Steve McGregor, group MD, DMA Group, believes that renovating historic buildings pose unique challenges when it comes to sustainability, here he explores the opportunities that are available
The real estate sector has been impacted tremendously by the pandemic. Although national lockdowns were partially eased, thanks to enhanced hygiene protocols and social distancing measures, public health remained a concern for many, so encouraging people back into buildings remained a challenge. However, many organisations and individuals recognised that working from home was not only possible but also more productive and effective, often with better work-life balance, so many now believe that hybrid (i.e. home and office) working is here to stay.
While UK office occupancy levels hit 27.5% on 10 February 2022, higher than at any time since the start of the pandemic in March 2020, it’s still well below the pre-pandemic norm of roughly 60%.
These challenges have led many workplace owners, occupiers and managers to rethink how they present and operate their buildings, by optimising and repurposing their spaces to better serve more flexible working arrangements, and to attract people back to their premises.
Indeed, occupant needs and expectations have changed dramatically in the past two years. The increasing focus on interior design has been informed by many organisations asking themselves some really relevant questions. How can we utilise our space more effectively? What is the most suitable setup for hybrid business models? Where do we need to change to make our premises more attractive and welcoming for those that frequent it?
However, another key issue that has risen to the forefront of people’s minds is sustainability. Indeed, several events from recent months have shone a spotlight on the pressing need for individuals, organisations, and governments alike to reduce their carbon footprints and pursue net zero initiatives more proactively.
Organisations such as the UN’s Environment Programme and Intergovernmental Panel on Climate Change have warned that humanity is running out of time to limit global warming to 1.5°C above pre-industrial levels. At the same time, we’ve witnessed the increasing occurrence of worsening natural disasters, from wildfires that decimated parts of Australia in 2020, to heavy rains and floods that swept across Germany in 2021.
November 2021 also saw COP26 being hosted in the UK, so the UK was placed firmly under the global sustainability lens, which sparked important discussions on our shores.
So, where does real estate fit into the sustainability narrative?
Improving the built environment is critical to achieving our national net zero ambitions by 2050. Alarmingly, one report suggests that buildings generate nearly 40% of annual global CO2 emissions, with building operations responsible for 28% of these annually (the remainder stemming from building materials and construction activities).
There are many ways to reduce the carbon footprint of a building, but it should always start with reducing energy demand e.g. better roof and wall insulation, double and even triple glazing, better lighting, better M&E maintenance and better controls. Once those efficiency improvements are made the building consumption has been optimised, so considering renewables then becomes more appropriate. Heat pumps, solar panels, wind and waste heat recovery will all support achieving net zero.
Making these adaptations can be tough in any building, but become much more challenging and complicated in historical buildings that simply weren’t designed with modern technologies and modern working practices in mind.
Reducing the carbon footprint of these buildings is, therefore, a greater challenge, and potentially more expensive, but the environmental need to do so remains critically important.
Why does renovating historic buildings present unique challenges?
On the face of it, perhaps the simplest solution from a sustainability perspective would be to replace historical buildings with new constructions that are built with a green mindset. Yet this is not the case in reality.
Interestingly, research from Historic England’s The Heritage Counts in 2019 shows that demolishing a historic building and replacing it with a new building can result in greater carbon emissions by 2050 due to the associated embodied carbon.
Equally, the demolition of such properties should not, and in many cases, will not never happen. Heritage buildings are often protected for a reason – they add to our sense of community, cultural identity and shared history that we can all appreciate.
Indeed, the popularity of such buildings is proven in several ways. Perhaps the most famous historic buildings in the UK are listed as national trust sites, a scheme that in 2019/2020 attracted more than 5.37 million members. When many of these sites were closed during the pandemic, individuals continued to take the opportunity to visit them virtually.
Without question, they are cornerstones of our society, and businesses can enjoy numerous benefits by choosing to base their teams within them. As an example, a 2018 survey from Historic England found that 85% of businesses operating in historic buildings expressed satisfaction with their premises, and almost two-thirds felt that working in a historic building enhanced their business, so they’re not going anywhere. So, how do we address the pressing yet complex sustainability issues that surround them?
To retain cultural significance, we need to retain historic fabric wherever possible. Therefore, the most appropriate approach for adapting historical buildings is by undertaking refurbishment on a minimal intervention basis so that none of its character is lost. Often not easy, but not impossible either.
Navigating consent requirements and embodied carbon
New buildings are, of course, being built all the time. However, looking ahead, it is said that the 80% of the buildings that exist around us today will still be in use come 2050. We therefore need to accept the fact that almost every existing building will need to be adapted if the UK is to meet net zero targets.
To reiterate, this is a challenge in the case of renovating historic buildings – let’s consider some reasons why.
First, while internal alterations do not typically require planning permission, listed building consent is needed to make changes to many leading features. These might include anything from fireplaces to wall panelling to decorative architraves or even plasterwork. On the external side, work is equally rigorously regulated and requires consent.
If a license to make changes is granted while protecting a historical building’s character, organisations must equally consider the implications of conducting works on their carbon footprint. Retrofit, refurbishment and conversion projects all generate embodied carbon emissions, so the type and volume of materials need to be considered carefully, as well as how the work is carried out.
Given such considerations, it is vitally important that property managers communicate effectively with stakeholders to not only recognise heritage expectations and sustainably demands, but equally ensure that these are being balanced effectively.
What role does technology play in renovating historic buildings?
Indeed, physical work will be necessary in many cases, yet this is not the only option available when it comes to addressing the sustainability challenges in renovating historic buildings. Owners and occupiers should also consider how smart technologies and digital systems can help save energy and cut carbon emissions to meet net zero targets.
Once seen as a trade wholly dependent on soft skills and the ability to organise and interact with people, facilities management has morphed into a symbiosis between people, property and technology.
Technology has not only become key to unlocking a greater understanding of our physical spaces, but equally, it has formed the crux of a never-before-seen ability to meticulously control and monitor physical environments. Problems can be pre-emptively identified and resolved, and, critically, significant sustainability gains can be made due to data-informed energy efficiency techniques and processes.
Such systems are not new to buildings – we have seen their effectiveness in supporting tasks such as building maintenance over the years. But the solutions available today are far superior to those that were typically deployed just a few years back.
There is now a wealth of cloud-based tools available to property managers that can provide critical real-time insights and data analytics solutions capable of facilitating more proactive management of energy usage. Our own BiO® platform allows us to make buildings work better by automating business processes and is already transforming the experience of our customers, service partners and employees. With BiO®, users can benefit from transparent, real-time information on any device, at any time, anywhere, with smart dashboards and automated ‘calls to action’ helping to identify and remedy issues early – all of which feeds into service quality, efficiency and compliance.
Our historic buildings are no less than treasured national assets embodying our rich architectural traditions, yet they must now contribute to the climate realities of today – achieving net zero will determine the future of life on earth and positively impact future generations.
We must recognise and work around the challenges of ensuring that heritage sites can contribute to a low carbon, green future. By doing so we can successfully extend their lifespan, preserve our limited natural resources and reduce greenhouse emissions.
