What is Circular Economy in regenerative Real Estate?

How do we define circular economy?

The built environment is one of many man-made systems that typically operates as a linear process - it involves the extraction, use of, and eventual disposal of resources.

Sustainability experts describe this as an unnatural model as it accumulates immense amounts of waste and contributes to the negative impacts of the built environment on our planet.

This is in contrast to nature itself, a closed loop system that does not produce any waste.

For example, it has been found that 25-30% of the waste generated in the EU comes from manufacturing and construction waste, and 10% of global CO2 emissions come from steel and cement production (Acharya). 

This makes steel and cement as the two main building raw materials to watch when it comes to reducing embodied carbon in a new construction and a transition towards more circular economy aims and alternative business models that consider economic growth in the context of a company’s greenhouse gas emissions and social impact, for example.

The circular economy real estate response

A circular economy perspective applied to a high-waste and high-growth system like the built environment can have meaningful impacts for all stakeholders involved through waste reduction and increased value of assets.

The overall goal of a circular economy approach to real estate is to manage the components of the built environment by keeping them in the loop, rather than producing waste for landfill, this means materials and products retain some of their intrinsic value for longer (Acharya). 

3 Principles of Circular Economy: The Ellen Macarthur Foundation

The Ellen Macarthur Foundation is a leader in this realm, promoting the ideas and concepts around the circular economy, aiming to create an economic system that is better for both people and planet.

The foundation has designated three main principles of a circular economy that are considered the backbone of the concept:

1. eliminate waste and pollution

2. circulate products and materials

3. regenerate nature (Circular)

eliminate waste in circular economy real estate

The first principle, to eliminate waste and pollution works to override the current “take-make-waste” system that our economy recklessly deploys without much concern for future generations. The waste that is produced from the built environment commonly ends up in landfills and those resources are lost, depleting our global stores.

In order to instate this first principle in real estate particularly therefore, buildings must first be designed to reduce and eliminate waste at all stages of their lifecycle, while shifting from a linear system to a circular economy system using circular design products.

This includes strategies such as applying life cycle assessments to understand materials at end of life, and choosing materials and products that can be reused, repaired, remanufactured, and recycled (Circular). 

See our dedicated HEALTHY MATERIALS page here.

circulate products and materials in circular economy real estate

The second principle, to keep products and materials in the loop, focuses on keeping them in use in the highest value form for as long as possible. This retains the value and usability of those materials while reducing extraction of additional natural resources from the planet.

Such products and materials can be kept in circulation through reuse, repair, remanufacturing, or recycling. In addition, biodegradable materials that often naturally decompose can be cycled back into the earth and circulated into the biological cycle.

To promote this strategy, designers should consider the ability for a product or material to be integrated into a cycle at end of life. For example, if wooden furniture was designed with biodegradable glues and paints rather than materials such as screws, they could be entirely biodegradable and more easily circulated (Circular). 

regenerating nature in circular economy real estate

The third and final principle, to regenerate nature, is implemented through the conversion to a circular economy and the promotion of natural processes and cycles.

Through this principle, the extraction of resources should be shifted to their regeneration, which will in turn provide more space for nature as less land is required to source virgin materials.

This can be implemented within the built environment through careful material selection and use. If we shift the priority to not only doing less harm to the environment but improving it, nature can be regenerated through the incorporation of a circular economy and principles (Circular).

Building-Level Circular Economy

The circular economy can be applied at a building level through the consideration of its entire ecosystem and lifecycle. The principles can be implemented in the design, sourcing, construction, operations, renewal, disassembly, and repurposing processes. The goal is to integrate all building phases with one another and plan for a closed loop cycle from the onset of design (Ellen)

The design process should include operation and performance strategies and incorporate energy-efficient approaches. Modularity and adaptability should be a focus and can include strategies such as selecting efficient resources that are easily reusable, durable, and flexible. Construction can aid in efficiencies through strategies such as modular building or off-site construction to reduce waste production (Ellen).

In the in-use phase, buildings should incorporate self-sufficient methods to mimic a living system, such as water capture and reuse systems, or a net positive solar production and storage system. We can look to natural systems for a guide, and whenever possible buildings should utilize and create self-fulfilling cycles (Ellen).

End of life is often the most forgotten yet one of the most important factors of a circular economy. Buildings must be designed for longevity, which can come in the form of durability, flexibility, or adaptability. Structures should have the capability to easily shift to another use if the initial use is no longer desired through disassembly and reconfiguration or shifted off-site for another use.

The goal at end of life is to maintain all building products and materials at their highest value possible through reuse. If this is not possible, as with the case of many organic materials, they can biodegrade back into the earth and close the loop, giving back to the earth from which they were extracted (Ellen).

Cradle to Cradle Certification in real estate

The Cradle to Cradle Certified Product Standard is a global standard that recognizes products and materials that are circular, responsibly made, and healthy. This standard is a great starting point for material decision-making as it provides materials that align with circular economy goals. 

The certified materials have been proven to be safe for both humans and the environment, and at end of life are guaranteed available for reuse without further pollution or contamination. When selecting materials, searching for this certification is a great indicator for a smart choice. 

In addition, as recommended by the Cradle to Cradle website, Materiom is an open source platform that provides locally-sourced biological material “recipes”. 

Integration with Sustainable Building Certification Systems

Sustainable building certification standards such as LEED, BREEAM, WELL, and the Living Building Challenge (LBC) encourage the use of circular economy concepts and products throughout a building’s design process.

These certification systems can provide guidance and direction for project teams looking for ways to implement circular economy principles into their real estate developments. 

Each of the various standards encourage the use of water retention / reuse and rainwater management, forming closed-loop water cycles within buildings. 

In particular LEED, BREEAM, and the LBC mention the importance of producing and using renewable energy and the incorporation of passive design, encouraging circular building design through self-sufficient energy strategies, whenever possible - most obviously in new build real estate construction.

In addition, each of these standards has a focus on choosing sustainable building materials that provide transparency and reduce waste opportunities at end of life.

Finally, each standard requires waste reduction and management throughout the design process and through smart material sourcing. 

The LBC also contains the “Place” Petal, whose goal is to encourage ecological regeneration, connecting to the third principle of the circular economy as outlined above.

The WELL standard also touches some circular economy approaches through the mention of hazardous waste management and reduction, material transparency, and carbon disclosures and reduction. 

