The Dutch construction industry mainly operates on a linear economy model. However,
transitioning to a circular economy (CE) is seen as essential for meeting climate change
objectives and adhering to the Paris Agreement. However, the industry has been slow to
adopt CE principles, primarily due to its inherent aversion to risk and resistance to
change. This reluctance is further compounded by cognitive biases among stakeholders,
which create a "lock-in" effect that favours traditional practices over CE innovations.
The main question this research seeks to answer is, "How does cognitive lock-in at the
regime level of the construction industry hinder the implementation of the circular
economy?"
This research aims to explore how cognitive lock-in at the regime level impedes CE
implementation by examining socio-cultural barriers and the impact of cognitive biases
on decision-making processes.

Circular procurement has been found unsuccessful in two-thirds of the cases. Literature indicates that Systems Thinking (ST) is required to boost the transition to a circular building sector. This study focuses on the Initiation and Definition (I&D) phase of building projects. Currently several barriers impede the incorporation of circular ambitions in this phase, the study aims to develop a set of intervention strategies that can be used by Project managers (PMS) to overcome the barriers. ST is used and its contribution is evaluated. The research question address is “How can systems thinking contribute to the development of intervention strategies for the incorporation of circular ambitions in the initiation and definition phase of a building project?”

This is a Research through Design study, in which a Causal Loop Diagram (CLD) reflecting the process of incorporating circular ambition in the I&D phase is developed as an artifact. This CLD is used to gain insights in the dynamics in this process and to formulate intervention strategies.

The study begins with a search into the current barrier to circularity in the I&D phase making use of semi-structured interviews. It commences with the development of the CLD and formulation of intervention strategies in three sessions with a focus group. These results are discussed in semi-structured interviews with practitioners who were not involved in the focus group.

A total of twenty-six barriers were identified. The most cited barriers are the expected higher investment required for circular approaches; current financial models that are not organized for circularity and predetermined budgets that do not consider circularity. In the developed CLD six (6) themes were identified: certainty, knowledge, innovation, budget, materials, and courage. Based on this model eight intervention strategies were formulated.

Five (5) out of the eight (8) intervention strategies are related to knowledge and knowledge sharing, indicating the importance thereof. Although the initial hypothesis suggested that through ST different intervention strategies would be formulated compared to event-based thinking, the findings showed limited differences between the two. However, ST proofed valuable in improving the understanding of the dynamics and challenges in incorporating circularity by making mental models explicit and facilitating communication. Key insights highlighted the central role of ‘experience’ in improving the incorporation of circularity in the I&D phase. ST can also be used as a discussion tool among practitioners. It will help to explore circularity and surface underlying problems that impede the uptake of circularity.

This study aimed to define and evaluate the viability of post-use options for excavated concrete sewer pipes. The research was conducted with a combination of literature review and expert interviews with professionals from the Municipality of Rotterdam. The process involved several key steps. The goal was to create a conceptual framework that can evaluate the viability of post-use options for excavated concrete sewer pipes. Initially, the study identified two existing circular economy theories from which four circular strategies were adopted. The potential post-use options for the excavated sewer pipes, were developed based on those strategies such as reuse, repurpose, refurbish, and recycle. The potential post-use options were identified through literature review. Following this, viability criteria were developed from academic literature and expert interviews. These criteria were categorized into general criteria, which must be met by all post-use options, and specific criteria specified to each circular strategy.A conceptual framework was established using the identified viability criteria, designed to evaluate the practical feasibility of post-use options for concrete sewer pipes. This framework was then applied to a test case involving excavated concrete sewer pipes in Rotterdam, serving as a prototype application to test its practical applicability. Seven potential post-use options were evaluated using the framework. From those seven, only two options were considered viable for the test case of Rotterdam. These were, repurposing the pipes for breakwater construction and recycling them using a conservative breaking installation. Other options were rejected due to factors such as insufficient remaining lifetime, lack of structural integrity, and inefficiency. The study concluded by demonstrating the practical application of leading criteria to evaluate post-use options. It also provided insights into the limitations of the study and suggested areas for future research, particularly in improving data accuracy and expanding the applicability of the criteria. However, the study faced some limitations. Some academic criteria were too generalized and not directly applicable to the specific context of concrete sewer pipes. The study heavily relied on expert opinions from the Municipality of Rotterdam, which may introduce bias or limit the perspective to that specific locality

