de l’éventuelle responsabilité de l’État en lien avec la contamination des sols, considérant les principes de développement durable et surtout, d’équité intergénérationnelle qui, selon nous, devraient se refléter dans l’application des pouvoirs d’ordonnance du ministre de l’Environnement. / The protection of the environment is a vital issue for modern society. Following the Industrial Revolution, the contamination of the environment found many avenues, and now can be found in the water, the atmosphere and, sometimes less obviously, in the soil. Considering the number of contaminated lands indexed by the ministère du Dévoloppement durable, l’Environnement et des Parcs, one might well wonder about the effectiveness of the measures in section IV.2.1 of the Environment Quality Act which include powers of ordering land characterization and rehabilitation retroactively over not only the polluter and whoever allows the contaminants to be emitted, but also in certain cases the one who has or has had the custody of the land, in any capacity. In 2003, the regulatory structure for remediation orders underwent a major reform, whose main features are described in the first part of this essay. However, the application of these measures derives from the minister’s discretionary power. Developments that affect this discretion are described in the second part of our study. The number of orders delivered by the minister is so low that we have to consider, in the third part of our essay, the eventual liability of the State in relation with contaminated grounds, considering the principles of sustainable development and above all of intergenerational equity which, in our view, should be reflected in the application of minister of the environment’s power to order.

La protection de l’environnement est un enjeu capital de la société contemporaine. Suite à la révolution industrielle, la contamination de l’environnement a pris divers chemins pour se retrouver dans notre eau, notre atmosphère et, de manière parfois moins évidente, dans nos sols. Considérant le nombre de sites contaminés répertoriés par le ministère du Développement durable, de l’Environnement et des Parcs, on peut s’interroger sur l’efficacité des dispositions prévues à la section IV.2.1 de la Loi sur la qualité de l’environnement qui prévoit des pouvoirs d’ordonnance de caractérisation et de réhabilitation pouvant viser de manière rétroactive non seulement le pollueur et celui ayant permis la contamination, mais également, dans certains cas, le gardien, à quelque titre que ce soit, du terrain. En 2003, le cadre réglementaire en matière d’ordonnances de décontamination a fait l’objet d’une réforme majeure, dont les grandes lignes sont rapportées dans la première partie de cette étude. Toutefois, l’application de ces mesures relève d’un pouvoir de nature discrétionnaire pour le ministre, cette discrétion faisant l’objet de développements dans la deuxième partie de notre mémoire. Le nombre d’ordonnances rendues par le ministre en matière de décontamination des sites est si peu élevé qu’on ne peut éviter de traiter, dans la dernière partie de notre étude, de l’éventuelle responsabilité de l’État en lien avec la contamination des sols, considérant les principes de développement durable et surtout, d’équité intergénérationnelle qui, selon nous, devraient se refléter dans l’application des pouvoirs d’ordonnance du ministre de l’Environnement. / The protection of the environment is a vital issue for modern society. Following the Industrial Revolution, the contamination of the environment found many avenues, and now can be found in the water, the atmosphere and, sometimes less obviously, in the soil. Considering the number of contaminated lands indexed by the ministère du Dévoloppement durable, l’Environnement et des Parcs, one might well wonder about the effectiveness of the measures in section IV.2.1 of the Environment Quality Act which include powers of ordering land characterization and rehabilitation retroactively over not only the polluter and whoever allows the contaminants to be emitted, but also in certain cases the one who has or has had the custody of the land, in any capacity. In 2003, the regulatory structure for remediation orders underwent a major reform, whose main features are described in the first part of this essay. However, the application of these measures derives from the minister’s discretionary power. Developments that affect this discretion are described in the second part of our study. The number of orders delivered by the minister is so low that we have to consider, in the third part of our essay, the eventual liability of the State in relation with contaminated grounds, considering the principles of sustainable development and above all of intergenerational equity which, in our view, should be reflected in the application of minister of the environment’s power to order.