Examples of Circular Design in Real Estate

There are many buildings in existence that utilize circular design principles. As highlighted by the Ellen Macarthur foundation, examples such as Villa Welpeloo (above) designed by Superuse Studios and Arup’s circular building pilot project (see video earlier in this article) both provide inspiration.

The Villa Welpeloo project focused on building locally with salvaged materials, highlighting the impacts of reusing resources that would otherwise become waste. Within the project, Superuse was able to include 60% locally recovered materials, which is now a strategy utilized in 90% of the company’s projects (Ellen).

In Arup’s circular building pilot project, they focused on creating a building that could easily be disassembled and re-fabricated if needed, designing for adaptability, and using the structure as a functioning material bank.

In addition, each material was carefully selected with a transparency and health focus instated from the beginning. Using BIM technology, the project team tagged each material with information on its properties and reuse capabilities to make collaboration across disciplines easier and to ensure the incorporation of the circular design principles (Ellen). 

References

Acharya, Devni, et al. 2018, From Principles to Practices: First Steps towards a Circular Built Environment , Arup, The Ellen Macarthur Foundation, 3XN GXN. Accessed 9 June 2022. 

“Circular Economy Introduction.” Ellen MacArthur Foundation, https://ellenmacarthurfoundation.org/topics/circular-economy-introduction/overview  

Ellen Macarthur Foundation, 2019, Circular Economy in Cities. Accessed 9 June 2022. 

Zimmann, Rainer, et al. ARUP, The Circular Economy in the Built Environment. 

BREEAM Standard 

LEED Standard

Living Building Challenge

WELL v2 Standard

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Further Reading

• Posts In Real Estate

• Real Estate ESG Frameworks

• Sustainable Real Estate In Urban Regeneration With Jonny Friedman

• A Guide To Green Building Certification & Healthy Building Certification

• Posts Tagged Green Buildings

• Healthy Building & Wellbeing Real Estate Consultants

• Circular Design With Soma Studio Milano

• Biophilic Design Consultant

• What Is A Healthy Building Material?

• Healthy Buildings Vs Sick Building Syndrome

• Waste Management In Green & Healthy Buildings & Interiors

• Sustainable Building Data - 2050 Materials

• Building Wellness & Sustainability With Evalore Spain

• Healthy Materials With Matter Of Stuff

• Best Examples Of Biophilic Commercial Developments

• Sustainable Boutique Hotel Brands UK

• Healthy Materials In Sustainable Interiors

• Marine-Based Circular Economy Materials

• Sustainable Textiles & Fruit-Based Bio Fabrics

• Best Examples Of Biophilic Design In Learning Environments

• Examples Of Biophilic Design Interiors Cannabis Retail Stores

• Sustainable Hotel Resort Standards, Certifications And Ecolabels

winning the mental game in physical activity programs with martin ebner

Welcome to episode 053 of the Green & Healthy Places podcast, in which we explore the themes of sustainability and wellbeing in real estate and hospitality today.

This week i’m in my home town of Barcelona, Spain talking to health and fitness entrepreneur Martin Ebner.

Martin is the Founder of Ebylife Personal Training and Fitness Solutions that include diet plans, training programs and what is now a fairly dominant Google ranking in Barcelona’s fitness scene.

We discuss:

• what needs to happen to activate a fitness facility in an office or residential development in order to extract full value from it

• the importance of being in a state of receptivity to start and stick to a new fitness program

• intrinsic vs extrinsic motivation factors

• real estate developers building gyms vs occupant demand for physical activity

• automaticity and setting medium to long-term physical activity goals

• aiming for physical activity as an enjoyable experience

• solo physical activity vs accompanied or led physical activity

• sustainable physical activity in the medium-term

• psychographic profiles in physical activity

• group fitness as a motivator for physical activity?

• adjusting physical activity programs for fitness levels

Matt Morley - wellbeing champion

I'd like to start with a question around something that I'm peripherally conscious of, but no doubt, to some extent probably tried to ignore, which is when we're creating healthy buildings and interiors for people to spend their days in, or perhaps live in, if it's a wellness residential development, or to work in, if it's a healthy office development, sometimes it can be a bit too easy even for me to say, ’well, we're going to provide access to a facility for exercise, yoga, fitness, whether that's on site or off site, and then the job is done’.

The issue I see is that the facility, once open, then may or may not get much use. And if it’s not getting much use, in the end, it comes back to me because the client justifiably says - ‘you recommended this as part of your healthy building strategy but the gym is always empty now we’re operational! What do we need to do? Should we have programming?’

And I think where I wanted to go with you in today’s discussion, was the inner process at an individual’s psychological level, why are people starting and sticking with a program vs someone who has access to a gym but that doesn’t convert into regular attendance. From your experience as an expert coach, what are the broad themes in terms of why people start a program and how you get them to keep on that path once they’re on it?

Martin Ebner - fitness expert barcelona

Well, yes, as you say, I don't think providing a space, it's enough to convince the majority of people to work out especially people that don't already work out. I have a lot of clients that work for, for big companies, and they have access to facilities, but for one reason or another they don't use them or don't take advantage of them so they employ me outside of their place of work to train them.

I think it may be comes from maybe a lack of education, or the motivation simply isn't there for them to use the gym. Most people need to be in a state of readiness to begin a training program, the majority of the time, it comes from an extrinsic motivation.

So maybe to get fit for a summer, to get six pack abs, to get a bigger chest or whatever it is. And that would be enough to get them to start a program, but rarely enough to get them to continue.

My job as a trainer once they've started is to get them to appreciate all of the intrinsic motivators of exercise. So feeling more energetic or feeling great when you're working out or sleeping better. I think these tend to be the factors that help people get into an exercise routine and stick to it. So like I say, I don't think providing a fitness space as part of a healthy building plan is enough, I think a degree of accompanying education is needed.

activating fitness facilities within a healthy building

Matt Morley

So you've made the distinction there between the first step into the gym, or the first point of contact with a personal trainer, by which stage something has gone on - they client knows they want so make a change. And that's typically coming from either internal or more likely external motivation, which ultimately suggests it doesn't matter how beautiful the gym, fitness room or yoga space I might design for them as part of a healthy building, by itself it likely isn’t enough!

If we dig into those intrinsic drivers, we quickly start to deploy the language of workplace wellness,and we're trying to encourage people to start exercising for the corollary benefits of better sleep, for example, you sleep better, you rest, you recover, you sleep, you come back stronger the next day, you're more productive, you have more energy.

