DEVELOPING ALTERNATIVES - ENERGY, OFFICES AND THE ENVIRONMENT

This paper maps some of the social and commercial forces shaping the d ebate around 'realistic' or 'appropriate' levels of energy specificati on in the commercial office market. It discusses how the dynamics of t he market: alternative lease arrangements, enhanced building managemen t standards, technological innovation and shifts in cultural taste are all redefining contemporary office space and presenting new opportuni ties for environmental innovation. Drawing upon interviews with develo pers, investors, agents, occupiers and property researchers in Britain and France, the changing, often conflicting, priorities underpinning decisions about energy standards are explored. The paper explores poss ible 'futures' for office development processes in the United Kingdom. Highlighting the ebb and flow of the market, the paper points to the changing nature of tenant demand and current 'opportunities' for the d evelopment of alternative, more 'realistic' energy specification level s. Looking beyond the current property slump it examines the cultural and structural shifts likely to sustain any reformation of British rea l estate practices. In particular, the paper highlights contemporary d ebates around transformation of the institutional lease and legislativ e codification of energy and environmental standards. It is argued tha t this loose constellation of social forces promises a significant, ne w mutuality of interests between developers and occupiers which is cul tivating 'appropriate' specification and procurement practices.