海角视频

As part of the CTBUH conference鈥檚 programme of fringe events, we hosted a discussion with a panel of experts on the topic of 鈥楻edefining obsolescence in the built environment 鈥� opportunity or challenge?鈥� 

Taking place in our London Featherstone building, the event was chaired by 海角视频鈥檚 UK Market Leader/Partner, Emily McDonald. Our external panel included Nick Brindley, Partner at Gerald Eve, Leanne Tritton, Co-Founder of Don鈥檛 Waste Buildings, Paul Williams, Chief Executive of Derwent London, Kerstin Kane, Principal Planning Officer of City of London and Joe Morris, Founding Director of Morris+Company. 

The event provided an opportunity to reconsider how we perceive and manage the lifecycle of our built environment. As buildings age and new technologies emerge, the question arises: Can we transform the inevitability of obsolescence into a catalyst for innovation and sustainable growth? Does redefining what constitutes an obsolete building open new avenues for adaptive reuse, energy efficiency, and urban revitalization? Or does it present significant challenges that complicate our efforts to maintain and upgrade the infrastructure of our built environment? 

Our debate not only looked at the physical structures of buildings but also touched on how we rethink our approach to urban planning, resource management, and environmental stewardship and the impact that has on society at large. 

Is there a case for redefining obsolescence, and in your view what do you see as the key opportunities? 

Paul: There is too much waste in new buildings. We need to get rid of the stuff we don鈥檛 need. We need to strike the balance between restoring buildings and creating new where there is a good argument for this. Boosting the economy and providing jobs is important, as well as building properties that last 60 not 20 years, and looking at the social benefit.  

Occasionally, we have to look at knocking down buildings that don鈥檛 make sense from a cost or carbon perspective but we can rebuild intelligently and for a long life. 

Baker Street is a good example of this, as is the Featherstone. We are building smart buildings that are technology enabled, collaborative, co-creative workplaces that push the boundaries of sustainability, wellbeing and inclusive design.  

Nick: There is a lack of clarity at government level and the focus is very narrowly around embodied carbon, with a lack of clear criteria and understanding in the industry. We must look at the wider value proposition. The decision to rebuild or restore has to be looked at on a case-by-case basis.  

Delays are a problem 鈥� for example, Baker Street was delayed due to policy and complications. We ended up with eight options that were then shortlisted to two after 10 months, and the architects couldn鈥檛 look at it until this point. It鈥檚 a good process but we need to get there quicker. 

Leanne: Whilst there is a movement in central London to get this right, it isn鈥檛 just a London-centric conversation. Since Don鈥檛 Waste Buildings launched, there has been a huge amount of interest in getting this right in areas such as Birmingham, with 85 people coming on site tours. I am concerned that politicians will think the job is done if they look at central London alone. The opportunity is to look outside of London and, as an industry, we need to catch up. 

Kerstin: There is a lack of government guidance, and this creates uncertainty which is a real challenge. We all agree that some buildings can鈥檛 be retained without a carbon impact, retrofit too, it鈥� To counterbalance the importance of achieving the highest BCO standards that most developers feel obliged to aspire to and that are difficult to achieve through retrofitting of some building types, we need creative architects and designers who can imagine and implement more diverse, interesting and characterful spaces in retrofit projects. A 鈥榮ense of place鈥� is very important, as is retaining character buildings and areas. We need to future-proof whilst retaining the character and create adaptive buildings. 

Joe: It鈥檚 time to rethink what we mean by obsolescence. It鈥檚 not just about a building showing its age anymore; properties rated EPC C or below are at risk of becoming unlettable because they don鈥檛 meet modern sustainability standards. With around 70% of commercial properties falling into this category*, we have a fantastic opportunity to retrofit and make sustainable upgrades that can boost occupancy rates and increase property values. Investing in sustainability certifications not only attracts tenants but can also lead to higher rents, especially with innovative financing options like green bonds or partnerships with energy service companies. 

As more occupiers look for sustainable offices with great amenities, we have a real chance to design spaces that make employees happy. By embracing smart building technologies and prioritising sustainability, we鈥檙e not just aiming to keep up; we鈥檙e positioning ourselves to lead in this evolving market.  

We are fortunate enough to have panellists representing a broad range of roles within the built environment. Thinking very specifically about your expertise, role and organisation, how do you think you turn the dial on this? What do you think is the maximum impact you personally can contribute to mitigating obsolescence? 

Paul: Derwent is a well-known brand in the industry so we have the chance and the responsibility to try and change the industry for the better. We need to listen to brokers more, ask occupiers what they want, and challenge the norm.  

My role is to ensure the success of the portfolio, invest in refurbishments and consider the wider community. The vacancy rate for Grade A space in central London is 1.2%, there are limited choices for occupiers.  

We need to reduce the consumption of our buildings by running at low temperatures and building smart buildings. 

Nick: The mantra in the industry is 鈥榬etrofit first but not only鈥�. This is driving innovation. Our role is to work on great buildings, look at occupier requirements and work with major industry groups. We need to look at the lessons learned, provide guidance and influence government at all levels. 

Leanne: We need to communicate more effectively with Government 鈥� the language we use is very poor and not easily understood by professionals outside of our industry. There isn鈥檛 a clear industrial strategy for the built environment. We don鈥檛 collaborate enough, there is an 鈥渁rms around your homework鈥� approach which needs to change. 

Kerstin: We are working on city-specific guidance to net zero whole life-cycle carbon emissions 鈥� this will give us key actions. It is important that our members, stakeholders and communities are kept informed on the work we do and studies we undertake, and understand the process and envisaged outcomes. Two out of three applications are for retrofit and one out of three are new builds with elements retained. There is a lot of focus on retention. 

Joe: At Morris+Company, we鈥檙e all about transforming the built environment through sustainable design. To really turn the dial on mitigating obsolescence, I focus on making sure our projects aren鈥檛 just up to current standards but are also future proof. That means creating adaptable, energy-efficient spaces that meet the evolving needs of tenants. 

I believe our biggest impact, as architects, comes from championing retrofitting initiatives and working closely with developers and landlords to enhance existing buildings. By prioritising sustainability and innovation, we can breathe new life into obsolete properties, re-modelling their values to assist in creating a better environment. Ultimately, it鈥檚 about creating spaces that support both people and the planet while ensuring our designs stand the test of time. 

Overall, there was an optimism and enthusiasm for the future amongst our panellists and audience. It felt like a call to arms 鈥� a time to grasp this opportunity and make a big change that will only happen quicker, and be more impactful, if we collaborate – together.