So I completely see there is a piece of education and communication needed around that to the building occupants but what about after that first step through the door and those first few weeks? Is there then an interim phase where you're trying to get them over the hump from coming through the door to the stickiness effect when a client starts to get hooked? I imagine quite a few clients might drop off.

setting realistic goals in a fitness program

Martin Ebner

Yes. So I think people very often come to me with unrealistic fitness goals. So the industry, in general sort of promises, significant results physically or aesthetically, in a very short space of time. We’re quite lazy, in general, and I think we want to get maximum results with the minimum amount of effort.

So it's really my job to set realistic expectations. Yes, it's very nice to train for aesthetic reasons. But it's quite important for me as well to dig into the reasoning behind why they're so obsessed with improving their aesthetics. I think a lot of people believe that if they look better, they're going to feel better, or if they get to a certain weight, their life will automatically feel better. But from my experience, that's very often the opposite of what happens.

So my goal as a trainer is to try and set realistic expectations and encourage consistency. Over things are a little bit more extreme. And obviously, over my life and my experience as a trainer that has changed also, I used to quite enjoy training for aesthetics, for example. But it's, not necessarily something that is going to allow you to get into a routine and stick to it. Because a lot of the time, your expectations are far greater than what you think you can achieve. In the time that perhaps you've given yourself.

real estate developers building gyms vs occupant demand for physical activity

Matt Morley

It does. What I'm seeing is, effectively two very different reasons for gym facilities going in to office buildings and residential developments - there is the perspective of the employer or the landlord who to some extent wants (or feels obliged to) encourage a healthy occupant experience, no doubt partly nudged along by healthy building standards such as WELL Building Standard.

That decision, taken from above, may or may not be supported by demand from below., from the building occupants themselves - although one hopes more and more people are training regularly nowadays!

In the end though, the actual drivers to physical activity are, for most people more internally oriented, to do with aesthetics, their sense of self worth, and their confidence in social environments, I think that could partly explain the challenge of getting these facilities to a point of respectable usage figures (that often have a limited catchment audience of the building occupants - unlike a commercial gym with a far wider radius of potential clients).

What happens on the path to ‘automaticity’, where physical activity becomes almost self reinforcing, where it no longer needs to be pushed by some external factor but is a pleasure in itself? If you've got a good coach or a good fitness program to follow is that a guarantee of long-term success?

automaticity and setting medium to long-term physical activity goals

Martin Ebner

No. I think that's the million dollar question. I suppose we could use our ourselves as examples. Right? So I don't know at what point in my life exercise became so essential to my wellbeing. And I don't necessarily know how that happened. But I think, again, being realistic with your expectations is very important.

So the people that have the greatest success when it comes to, to fitness, are the people that are able to do it consistently. And they have the right reasons to exercise - so the clients that tend to have the most success aren't the ones that are coming to me and saying, I want to be this weight by this time. So that can look great for summer, okay, because it's a very short term goal.

A lot of people just assume that after the 12 weeks that’s it, they don't need to continue, or they take the route of going so extreme for the 12 weeks, they achieve enough. And then after the 12 weeks, they stop entirely and then that's it.

So yes, I think it's the people that come to me, and they just want to feel good. And they enjoy the workout. And I don't necessarily have to push them so hard, because the motivational factor isn't to get a six pack, it's to feel good.

Matt Morley

There you're talking effectively about a hormone release. Now isn't that a universal? A lot of people talk about that rush after a HIIT workout, for example, you just get this hit of endorphins. And it can last for a good half a day where you're just feeling an amazing afterglow effect that can positively impact on productivity at work for example, not to mention concentration levels and mood..

Now, you may or may not crash later n if you don’t refuel or aren’t accustomed to that type of high intensity exercise, but how much of that experience is at least potentially universal? Do you see that they're just some people who are more in tune with that than others?

aiming for physical activity as an enjoyable experience

Martin Ebner

I think it depends on the experience of exercise. So I think you're assuming the exercise feels good at the time. And for a lot of people, it really doesn't. So for you and I probably does, we've learned to appreciate pain, appreciating scum for accepting discomfort thriving on it, enjoying it. But for a lot of people that aren't necessarily fit, it can feel very uncomfortable.

So again, I think my job if I get a new client is to create a collection of enjoyable experiences for them. So they keep coming back. So I see this in gyms all the time, it's something that really frustrates me is I'll see these trainers, and they'll push the client to the point of dizziness, feeling faint, wanting to vomit. And if that is your first experience of working out or going to the gym, that you will never go back and do it again.

So I get lots of people when they come to a hated exercise. So what do you hate about, I ask? I just don't like how it feels, in my view is always done something that I dislike to push too hard initially, I think it takes a bit of time to build up. And you get used to that pain and that discomfort. And that starts to be a motivator. And you start to enjoy that feeling.

But initially I don't think it exercise unless you do it. Right, which is always what I aim to achieve with new clients, it's doesn't necessarily always feel great. So I think instinctually, you're not going to keep returning to something that is hard. And that is a challenge. And that doesn't necessarily feel good initially.

Solo physical activity vs accompanied or led physical activity

Matt Morley

That's where the difference between working with a PT working with a trainer on a one to one basis and just kind of starting to work out alone in the gym, with or without some knowledge. Perhaps someone has an issue with a squat, they just don't have the mobility to squat and doesn't feel good. So they stay away from it. And the squat never gets gets attempted again. And you can easily avoid it if you're training by yourself.

Or if you're in a group class that repeatedly asked you to do a particular movement. Maybe you just don't go back, right? Whereas when you're working with a PT and you and I have trained, there's nowhere to hide, and when you come up against a block a blockage, you find a workaround. And you make a note mentally, right, there's an issue there with hip or ankle mobility. Let's come back to that.

I'm going to push you on the timeline point because I think what you're talking about feels to me like there's a medium term hump somewhere around three or five months in terms of getting someone into the groove.

Sustainable physical activity in the medium-term

Martin Ebner

Absolutely. I think depending on your experience, your fitness level, age, etc. You tend to achieve or be able to achieve a lot initially when you start training. So if you don't know what you're doing, you might not be able to achieve it nearly as quickly but if you train with a trainer so you're just starting exercise for the first time or returning after a spell out, you can certainly achieve a lot very, very quickly. And that I think for a lot of people, it's very motivational.

But that also creates a problem because it's not sustainable, you plateau big time. So I think what what people tend to see is within the first three to six months, again, incredible results, they can achieve a lot, and then drastically slows down.

