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CK
IWWORKING with
Infrastructure Creation of Knowledge and Energy strategy Development
http://www.energy.ox.ac.uk/wicked/
...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Common claims about energy efficiency…
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
DECs
Green Leases
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
WICKED’s perspective:
It isn’t easy being “green”
 A ‘wicked’ problem (Ritte...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
14 July 2015
The WICKED challenge:
what new information and tools can help
di...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
WICKED time frame July 2014-16, partners
14 July 2015
In advanced discussion:
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
One size solution will not fit all.
What about 6 sizes…?
14 July 2015
WICKED
...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
‘Greener’ leasing practices: why?
14 July 2015
Traditional Leases: problemati...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
‘Greener’ leasing practices: why?
14 July 2015
Traditional Leases: problemati...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
‘Greener’ leasing practices: why?
14 July 2015
Traditional Leases: problemati...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
‘Greener’ leasing practices: why?
14 July 2015
Traditional Leases:
problemati...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
14 July 2015
Janda, K. B., S. Bright, J. Patrick, S. Wilkinson, & T. Dixon. 2...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
M&S
 800 stores in UK + 400
overseas
 Governed by “Plan A”
sustainability o...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Findings 1: What a green lease is and does…
 Model green clauses promoted by...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Findings 2: Who tends to use green leases?
WHO?
 Across the UK and Australia...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Findings 3:
 Green leases have more
symbolic value than material
impact
 Le...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Conclusions and Next steps
14 July 2015
Room for
voluntary
improvement
Tenant...
W I
CK
ED
http://www.energy.ox.ac.uk/wicked/
Thoughts for further research
14 July 2015
My core
business
My
building
Build...
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Katy Janda on green leases

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We were lucky to have Dr Katy Janda, from Oxford University, at our Swedish Task 24 workshop. She presented her findings on green leases in Australia and the UK