It is observed that both cost and environmental impact are underemphasized criteria in the investment decision-making process of Institutional Real Estate Investment Funds (IREIFs). The limited adoption of Life Cycle Costing (LCC) and Life Cycle Analysis (LCA) within IREIFs' Performance Management Systems (PMS) hampers improved investment substantiation. This study aims to develop an LCC tool that accounts for environmental impact and to explore its potential implementation within an IREIF's PMS. The research question addressed is: 'How can an IREIF incorporate sustainability, defined here as both environmental and economic factors, into its decision-making process through LCC?' A double diamond design research approach led to the development of an Environmental Impact (EI)-LCC tool that monetizes environmental impact. This tool serves as a performance measurement instrument, offering insights into the environmental and cost implications of building elements over their lifespan. The study also discusses the tool's integration into an IREIFs existing Internal PMS as their Environmental, Social, and Governance (ESG) performance framework. Preliminary findings indicate that the EI-LCC tool, although in a nascent stage, has the potential to enhance the quality of sustainable investment decisions within IREIFs. The results provide a foundation for the tool's further development and broader implementation within the PMS of IREIFs.

The global imperative to embrace a circular economy, underscored by concerns over climate change, resource depletion, and urbanization, has spotlighted the need for sustainable practices and waste reduction, within the built environment. This master's thesis within the context of the circular economy delves into the challenges faced by the real estate sector, a substantial contributor to resource consumption and waste. The knowledge gap revolves around the financial feasibility of circular real estate development, especially for private equity real estate (PERE) investors. Despite acknowledging the environmental benefits of circular real estate, its construction methods often entail higher costs, creating a significant hurdle for real estate investors. In this context, there is limited financial justification for investing in circular real estate developments, particularly when focusing solely on financial outcomes. This study zeroes in on the logistics real estate sector in the Dutch market, exploring under what conditions there is a feasible business case for real estate investors to make a positive investment decision on circular real estate development. To address this problem, the research employs an action research methodology, combining theoretical insights with practical application. Two cycles of plan-act-observe-reflect guide the exploration, beginning with a focus group discussion with PERE investor practitioners. Subsequently, a case study of a circular logistics development opportunity is presented to an investment fund, allowing for a comparison of the business case against traditional development.

The research identifies nine interconnected conditions influencing the investment decision: cost, returns, timeline, market development, sustainability, strategic portfolio management, investor appetite, regulation, and tenant considerations. Importantly, certain conditions, such as cost, returns, investor appetite, market development, and strategic portfolio management, are highlighted as particularly critical in circular real estate, potentially exerting more influence than in traditional developments. The findings conclude the delicate balance between cost and returns, aligning investor expectations with long-term potential, strategically integrating circular projects into investment portfolios, and staying attuned to market dynamics as the most important conditions for circular logistics development.

This research contributes to closing the knowledge gap in the literature, providing valuable insights for real estate investors navigating the complexities of circular development. The identified conditions demonstrate transferability across diverse real estate sectors, validating their universal significance. Future research avenues include exploring different fund categories, extending the study across diverse real estate sectors, and investigating the complexities within investment funds related to sustainability. Additionally, examining ancillary benefits and refining cost increase estimates for circular construction can enhance financial feasibility insights. For practical implementation, establishing a dedicated sustainable impact fund and introducing regulations mandating material reuse are recommended. These insights aim to advance the discourse on sustainable real estate practices.

The Dutch construction sector has the task in the coming years, to build around 1 million new houses in the Netherlands, most of which will have to be built in urban areas. Together with existing (inter)national crises such as the climate change crisis and biodiversity loss crisis, this means the sector will have to think differently to not jeopardise the liveability of our cities. One way of doing this is to create more Nature-based Solutions in these urban areas, but the perception is that this is an expensive solution. By using the framework from Ecosystem Accounting, the benefits these Nature-based Solutions can give us, are monetised to show that the perception of it being expensive is wrong. The aim for this research was to see how Ecosystem Accounting can be used in procurement procedures to create more Nature-based Solutions.