But hopefully, that's when the intrinsic motivators come into play, you're sleeping better, you're able to eat more, you feel great at that time, you know, it's a moment that you can de stress. So I think that's when it starts to, to sort of these motivators start to kick in, and you can begin to establish a much longer sort of habit, as opposed to start and stop.

Psychographic profiles in physical activity

Matt Morley

In your experience working one to one with clients, if you've identified certain personality types, because I think we touched on it a few minutes ago, the idea of, you know, almost seeking out diveadversityrsity, and there's a certain personality type, it's not masochistic, but to some extent, where we're heading deliberately towards the pain, we're seeking it out.

A 50k trail run on a Sunday morning, no one's asking me to do it, I go do it, because I kind of like the suck to kind of enjoy it on some weird level, I know it's gonna be awkward. And I'm probably come home and in all sorts of trouble. But I do it. There's something in there.

I'm no alpha male, but there must be certain personality types that you've seen whereby you're able to find that button and make it switch. And then I'm guessing there are others that are perhaps more challenging in terms of finding a way to connect better, how do you how do you adapt? How do you get into that? Because you're able to work one to one with clients, but like, What's that process in terms of trying to find their levers, their, their buttons to switch?

Martin Ebner

Sure. I think I'm in a very fortunate position where I can No, choose the sort of client I take on. Most recently. The sort of clients or take on aren't necessarily into extremes, perhaps that yourself. And personally, I'm not really into extremes either. I'm much more about consistency, and finding balance. And that's changing. Obviously, it's ice age. But like I said, the most important thing for me is to establish sort of realistic goals. And then to create a collection of positive experiences. So they can continue and one to continue to train forever.

So I don't necessarily get the sort of clients that are wanting to run 100 miles. I don't know if these people tend to seek the help of personal trainers, I think you don't necessarily get somebody that that would approach me that's never exercised before and says I want to run 50 miles in the did then I would probably say let's start with five. And then once you get to five, you feel good. With five miles, you can go for a 10 and build up that way. So I think less about extreme goals and all about moderation. And then you can expand upon that. As your confidence and your experience grows.

Matt Morley

It makes sense. I think the there's also something cumulative about it. I certainly found over 25 odd years of of training that yeah, you do start to look for, to some extent, the occasional peak, the occasional extreme and challenges and I think that's why you get so many middle aged men doing triathlons and Ironman, because yeah, we're kind of hunting, we were looking for a next big thing, or switching around and trying other other sports, but I can totally see that the bulk of the market for you.

And in fact, I think specifically when you're looking at say, trying to create healthy workplaces in the workforce, the majority of people need what you've just described, which is low. Let's just keep it simple and get you from point A to point C person through point B which is stickiness kicking in.

measurable results in physical activity plans

So when you look at measurable results do you have universal data points for that? Or is that also specific according to the type of person and the reasons they came to you originally?

Martin Ebner

Yes, I think it, it depends on the client, a lot of them don't tend to need to know, obviously, I keep record and track of all of the clients so that we can see or I can see their progression. I tried to discourage people to focus on weight, or body fat percentages, things like that, I think that that is quite an unhealthy view.

So I have a client who is quite obsessed with weight, and body fat percentages. And once I get to this body fat percentage, and you know, I always challenging him, to give me a good reason as to why when he gets to this, it's, he's going to feel any better. So for me, I tend to focus a little bit more on quality over quantity.

So a measurable result, for me might be technique. So I'm at, you know, what you've trained with me once. For me, I give quite a lot of importance to to the technique. So it might be a client, when I first get them can do a squat. And then after six weeks, they can do a squat perfect. And that for me would be a great result. And then from there, you can obviously begin to build upon the repetitions, build up the volume, build up the weight, etc. But each person is a bit different.

And I think a lot of my clients, again, they don't need to necessarily know the numbers or the figures or how much they have done. And I don't necessarily need to see the specifics either. It's more of that progression that I see in their ability to perform. And also how they feel I get a lot of art pleases me when when a client comes to me, I went to the supermarket and walked up the hill with too heavy shopping bags. So that would be something that nobody would train for ever. It's, it's a nice benefit.

You know, these benefits you don't necessarily notice. But then you look back on, you're like, wow, I've slept eight hours every night for the last week, I haven't done that forever. And these are a lot of the things I aim for now. With my clients, I was going to say also that a lot of the clients are getting now are maybe middle aged, and they've spent most of their lives making poor lifestyle choices. And something may have happened to them. And they've realized that they're not eating anymore, they can't eat the way they do. Or maybe they've had a health scare. And that is enough for them to start an exercise program and worrying more about their health.

group fitness as a motivator for physical activity?

Matt Morley

Clearly the group fitness revolution and boutique fitness studios over the last 10-15 years in most European and US capitals, primarily, it's just been game changing in terms of encouragement in terms of motivation, in terms of getting people to do things that they perhaps would never have tried to do. I mean, from CrossFit, all the way through to the yoga boom. There's just more out there in terms of group class and motivation.

But clearly, I think what I'm getting from you is that that may not work for people at a certain life phase who've been through certain things previously. And they're kind of having now to pay the debt on those cumulative results. And something does change at a certain age. And I think also around simply like how one lives, one's life, and the responsibilities we all have, and so on. It's just not necessarily convenient to work around a class timetable.

I think that's also where the PT really comes into its own around it being a little bit more tailored towards that person's individual requirements. And that might also then align with a demographic not say, can't work for an answer, like a 25 year old graduate just out of university, but it's much more likely that person has a spin studio membership or does yoga in group classes. Right? Sure. Surely that divide?

Martin Ebner

Absolutely. I think it depends on the sort of person who you are. I mean, I I don't really enjoy training in a group have done it, I did a little bit of CrossFit. And it pissed me off. people shouting at me to do more, I think, again, CrossFit isn't a great example, because I think a lot of these classes are very extreme.

So it's getting more bang for your buck and less time. And you go in and, you know, CrossFit is an interesting example, because there's a lot about it, which I think is fantastic. I'm not going to say too much about external, there's a lot of people that are diehard CrossFitters.

But I think, for a beginner to go into a CrossFit class, and, you know, unless they're physically prepared enough to do it, it can be quite dangerous. And I think that can be the case with quite a lot of group classes as well. And, and yes, I mean, I suppose I believe in queer tailored approach to fitness, I think everybody is quite different. I think there's a lot of great things that come from training as part of a group, it's community, it's motivation, these things are all great.