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Katy Janda on green leases

  1. 1. CK IWWORKING with Infrastructure Creation of Knowledge and Energy strategy Development http://www.energy.ox.ac.uk/wicked/ A WICKED approach to better building performance: leasing in an energy context Katy Janda, Environmental Change Institute, Oxford University WICKED Co-Investigator and Research Director IEA Task 24 Behavior Workshop Swedish Energy Agency 21 March 2016
  2. 2. W I CK ED http://www.energy.ox.ac.uk/wicked/ Common claims about energy efficiency…
  3. 3. W I CK ED http://www.energy.ox.ac.uk/wicked/ DECs Green Leases
  4. 4. W I CK ED http://www.energy.ox.ac.uk/wicked/ WICKED’s perspective: It isn’t easy being “green”  A ‘wicked’ problem (Rittel & Webber 1973) is:  Complex and interdependent  Difficult to solve (may be difficult to recognize)  Addressing one aspect of a wicked problem may reveal (or create) other problems  Energy use is a WICKED sociotechnical problem:  The retail sector is diverse and complex.  One size will not fit all.  Technological solutions must fit organisational characteristics Top-Down Analytics of the Data Rich Learning from the Middle-Out Bottom-Up: Enriching the ‘Data Poor’
  5. 5. W I CK ED http://www.energy.ox.ac.uk/wicked/ 14 July 2015 The WICKED challenge: what new information and tools can help different segments of the retail sector develop proactive energy strategies? Infrastructure Technical Organisational Legal Creation of Knowledge Energy strategy Development Working with…
  6. 6. W I CK ED http://www.energy.ox.ac.uk/wicked/ WICKED time frame July 2014-16, partners 14 July 2015 In advanced discussion:
  7. 7. W I CK ED http://www.energy.ox.ac.uk/wicked/ One size solution will not fit all. What about 6 sizes…? 14 July 2015 WICKED Market segments Owner occupiers Landlords Tenants Data Rich AMR + energy managers Type A Type B Type C Data Poor Manual meters, no energy managers Type D Type E Type F Leased Space Best practice leasing
  8. 8. W I CK ED http://www.energy.ox.ac.uk/wicked/ ‘Greener’ leasing practices: why? 14 July 2015 Traditional Leases: problematic environmental practices ‘Split incentives’ $ Landlord invests in plant, equipment, building fabric; tenants pay energy costs My energy bills My building landlord tenant
  9. 9. W I CK ED http://www.energy.ox.ac.uk/wicked/ ‘Greener’ leasing practices: why? 14 July 2015 Traditional Leases: problematic environmental practices ‘Split incentives’ $ Adversarial relationship: ‘utility maximising’ Rent is too expensive Need to increase rent! landlordtenant
  10. 10. W I CK ED http://www.energy.ox.ac.uk/wicked/ ‘Greener’ leasing practices: why? 14 July 2015 Traditional Leases: problematic environmental practices ‘Split incentives’ Adversarial relationship Ignore environmental issues
  11. 11. W I CK ED http://www.energy.ox.ac.uk/wicked/ ‘Greener’ leasing practices: why? 14 July 2015 Traditional Leases: problematic environmental practices Greener Leases: environmental preservation and opportunity ‘Split incentives’ ‘’Green improvement” clauses: example, tenant allowed to upgrade and reap savings benefit; shared costs Adversarial relationship Working together: duty to co-operate in relation to energy management and sustainability Ignore environmental issues Data- sharing Maintain energy ratings
  12. 12. W I CK ED http://www.energy.ox.ac.uk/wicked/ 14 July 2015 Janda, K. B., S. Bright, J. Patrick, S. Wilkinson, & T. Dixon. 2016. "The evolution of green leases: towards inter-organizational environmental governance." Building Research & Information. DOI: 10.1080/09613218.2016.1142811..
  13. 13. W I CK ED http://www.energy.ox.ac.uk/wicked/ M&S  800 stores in UK + 400 overseas  Governed by “Plan A” sustainability objectives  Announced “green lease” policy in 2013  70 MOUs with existing “Better Building Partnership” landlords Learning from the Middle-Out 14 July 2015 CGreen Leases for multi-national retailer (data rich tenant)
  14. 14. W I CK ED http://www.energy.ox.ac.uk/wicked/ Findings 1: What a green lease is and does…  Model green clauses promoted by UK and Sydney ‘Better Buildings Partnership’ (BBP) industry groups contain:  Varying levels of ambition, specificity and enforceability  Only the Sydney BBP has a model green clause enabling the landlord to recover the cost of environmental improvements through service charges  Adopted green clauses in the UK and Australia:  Tend to be broad and unenforceable  Include very general commitments:  to improve environmental performance  to cooperate (e.g., share data about environmental performance) 14 July 2015
  15. 15. W I CK ED http://www.energy.ox.ac.uk/wicked/ Findings 2: Who tends to use green leases? WHO?  Across the UK and Australia, green leases are used by large powerful organisations.  Generally led by landlords, particularly BBP members  Exceptions:  The Australian government requires green leases for its offices  Marks & Spencer (M&S) is implementing a green lease & MoU policy across its the UK properties WHERE?  More prevalent in the office sector than in the retail sector  More prevalent in prime properties than in sub-prime properties 14 July 2015
  16. 16. W I CK ED http://www.energy.ox.ac.uk/wicked/ Findings 3:  Green leases have more symbolic value than material impact  Lease clauses, including green ones, appear to have little relevance to day-to- day operations  Early adopters suggest the negotiation process provides a platform for discussion and cooperation 14 July 2015Janda, K. B., S. Bright, J. Patrick, S. Wilkinson, & T. Dixon. 2016. "The evolution of green leases: towards inter-organizational environmental governance." Building Research & Information. DOI: 10.1080/09613218.2016.1142811.
  17. 17. W I CK ED http://www.energy.ox.ac.uk/wicked/ Conclusions and Next steps 14 July 2015 Room for voluntary improvement Tenant Business as Usual Capacity to Improve Landlord Business as Usual Capacity to Improve X Tenant Leads landlord (e.g, M&S) Landlord leads (?) tenant Green leases (co-evolution of improvement)
  18. 18. W I CK ED http://www.energy.ox.ac.uk/wicked/ Thoughts for further research 14 July 2015 My core business My building Building performance landlord tenant Katy.janda@ouce.ox.ac.uk http://www.energy.ox.ac.uk/wicked/

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