The panel was titled ‘Rescue Mission’. It sounds dramatic, but the situation we’re in is urgent. 60% of office stock in London has an EPC rating C or below, and in a few years these will be unlettable. Meanwhile, the UN reports that we are on track for a temperature increase of 2.9˚C. Shifting the dial on the utility and efficiency of the city’s offices is therefore critical. 

 

Alongside my fellow panelists and chair Federico Ortiz, we sought to identify the opportunities and strategies that could deliver the improvements required in a way that stacks up for owners, occupiers and the environment - often a significant challenge.

 

We kicked off by establishing a baseline of what a genuinely low carbon retrofit looks like.

For me, the intentionality of pursuing low-carbon design necessitates rigor, and a holistic whole life carbon approach that feeds into every part of the building’s design, from plant, to lighting, to structure and materials. 

 

Generally, the panelists agreed that low-carbon design requires proactivity and an engaged, collaborative team. Rachael Owens, Head of Sustainability at Buckley Gray Yeoman, saw low-carbon design as being as much about “nitty-gritty repair works” as it was about the big picture thinking, because sometimes small achievable wins now can have a big impact cumulatively. 

 

Having agreed a shared understanding of low carbon design Federico moved the panel on to the balancing act between the long-term value of action and the short-term costs. Sascha Lewin, Managing Director of W.RE was keen to flag the need for balanced thinking, between social value, economic value and environmental value. In response to a question about what to do with buildings that cannot be saved Kelly Harrison, Director at Whitby Wood brought a similar philosophy, stating that she is yet to come across a building that cannot structurally be modified or enhanced in a way that either minimises the need to release more carbon or extends the life of the building dramatically. 

 

Though we agreed that the future will not be saved solely by regulatory bodies, NABERS is starting to change the dialogue and how ratings could impact the operation of buildings long after completion. Andy Haigh, Director of Climate Positive Solutions at Grosvenor emphasised that it is only through reliable monitoring of operational performance that we are able to prove that a building is efficient to operate year after year. That data, he added, will coalesce, acting as a beacon that shows the broader industry what’s possible and forces building owners to address deficiencies as soon as they are identified in order to avoid the risk of losing a building’s rating. While NABERS has its pitfalls and is far from perfect, greater adoption would be a radical shift in the right direction. 

 

Federico’s question to the panel about where the balance of power lies was interesting. While it’s true there are other parties at play who were not represented on the panel, we all agreed we have sufficient power in our hands to make a difference, and sitting in front of the massive model of central London we each felt empowered. Of course, the scale of the task is huge, but we have the weight of the moment on our side. Most owners will be looking at future proofing works to some extent, and using balanced arguments and creative thinking we can all encourage clients, occupiers, and investors that even if an asset isn’t stranded today, action is required to ensure it isn’t stranded in the near future. 

 

The route map to every rescue mission is therefore more than just moving from EPC C and D up to B. We have to think more laterally, combining aesthetic changes in with fabric and efficiency changes or completely changing use-class so that a building’s programme fits better with its location and utility. This level of thinking needs a holistic perspective. 

 

I found the concluding part of our discussion to be incredibly positive, with Rachael highlighting the fact that the newest occupiers of office buildings, millennials and Gen Z, are increasingly focused on limiting their carbon impact and taking action to live in accordance with their ideals. Beyond that, I think we will increasingly see principled finance enter the arena and deploy capital exclusively in ways that benefit the environment and the quality of lives of people using workspaces.

 

 

Phil Armitage

Director at Max Fordham LLP