But I think it's unlikely that you will see as a significant results when you're training with the goals of a group as opposed to the goals of yourself, right. So again, if I was to go to a group class, I'm obviously and I have the education and the experience to know that if there was an exercise in there that wasn't suitable for my back, because I've gone some compression in my spine, I could work around it that somebody that didn't know, wouldn't know and would do the exercise anyway.

And that could, could potentially be a little bit risky for them. But I appreciate the value in both. And I've seen the boom and group fitness. And I think it's wonderful, it looks so much fun. That's just not necessarily my style. And I don't think it's motivational for everybody.

Matt Morley

I think the output that I'm getting from our conversation is when looking at a workplace wellness program that is really comprehensive. And that offers a 360 approach. From nutrition to hydration through to exercise and even what we call active design in the workplace, things like we're we're standing out on a standing desk, using the stairs instead of using the lift, etcetera, there are things we can do to encourage people to be a bit more active when they're at work.

And I think a one size fits all approach to that fitness component. And increasingly, the fitness component is on the table. It wasn't previously around the workplace, but I think it is then now it can be all too easy just to say right or have a yoga class might have a hit class. And it'll be you know, something along the lines of TRX and bodyweight training, which is cool, there's less likely have less likelihood of any injuries. But that's often as far as it goes.

I think where I'm interested in is a more variegated approach that allows for different needs and requirements according to people's life phase and also where they're at their relationship with exercise. I think just putting in the yoga class and the HIIT session. I just don't think it's good enough.

I think perhaps it's with a small group training, and we can we can touch on that, or having access to a PT just feels now based on what we've been discussing a much more rounded and complete offer. And then I guess people to make their own choice. If they do the group fitness thing, then they go to the class on a on a Monday. If not, they call it BT and, and work on a one to one. Right.

So I think that would be perhaps an ideal approach. I asked about small group training. How do you see that in terms of the benefits of working on a one to one and how much do you lose? If your training set three people at the same time? Do you think it can get close to that experience?

Adjusting physical activity programs for fitness levels

Martin Ebner

Ideally everybody in the group should be more or less around the same fitness level and have similar goals. So you know, if you have three people that are different fitness levels with different goals, it's not necessarily going to work because maybe the fittest member of the group is going to be held back and the person that has the least amount of experience is going to feel intimidated by so it needs to be balanced. I do small group classes, that people tend to be friends first.

So it's not public groups. I don't just invite anybody in they tend to come to me and we established our goals and there are ways that you can do it. S

o there's ways that you can train where you can have fitter members in the group and they do more you know attends to the internet. repetitions would be, you know, 30 seconds as opposed to 10 repetitions and that person could do as much or as little as they like from that time, for example, I think cost is quite important to talk about these businesses, and I'm interested to know as well, but why are they doing? Are they you know, to these big businesses, to the offer these, these services and facilities just so they can see that they do it? Or to the to they really care?

Matt Morley

So the cynical answer would be that a lot of them are signing up for, let's say, certification systems, for example, the WELL Healthy Building standard that pretty much requires that there is a component of just like as a nutrition chapter and a hydration chapter. There's also a fitness or movement chapter in particular, and then businesses are effectively encouraged to have provision for equipment, or fitness training spaces, and programming.

It’s then the level of detail around the programming - effectively what we've been talking about for the last 25 minutes - is the key piece around how you actually get it to work, to ensure the facility gets used.

So it's beyond just putting it out there. And actually, well, how can you activate that space? Or how can you fill the classes. And if it's not, often, the offer might not be completely enough? I think there's that extra layer of detail around a hybrid model between having bought or at least trying to offer some group class options, but also having access to a PT, just like nowadays, having access to a recommended mental health practitioner or therapist outside of the organization.

Or should this person if it's sort of an established relationship, I think having something along those same lines with the PT, certainly for a lot of businesses will make sense.

There's another layer to it, which is where the intrinsic benefits as you've been describing them, start to kick in and effectively help the employer as well, right?

Because you're just you've got more to give, you're more energized, is the the sort of the magic of all of this is that you don't have less energy, once you get into the trade. If it works, okay, I crashed in the evenings. During the day, I'm on fire, and I'm good, you know, it's only got my caffeine intake. Right. But you know, that's the thing. And so yes, there are collateral benefits for that, that workplace, owner, the employer, around reducing sick days around happier, healthier and more productive, primarily workforce.

And I think, so to some extent, they're doing it because they genuinely want happy staff, and it helps attract and retain talent. And there is to, to a greater or lesser extent, according to where you are, if you're in San Francisco, or LA or London, everyone's doing it, if you're not doing it, where's the person going to go somewhere where they have a gym, and a whole fitness, setup and massages on a Friday afternoon for those who need it, etc, etc, etc, or the one that doesn't.

And so there's almost a oneupmanship going on. It's a ratchet effect, and the markets moving up the markets adapting and adopting more and more of these measures. And certainly for the big guys, like investment banks and the big tech companies. If you're not playing that game, your competitor is, and they win the talent war.

And it's it's a little cynical to describe it that way, but it's happening. And the net results are that fitness and health are just becoming a much bigger piece. Obviously, it's not the main driver for why someone decides to go work for Goldman versus another bank, but it's definitely out there.

Martin Ebner

Absolutely. It's an interesting point, a wonder of its you know, for somebody that doesn't exercise, whether that's a draw for them, I wonder if that's a factor of their choosing between two big companies, or whether it's a deterrent for somebody that's unfair, something I was gonna say that I think confidence comes into as well.

So it can be very intimidating, to go to a gym or to start an exercise program when you're very unfit. And I think I get a lot of these clients that you know, I have quite a few, a few clients that work for Google, for example.

And I always wonder why they've come to me instead of using the facilities that they have, and I think that one of the reasons is a lack of confidence. It's intimidating, maybe to work out in front of there. If their work colleagues if they're the boss, for example, yeah, they might not want to show weakness.

So I think there's a lot of different factors, you know, and in the case of in the case of Google, I know that they don't have personal trainers, I think that they have access to a gym, but there's more guidance.

So yeah, you know, we've spoken about it many times, I think one of the issues with with gyms is that you go, you have no idea what you're there to do. You know, you looking at the machines, and you don't know what they do, and you're intimidated.

So you skip them altogether, and then you leave, and you never go back. So you know, this is going back a little bit. But I think it's very important to have a member of staff in these areas to help. Otherwise you get people turning up having no idea how to use anything at all. And that can be very, that can be a deterrent for them.

