Abstract: Socially responsible investments can be defined as an investment process that integrates ethical values and environmental protection, improving social conditions, and good governance into a traditional investment decision. This integration is mainly a consequence of the growing importance that investors give to environmental, social, and governance (ESG) criteria, resulting in more sustainable development. Also, in the real estate sector, increased attention is being paid to the contributions made to integrate economic, environmental, and social factors into decisions. The ESG framework looks closely at how companies are managed, and the impact related to their market value. The factors for investors’ focus are summarized as environmental, social, and governance. The term ESG was coined in a 2004 United Nations (UN) report titled “Who Cares Wins,” aimed at raising awareness regarding the importance of environmental, social, and corporate governance issues in financial markets. The ESG criteria’s specific purpose is to guide investors in recognizing sustainable investments without evaluating how sustainable the asset is or the investment value represented by sustainability. It is essential to underline that ESG does not take specific economic interests into account. The rationale behind this apparent gap is that investors investigate the economic aspects before investing. However, by not explicitly linking ESG and economic criteria, attractive investments are often misjudged and not implemented. For example, investments that only show their value in the longer term or indirectly influence value by achieving a higher retention rate among incumbent tenants, reducing or eliminating friction costs. A product–service system (PSS) refers to a market proposition (business model) that builds on a product’s traditional functionality by incorporating additional services. Although services are already offered, the PSS function is to link the service to a product. The service thereby supports the operation of the product and generates additional benefits. It encompasses the integrated solutions of products and services to satisfy customers' needs and generate maximum value. According to Sutanto et al., a PSS is designed to focus on sustainability characterized in three dimensions. 1. The economic dimension 2. The environmental dimension 3. The social dimension When discussing sustainability in this thesis, we use the criteria listed above related to socially responsible investments. The link between PSS and ESG is that a PSS focuses on creating a sustainable system, and ESG makes sustainability more visible to investors. Therefore, when PSS are recognized and implemented in buildings, they must be evaluated using ESG analysis methods. Product-Service Systems (PSS) try to find a way to offer services on top of a product. The product is essentially secondary to the result that is delivered from the services. For example, the modem (product) that a cable company provides will be of secondary importance to the connectivity (service). Alternatively, it will be less critical how heat is made (product) than the intended set point is achieved in the building. PSSs transform the supply of products into services. In doing so, the responsibility shifts from delivering a product (once only) to continuous service delivery. Therefore, it is in the best interest of the service provider to deliver the outcome of the service as efficiently (read: lowest cost) as possible. A direct consequence of this is that the service provider will want to use the product as efficiently as possible and as long as possible to reduce his costs. Therefore, the supplier will also want to recover and maximize the reuse of his product based on the same rationale. A positive impact on the environment and the used raw materials is thus to be expected. The whole process of servitization (transforming products into services) in real estate will positively impact the Economic, Environmental and Social factors. Therefore, demonstrating this proposition is the main objective of this thesis. Smart PSS is the same idea as Product-Service systems but in which the digitization of the services plays a key role. It will be shown that by digitizing services, a broader range can be offered. It will be demonstrated that products that provide services at the building level can, through their interconnectedness, also provide services to external systems (e.g. electricity grid, urban planning, mobility, ...). At the same time, digitizing the products and services will also underpin trust in the systems and allow for proper remuneration. In this PhD, different standard systems in a building, such as the reservation system, the water heater, or the fire detection system, are equipped with additional services. A PSS is often specifically designed to focus on economic, social, and environmental dimensions. These dimensions correspond to the investor’s examination as part of the ESG analysis before investing. As the PSS is often specifically designed to integrate sustainability, there is a close link between the sustainability performance of the PSS and the ESG criteria evaluated by the investor. Throughout the work, the owner is considered to be the user of the building. It is not the case that only an owner-user can generate cash flow. In essence, if they have sufficient rights to the underlying product, any building user can activate services that generate cash flow. In today's market, it is logical that this is viewed in the owner-user context as they will usually choose the products to be installed in larger technical installations. They may have previously used a PSS or choose to move to one. However, a building’s tenant could choose to lease out their meeting rooms if they are not contractually prohibited from doing so since, in practice, contracts have begun to prohibit certain services. For example, rental contracts that actively prohibit renting out a property through platforms such as Airbnb. Thus, the user’s function could potentially impact how the PSS is designed. This work does not explicitly explore the impact of this aspect. The owner-user is assumed throughout this manuscript. The second chapter describes the state of affairs concerning PSSs in a broad framework evolving towards focusing on the real estate sector. After which, in the second chapter, ESG and the link to real estate and how smart real estate (smart buildings) is missing from this evaluation are discussed in more detail. Chapter 3 shows from a fire alarm system, which was extended with an evacuation support system, the usefulness, and the risk of data. Further work was done to demonstrate the added value in terms of Economic, Environmental and Social factors of standard installations in buildings. In Chapter 4, a simple sanitary hot water boiler is extended with a service that allows controlling this boiler according to the status of the electricity grid (surplus or shortage of energy). The supply and demand of energy on the power grid must be equal at all times. By equipping a classic water heater (product) with additional intelligence (service), it becomes possible to adjust the energy use to the grid's needs. The grid operators are prepared to pay for this. This payment can be linked to different energy markets (long term market, spot market, ...). This study looked at the fee that would have to be paid when the adjustment of the energy use can be made instantaneously so that the fee must be settled according to the prices on the imbalance market. In chapter 5, we look at the impact of the service to rent out free spaces as co-working places on a broad market (external to the building), compared to a regular reservation system. By renting out unused workplaces on a broad market, the utilization of the existing patrimony will be higher. The demand for new square meters with the same function will decrease as the supply-demand curve changes, and so will the price. This makes it less interesting to build new buildings. Less construction of new buildings will result in fewer resources being used, which will positively affect the environment. In addition, fewer new buildings with an office function will leave more space for buildings with another function. Also, the city's infrastructure will be less burdened (roads, sewerage, electricity grid,...). In The Hague, the decreasing need for new square meters of office buildings can lead to more space for affordable housing, for which the city has a great need. Chapter 6 will frame the valuation of service as a real options method that gives an impetus to a general valuation methodology to value the flexibility that Smart PSS inherently has. Finally, this thesis demonstrates that (smart) PSSs impact real estate profitability, while positively influencing environmental and social factors. Further research and the limitations of the studies conducted are documented. This PhD concludes that Product-Service systems should break the silos between different stakeholders, resulting in a lower total cost of ownership of buildings in the longer term. This can only be achieved if the valuation of Product-Service systems is done correctly and is recognized by every stakeholder in the real estate process.

