Juangbhanich, Alizara (Lisa); (2020) How and why do large private developers engage in green building practice? The case of Bangkok, Thailand. Doctoral thesis (Ph.D), UCL (University College London).

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Abstract

Sustainable building design and construction are increasingly adopted as a means to alleviate growing environmental concerns with particular emphasis on green building practice. However, despite the growing awareness, integration of green building practice in developing cities such as those in Southeast Asia remains slow. Barriers to green building practice tend to be conceived as pragmatic in nature; cost premiums, lack of expertise, technology, government incentives, and market demands have been identified as key constraints. While these factors may be significantly relevant through the lens of neoclassical economics, this study suggests that solely addressing pragmatic concerns may be a limited approach to understanding developer behaviour and an oversimplification of the factors involved therein. Developers are organisations; entities composed of groups and individuals with unique characteristics, values, and belief systems. Thus, it stands to reason that there may be other organisational and psychological constructs involved in shaping behaviour and organisational decisions. The aim of this research is twofold. First, it seeks to readdress the understanding of factors and mechanisms behind property developer behaviour and decisions to adopt green building practice; whereby a theoretical framework that draws on organisational behaviour theory is proposed. Second, with regard to the proposed framework and looking into the case study of Bangkok, Thailand where private developers are dominant, it investigates ‘how’ and ‘why’ large private developers engage in green building practice focusing on the softer psychological factors rooted in organisational culture and individual perceptions of top managers. Through a qualitative approach, the study explores the behaviour of 44 publicly listed property developers operating in Bangkok and their responses to green building practice through document analysis and semi-structured interviews. Findings show that green building practice in Bangkok is implemented through a top-down approach with significant drive from top managers. Notions of responsibility, leadership, and experience are discussed as psychological and organisational constructs that distinguish developers with green buildings from those without. The study concludes with implications for future research and policy, including reflections on the privatisation of property developers and the need to address sustainability through formal and informal institutions.

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