Matt Morley

Yeah, I mean, I think if I put myself in the shoes of the of the brand on the other side of the employer, I think I look at that I start weighing up the pros and cons of that operational cost overhead that is implicit in what you just described. And as Matt, I then come in and say, Well, look, let's look at virtual trainer options.

Let's look at subscriptions that can be available to facilitate those workouts. But effectively automated and streaming services so that there is there's a hybrid so that there's something for someone to follow. You have an A Technogym that picking up gym classes, it's 100 or the peloton fitness classes, you have a peloton bike in the gym, or you have a technology a bit of kit for 100 year, 100 euros a year, you also have the screen that can fold out away from the bank or from that main bit of kit and becomes effectively a virtual trainer. And it's something to follow. It's not ideal, but it fills that gap.

And I think again, it's something that we need to be conscious of. Because yeah, all too often there is the risk of someone who's not to use your term hasn't got the education behind them around what to do, how to do it, how often walk into a gym, happy moment, you finally made it in there, look around and you feel awkward. You don't necessarily like what you see in the mirror, or you don't want to be next to your boss on the spin bike anymore.

Someone you've had a round with earlier on over a work related issue. And yet it's complex. It's complex, and I think but those subtleties, those that level of detail is is where it needs to get to beyond just boom box ticking exercises of what we've done the gym and we've put in a yoga class and off we go.

I think that's that's my big takeaway from from this conversation that a little bit of extra thinking in terms of how that's structured and presented can go a long way.

https://www.ebylife.com/martin-ebner-profile

design for mental wellbeing - university of chicago student wellness centre

university of chicago student wellness centre - exterior

Summary of topics covered:

Sustainable furniture: LifeCycle Analysis / Healthy Materials / low-VOCs

Lighting : Natural light / Window walls and corridors / Soft warm light - relaxation / Blue-white light productivity

Biophilic Design: Stone from a gothic hospital / Birch tree windows / Biophilia - boost mental health

Mental health: wellness design / wellbeing interiors

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Sustainable interiors and biophilic design for mental health

With an aim to boost student’s campus life, the University of Chicago recently built their first all encompassing Student Wellness Center. In the past, each department of the center was housed within different locations on campus.

The new building, finished in 2020, brought together their Student Health Service, Student Counseling Service, and Health Promotion and Wellness group into a single building.

Not only does the Student Wellness Center act as a building for health services, it is also a tranquil, restorative space for students to relax and work on their studies. The interior design choices made as part of that process reveal a lot about wellness design today, so read on to find out more.

Biophilic design and sustainable interiors for student wellness

The Student Wellness Center was adorned with sustainable interior furniture to provide nookes of solidarity to encourage collaboration. The quality of healthy furniture was a high priority of the biophilic interior design project. All pieces were ensured to be clean air certified, minimizing the risk of Volatile Organic Compounds or VOCs being emitted from furniture that would end up polluting the indoor air.

These harmful chemicals (don’t be fooled by the friendly ‘organic’ in their name!) have been proven to decrease cognitive functioning, among a slew of other health effects - see here for more on the health risks of VOCs.

By procuring such healthy and sustainable furniture, the interior designers contributed to the cognitive performance and indeed physical health of students and faculty, while minimizing their environmental impact. It’s a win-win!

sustainable furniture for wellbeing

Furniture was procured from a range of green, sustainable designers that track the lifecycle impact of their products from manufacturing and procurement, to distribution and sale, even into end of life to recycling.

A number of furniture products by Muuto are made with eighty percent recycled material and Allermuir has their very own 15,000 square foot recycling center. This sustainable interior design not only helps people, but helps the planet too, it combines the concepts of wellbeing interiors with sustainability - increasingly, these go hand in hand.

wellness lighting strategies

The natural and artificial light strategies of the Student Wellness Center are a key element of its wellness design. Many of the internal corridors of the building are softly-lit providing tranquil spaces of relaxation with warm, yellow light.

Areas designed for productivity are illuminated in full by blu-white spectrum light giving students and faculty greater wakefulness during the day. This boosts focus and productivity.

Long halls of natural light are incorporated within many of the outskirts of the structure, these halls surround you with nature giving the building's occupants consistent exposure to full natural light during the daytime.  

wellness architecture

The base structure of the Student Wellness Center is a historic, gothic hospital. The new structure engages with the old building’s architecture bringing the natural elements of stone walls and arches within the walls of the center. The incorporation of the history of the building also brings nature's elements inside contributing to its biophilic design.

The arches create large organic shapes giving the building biophilic design in structure. The glass interior and exterior walls are common-place around the Student Wellness Center allowing for a greater visual perception of space and natural light.

Some of these walls are accented with birch tree forest graphics to create visual privacy while still pulling light further through the building. This design grounds the space back to its natural elements. Additionally, plants are placed throughout the building to provide green spaces and boost mental health via biophilia. 

Biophilic design for student wellbeing

With a focus on biophilic design, the University of Chicago sought to give students a calm and relaxing space to boost student wellness and productivity. From the placement of windows to the furnishings inside, the building was founded with the importance of student health and wellness in mind. Through biophilic design, students at the University of Chicago are given healthy, restorative spaces where they can flourish.

LEED Location and Transportation: Sustainable Buildings and Wellness Design Consultants

Globally, transportation accounts for 25% of total greenhouse gas emissions, making it an essential sector in which to implement reductions. LEED certification, particularly the Location and Transportation category, provides a comprehensive approach to sustainable building design and operation, encouraging environmentally responsible practices and promoting healthier, more efficient buildings. As green building consultants, a number of strategies are available in this regard, all part of a sustainable real estate development or sustainable refurbishment project.

Early decisions such as the site selection and location, or implementing a local procurement strategy will have tangible emission impacts from Day One in a sustainable real estate development, as will integrating Active Travel facilities, providing green parking facilities and tracking commuter emissions in the operational phase.

As sustainable building consultants, below we address each of these points in turn in order to provide the reader with a concise overview of the role transportation plays in the green building sector.

Choosing a Sustainable Building Location with Sensitive Land Protection

Sustainable site selection is arguably the most important decision in relation to transportation emission reductions and indeed opportunities for active travel. It also involves protecting sensitive areas such as endangered species habitats.

Although this choice is often made very early in the real estate development process, whenever possible, consideration for transportation and connectivity should at least play a part in that decision making process from a sustainable building perspective. Additionally, avoiding development on prime farmland is crucial for preserving valuable agricultural resources. Selecting a high priority site can bring both economic and environmental benefits to the surrounding community.