Abstract: Biological membranes are under constant attack of reactive oxygen and nitrogen species (RONS), which may lead to a complex mixture of nitro-oxidized lipids that are responsible for structural and dynamic changes on the membrane. Because of that, nitro-oxidized lipids are also associated with several tumors and inflammatory and neurodegenerative diseases. Moreover, lipid oxidation may induce membrane phase-separated domains, which also drastically affect the membrane function. Evidence suggests that domain interfaces are “hot spots” for pore formation, but the underlying mechanisms remain elusive. There is an urgent need for an improved understanding of oxidation-induced phase separation on membrane properties. Likewise, the molecular structure at domain interfaces still needs to be elucidated. To evaluate the effect of lipid nitro-oxidation on the permeability of single-phase (homogeneous) and phase-separated (heterogeneous) phospholipid bilayers (PLBs), we performed atomistic molecular dynamics (MD) simulations using: (1) single-phase PLBs composed of several isomers of nitrated and/or oxidized lipids; (2) phase-separated PLBs composed of coexisting liquid ordered (Lo) and liquid disordered (Ld) domains, where the Ld domain is composed of non-oxidized and/or oxidized lipids. Our results show that nitrated lipids increase the membrane permeability of single-phase PLBs by three-fold compared to oxidized lipids. In addition, we show that oxidized lipids in the presence of nitrated lipids decrease the membrane permeability, suggesting an interaction between nitrated and oxidized lipids. Overall, the permeability of single-phase and phase-separated PLBs was comparable, and the presence of oxidized lipids increases the membrane permeability only in single-phase PLBs. Despite the latter, the presence of only 1.5% of lipid aldehydes at the Lo/Ld domain interfaces of phase-separated PLBs was able to increase the membrane permeability. In consequence of this, we also performed coarse-grained MD simulations to evaluate whether lipid aldehydes have a preference to accumulate at the interface between Lo/Ld domains. Our results show that lipid aldehydes derived from mono-unsaturated lipids accumulate at the interface, but those derived from poly-unsaturated lipids remain in the Ld domain. This study is of interest for photodynamic therapy and plasma medicine for cancer treatment, to understand the effects caused by RONS in cell membranes.

Abstract: The rise in plastic packaging production and disposal has encouraged the progress of recycling technologies and aroused policy discussion on how to increase recycling rates. However, the effect that these policy instruments will have on the development of the different recycling technologies has not been studied holistically yet. This dissertation explores how new and existing technologies will behave under the market and policy conditions observed at present and after the implementation of the policy instruments that are under discussion. The technologies that are analyzed in this thesis are mechanical recycling and thermochemical recycling of post-consumer polyolefin waste. Using a techno-economic assessment that takes into account the physical properties of the different plastic fractions and their contamination level, the study shows that both mechanical and thermochemical recycling can be profitable if oil prices remain steady or increase. Specifically, mechanical recycling will show better results than thermochemical recycling for plastic fractions with low contamination levels. On the contrary, thermochemical recycling is more profitable for fractions with a higher contamination level from which high-quality products cannot be obtained with mechanical recycling, such as PE films. Moreover, it demonstrates that besides the oil prices and sorted waste prices, waste purity and the plant capacity are the variables that influence more the net present value of thermochemical recycling and the labor cost and waste purity the ones of mechanical recycling. The thesis explores the dynamics between the stakeholders of the circular value chain and predicts the recycling rates under the implementation of several policy instruments. This is done with a supply chain equilibrium model, based on the extended producer responsibility scheme implemented in Flanders, that uses as an input the cost structures of mechanical and thermochemical recycling obtained from the techno-economic assessments. Direct interventions like recycled content standards, can decouple the recycling industry from the oil market, but in the long term, they may not present incentives to achieve recycling levels beyond the targeted amounts and thus limit technological innovation. On the contrary, economic interventions such as taxes, create economic incentives for recycling and allow fund collection from the government but leave the recycled levels dependent on external markets. Results also show that higher recycling rates does not necessarily mean better environmental performance. Therefore, when designing circular economy policies, policymakers should carefully analyze whether the intention is to increase circularity or improve the sustainability of the value chains.