With the double diamond approach, this study was split into two sections. In the first section of the research, a literature study and stakeholder interviews were used to find the most important themes for clients and contractors to have an ambition for Nature-based Solution. These themes were: biodiversity, climate adaptation, health & wellbeing and aesthetic value. In the second section, a new literature research combined with key informant interviews indicators for these themes were found. A total of four indicators (Vegetation layer score, shadow cover, air quality and soil quality) and five services (rainwater regulation service, local climate regulation service, health service of nature, visual amenity service of nature and visual amenity service of water) were found.

For effective use of the framework, three moments in time are important. In the ambition phase Ecosystem Accounting can be used to formulate the ambition of a project. In the tender phase (depending on the amount of design freedom in the contract) EA can be used as a requirement or as a MEAT-criterium. To assure that the plans are realised, the control phase should not be forgotten either.

The pursuit of global sustainability goals has triggered a shift in national strategies, with countries like the Netherlands adopting innovative policies to realize circular economies by 2050. Circular area development, a novel approach, is emerging as a key strategy in this transition. It focuses on optimizing resources within specific geographic zones, considering their entire lifecycle, to minimize waste and establish sustainable loops. This study addresses the underexplored dimension of inclusiveness in Dutch circular area development, aiming to formulate guiding principles through literature review and semi-structured interviews. These principles offer a roadmap for policymakers, stakeholders, and practitioners to promote circular strategies while ensuring inclusivity. The research question guiding this study is: How can inclusiveness principles facilitate and advance the implementation of circular strategies in Dutch Circular Area Development? By exploring themes like stakeholder engagement, education, access, sustainable practices, and local adaptation, the research offers a comprehensive framework for integrating inclusivity into circular strategies. The study emphasizes the importance of trust, communication, and equitable participation, highlighting their role in fostering successful circular area development. Ultimately, the identified principles pave the way for a more inclusive and sustainable circular economy.

As the effects of climate change have been negatively impacting the environment, several industries have started to work towards minimizing them. The construction industry is responsible for 40% of the global carbon emissions and many companies are currently working on net-zero and other sustainability goals. As several sustainability practices are implemented in sustainable construction projects, complexity, as well as opportunities, can arise in the front-end phase of projects. The positive impact that complexity can have on projects, as well as the link between complexity and opportunity are overlooked in the literature. The main objective of the study is to fill these two knowledge gaps by developing a framework which illustrates how complexity can generate opportunities. This is achieved by using three main qualitative research methods: literature review, case study analysis, and expert evaluation, in the context of sustainable construction fit-out projects in the private construction sector, with the focus on the front-end phase of projects. The current study shows that complexity in sustainable construction projects is different from general construction projects, due to factors such as the project sustainability scope and goals, sustainability strategies that are implemented, and required team and knowledge. By comparing four projects in the Netherlands, Ireland, and the UK, it is found that the most common elements of complexity in sustainable construction projects are fixed project schedule, project team’s lack of expertise in implementing sustainability, difficulties in implementing sustainable project management, and stakeholders’ lack of understanding of sustainability. The link between complexity and opportunity is illustrated through the connection between complexity and risk, while the way to generate opportunities from complexities is suggested by using management strategies to deal with complexity. The main management strategies found in the study are analysed in terms of the control and interaction allowed in each of them. Some of the strategies are the clear understanding of sustainability requirements, engaging the relevant stakeholders early upfront, and analysing and suggesting different scenarios and methods. Some of the most common opportunities in sustainable construction projects are related to sustainability management, work processes, lifestyle, training and education, costs, and quality. The CMO opportunity-identifying framework is developed, which shows that project members can generate opportunities from complexities in sustainable construction projects by using combinations of management strategies based on control and interaction. A few recommendations for project members in the industry are to be aware of complexity and to actively look for opportunities. Clients are advised to clearly translate sustainability into project requirements and to allow flexibility in the project schedule and budget. Further research can be conducted to test the CMO framework and analyse complexity, opportunities, and management strategies in different types of projects, countries, and by considering other stakeholders.