As outlined in the USGBC’s LEED standard / Location & Transportation category, there are several characteristics to be considered. Reusing existing infrastructure is crucial in sustainable site selection as it minimizes the need for new infrastructure and reduces environmental strain.

Primarily, consider the surrounding density and prioritise locations with diverse uses nearby, such as food retail, community centers, and other services. Building on previously developed land can offer benefits like existing infrastructure and points within the LEED criteria.

This allows people spending time in the building to have access to a variety of services nearby, within walking distance to encourage active travel instead of car use, while reducing the need for longer distance car travel.

Secondly, ‘access to quality transit’ - locating the project in a high-density area, close to multi-modal transportation options such as train, bus and bike share stations. making commuter times shorter on average, and commonly increasing public transportation uptake.

Local Sourcing & Procurement in Sustainable Buildings

Another strategy that comes early in the design process is selecting healthy building materials, products, and or machinery from local, nearby sources. Promoting more compact development can conserve land and reduce transportation emissions.

From a real estate sustainability perspective, the key is to understand the supply chain transparency of the most prominent selected materials (such as steel and concrete for buildings; or flooring, ceiling panels and wall finishes in interiors), utilize low-emission vehicles in the delivery process, and plan timely construction deliveries.

Local sourcing greatly reduces transportation emissions and should be considered early on in materiality sourcing and procurement decisions.

Healthy and sustainable building materials should therefore be selected based on those within a low-carbon system and within a close radius of the project.

Low-carbon systems can include the whole life cycle of a material and all transportation steps— as well as the incorporation of low-carbon shipping options.

In addition, within the construction phase, the just-in-time delivery method can be used, meaning the materials arrive on site when needed, not before - this helps avoid the loss or damage of resources.

A reduction in excess material use and therefore less waste production, in turn reduces the number of transportation trips needed to get materials on and off site.

Commuter Emission Regulation in sustainable buildings

During the in-use phase of a sustainable building, commuter emissions are the largest contributor to building-related transportation emissions. Choosing a neighborhood development location can significantly reduce these emissions by promoting walkability and access to public transit. The main goal is to reduce the number of people traveling to and from the building individually in petrol / diesel powered vehicles.

This can be done through the use of public transport, carpooling, or the use of electric vehicles. Promoting walkability and transport efficiency within the surrounding community is also crucial. In order to regulate and eventually reduce commuter emissions, strategies such as commuter surveys and greenhouse gas tracking are essential steps.

Commuter surveys can be implemented to better understand how employees, residents, or other building users travel to and from the site. This is the first step to understanding the impact of transportation emissions and what the largest decision-making factors are for commuter travel.

This information on transportation related greenhouse gas emissions can not only provide valuable data for real estate ESG reporting but also help guide future building site adjustments to reduce transport emissions, such as parking changes or active travel incentives.

Active Travel and Bicycle Network in Sustainable Buildings

From the transportation side of active travel, it is directly connected to the location of the building site and its connectivity, as well as business culture. The sustainable sites category in LEED encourages such practices to promote environmental and public health benefits. Neighborhood development can promote walkability and sustainable land use practices. The general goal of active travel is to increase the health and fitness level of building occupants, but it can also have impacts on transportation emissions.

If the building is located nearby various amenities, commuters and building occupants can walk or bike if they would like to go to the grocery store or get a haircut, for example. This not only increases occupant health, but also reduces transportation related carbon emissions.

In addition, active travel can be fulfilled through commuting to the site by bike or foot. In addition to location, building sites can encourage active travel through the incorporation of bike storage facilities, bike maintenance programs, and showers on-site for commuters heading to work.

Finally, company or building-wide active travel incentives, such a company-wide bike to work month competition can increase active travel participation. The culture of a company can have a large impact on commuter patterns, and active travel should be encouraged socially whenever possible.

The USGBC LEED green building standard ‘Bicycle Facilities’ credit rewards projects that promote bicycle use through locating the site entrance within 180m of a bicycle network, as well as providing short- / long-term bicycle storage and shower rooms on site.

Reduced Parking Footprint in Sustainable Buildings

To help reduce commuter-related transportation emissions, parking can be adjusted on site. Sensitive land protection is crucial in responsible land use practices, ensuring the preservation of biodiversity and ecological sites. Strategies can include limits on available parking, designated preferred parking spaces, and EV or alternative fueling stations installed on site.

Limiting parking overall will encourage different travel methods purely due to the inconvenience. In addition, parking that is available should contain designated spots for carpooling and green vehicles to further encourage reductions in commuter emissions.

In addition, parking lots should include EV charging stations to make the use of these vehicles more accessible. Also, when possible, alternative gas fueling stations can be installed on site to further discourage traditional, emission-heavy travel methods.

The Reduced Parking Footprint credit in USGBC LEED’s green building standard rewards real estate projects that deliberately limit their parking footprint, or eliminate it completely, to promote alternative transportation options. This integrates with the Electric Vehicle credit that rewards parking for EVs with dedicated charging stations.

Health risks of toxic chemicals and materials in building interiors

a short history of building materials

In the past, human shelter and the earliest buildings were simply made from naturally occurring materials such as clay, wood, or stone, organically sourced and all safe enough to go back into the ground at their end of life.

It was only the industrial revolution starting in the second half of the 18th century and the concomitant explosion in synthetic compounds - that in turn began to find their way into building materials - that the buildings designed to protect us from the elements around us first become a health risk in themselves (who knew!).

Slowly and almost imperceptibly, the toxicity levels in buildings and interiors continued to rise as the decades passed and the ‘chemical revolution’ proposed ever greater numbers of solutions for the construction industry… until we finally began to take defensive action in the 1970s - starting with lead!  

Today, building and interior materials have the potential to negatively impact human health and wellbeing if they are not properly chosen, installed, and maintained.

These risks can vary according to the life phase of a chosen building material but we recommend taking into consideration all phases of the material’s life for good measure.

To do so, we apply the concept of a Life Cycle Assessment to better track, moderate, and eliminate harmful toxicity from a construction and fit-out project wherever possible.

It is also worth noting that if the whole cycle of a material is taken into consideration, the groups at risk of exposure to such toxic materials expand beyond just the building occupants. 

The negative health effects of toxic materials have the potential to extend to those living near the factories where the materials are made, the workers using the materials during construction of a building or interior fit-out, and even those charged with disposing or recycling the material at the end of its life.

For this reason we believe it is fundamental to understand what impact building and interior materials can have on human health.

