Cities face wrecking ball to meet carbon targets

Rebecca O’Connor, Property Correspondent

Huge expanses of British town and city centres built in the Sixties and Seventies may have to be torn down to meet carbon emission standards for buildings.
In an interview with The Times, the Government’s new chief construction adviser said that there may be no choice but to demolish buildings put up in those decades because it is impossible to refurbish them to a sufficiently high standard.
Paul Morrell, who took up his new post at the Department for Business, Innovation & Skills at the end of November last year, said: “In the Sixties, everything was built cheaper, faster and nastier. If you are going to try to fix buildings, then really you won’t have too many problems with anything built earlier than the Fifties or after the Eighties. Although you can do some things to buildings from the Sixties and Seventies, like replacing the roofs, there are probably some places that need to come down entirely.”
Mr Morrell has been charged with ridding the construction industry of carbon to meet a government target to cut UK carbon emissions by 80 per cent by 2050, compared with levels in the Nineties. He said that problem areas were likely to be places such as Newcastle city centre, where a lot of buildings went up in the Sixties and Seventies. Other towns that could undergo an eco-makeover could include Slough and Aylesbury, visited by Janet Street-Porter for Channel 4’s Demolition programme, broadcast in 2005.
Mr Morrell said: “The buildings that pose the most difficulties are semi-industrialised, highly inefficient, badly insulated and so ugly that they are not worth refurbishing.”
Property is responsible for 50 per cent of the UK’s carbon emissions, according to the British Property Federation. The Government has a target for all new commercial buildings built from 2018 to be zero-carbon, but a strategy for how to deal with existing stock has yet to be established.
The Policy Exchange, the public policy think-tank, has estimated that Britain would need to spend about £400 billion on new and refurbished infrastructure by 2020 to address historic underinvestment and to kick-start transition to a low-carbon economy.
Mr Morrell’s comments will be a blow to fans of retro architecture. The brutalist style that characterised the Sixties and Seventies has gained a following in recent years, as more such buildings have been torn down.
Its devotees may be reassured to learn that listed buildings from any era are likely to remain exempt from carbon targets, according to English Heritage. The listing authority said that many modern refurbishment measures, such as plastic windows and wall insulation, were not suitable for historic buildings because the measures do not allow the buildings to breathe, increasing the risk of mould and rot. However, many adaptations — such as better boilers and loft insulation — are equally applicable to new and most historic houses.
Property landlords are starting to deal with incoming requirements that will force them to spend millions of pounds to improve energy efficiency in their buildings, or to redevelop them. Increasingly owners favour refurbishing stock rather than starting from scratch, according to GVA Grimley, the property consultancy, partly because it is usually cheaper. Mr Morrell, who cited the refurbishment of Hampshire County Council’s Elizabeth II Court building in Winchester as a successful example of how a property can be improved, said: “The problem is weighing up whether it is more energy-efficient to knock something down and start from scratch, or refurbish it. We don’t have the methodologies for weighing that up in all cases.”
Francis Salway, the chief executive of Land Securities, Britain’s biggest commercial landlord, said that the company was using a combination of both approaches. He said: “We have refurbished some smaller buildings, but it is quite high-risk to refurbish larger stock. It is generally cheaper to refurbish, rather than redevelop, but sometimes the numbers come out surprisingly close. Refurbishing is sometimes more complex and less effective than starting from scratch.”
The Government committed itself last week to a consultation on the introduction of display energy certificates (DECs), which show offices’ and shops’ energy use. Responding to the Committee on Climate Change’s first progress report, ministers said that DECs should be rolled out to give everybody a better understanding of carbon emissions. The British Property Federation said that DECs were necessary because they were based on actual energy use