Here we will look at common sources of toxic substances in building materials; common toxic substances we want to avoid in building materials; the health risks of human exposure to such toxicity; authoritative ‘red lists’ of these harmful chemicals in building materials and what can be taken from the materials-related content of various leading healthy building standards. Let’s get it into!

Common sources of Toxins in building materials

Toxic substances can be found in an alarming number of building materials and products from flooring to insolation, carpeting, cabinetry, paints and coatings, furniture and fabrics, all manner of adhesives and finishes.

Careful analysis of all such source materials should therefore be instilled in a project’s design phase as early on as possible to implement a green procurement policy as part of the project’s DNA.

Asbestos, VOCs (Volatile Organic Compounds), SVOCs (Semi-Volatile Organic Compounds), Lead, HFRs (Halogenated Flame Retardants), Chromate Copper Arsenate (CCA), and Phthalates are some of the most commonly occurring and detrimental building chemicals for our health.

Below we cross-reference the source with the type of toxic substance:

• Insulation Materials <> Asbestos, VOCs

• Paints <> Lead, VOCs

• Coatings <> VOCs, Phthalates

• Adhesives <> VOCs

• Furniture & Fabrics (e.g. upholstery foam) <> HFRs, VOCs

• Composite Wood Products <> Chromate Copper Arsenate, VOCs

• Flooring Materials <> VOCs

• Combustion Sources <> Lead, Particulates

• Cleaning Products <> Phthalates

Common toxins to avoid in building materials and products

Humans can be introduced to these chemicals through a variety of manners such as ingestion, inhalation, hand-to-mouth ingestion, skin absorption, breastfeeding, and even placental transfer before a baby is born. 

These potential avenues of human-chemical transfer from building materials are compounded when interior ventilation is poor, highlighting the increased importance of indoor air quality in the post-Covid home, workplace, gym, learning environment, etc.

‘Off-gassing’ is a common characteristic of such materials, describing the release of toxic particles into the indoor air over time, which if improperly ventilated can accumulate to unhealthy levels in building interiors.

That new car / carpet / furniture smell? That’s the first wave of off-gassing. If you can smell it, and it’s not a natural material, you’re witness to off-gassing. Best open a window!

It is essential to not only choose healthy materials and products, but to also monitor and maintain healthy indoor air quality to avoid health hazards. See our section on indoor air here.

Health Hazards of toxic building products and materials in interiors

Negative health implications arise from many building materials and products, including from legacy materials, so-called “high performing” materials, and even from operations-based sources such as chemical-based cleaning products used by facilities management in an honest attempt to make interior spaces cleaner and healthier. The irony surely cannot be lost on any of us! 

Although several legacy chemicals that were widely used in the past without proper understanding are now widely banned, many are still present in buildings and therefore remain a threat.

These chemicals include asbestos, lead, Chromate Copper Arsenate, and countless others yet legislation moves at such a slow pace compared to the release of new chemical compounds that we as healthy building consultants have to adopt our own strategies to help rather than relying on industry-wide legislation from above. 

Asbestos is responsible for over 200,000 deaths each year, the leading cause of mesothelioma, and is a known toxin and carcinogen.

Lead is an endocrine disruptor (or ‘hormone disruptor’) and can therefore affect reproductive systems, puberty, and child development during pregnancy. Lead can be ingested, absorbed, or inhaled and upon accumulation in the body causes highly detrimental health effects.

Chromate Copper Arsenate contains arsenic, which is associated with lung, bladder, skin, and liver cancer. In addition, it can be leached from wood structures into soil and expose children to contaminants, further increasing its danger. 

Halogenated Flame Retardants are commonly inhaled, ingested or absorbed through skin contact and have been found to disrupt endocrine function, cause neurological damage and even cancer. They have the potential to cause long-term health effects as they accumulate in our bodies.

VOCs and SVOCs are compounds that are emitted from materials and accumulate in interiors. VOCs can cause sick building syndrome, nausea, and central nervous system damage. Gaseous at room temperature, their negative health impacts increase considerably with poor ventilation and generally low indoor air quality. These compounds are commonly inhaled, and some VOCs are even considered carcinogens.

Phthalates are known endocrine disrupters, negatively affect reproduction and development, and are carcinogenic. Their health impacts also bioaccumulate, meaning they slowly build up over time and cause detrimental health effects.  

Red List Resources of toxic chemicals in building materials

There are several resources that can provide guidance on so-called ‘red list’ materials, or materials that have scientifically proven negative health impacts and should ideally be avoided in all building projects with a view to human wellbeing in interiors. 

The International Living Future Institute (ILFI) has a definitive and highly demanding material red list for example while health-oriented design practice Perkins & Will has its own precautionary list that provides information on unhealthy chemicals and materials they believe should be avoided.

Cradle 2 Cradle (C2C) sustainability certifications for a product or material can provide a resource for healthy materials. 

In addition, ingredient disclosures such as Declare, and Health Product Declarations (HPDs) can help guide and inform builders and designers on making health-focused choices by encouraging transparency from manufacturers.

In sum, there is no longer any need for this to be an endless laborious task, project teams can and should leverage the work done already by standing on the shoulders of giants and implementing procurement policies that prioritize products and materials with high recycled content, HPDs, Declare labels and so on. This then places at least some of the responsibility on the general contractor to contribute to such sustainability efforts.

healthy Building Standards on materials and avoiding toxic substances

The WELL, LEED, and BREEAM certification systems as well as the Living Building Challenge provide resources and guides for healthy material implementations. 

WELL, focuses on the human health implications of all building-related decisions, provides in depth research, guidelines, and strategies to avoid unhealthy products and materials within the built environment. As such it is a definitive research tool and guide for us as healthy building material consultants.

The US Green Building Council’s LEED and the UK’s BREEAM both encourage material transparency too of course, as well as encouraging healthy indoor air quality through low VOC emissions and proper ventilation. 

As with so much in the world of healthy buildings and healthy interiors, the two concepts are in fact inextricably linked - enhanced indoor air quality and a healthy materials procurement policy go hand in hand.

As mentioned previously, the Living Building Challenge, part of the ILFI standard, focuses on choosing responsible materials and provides an impressively researched Red List of materials to avoid. 

Contact us to discuss your healthy building materials enquiry.

Biophilic design for cities with Dr Jana Soderlund

Welcome to episode 52 of the Green & Healthy Places podcast in which we discuss the themes of wellbeing and sustainability in real estate and hospitality today.

I’m your host, Matt Morley, founder of Biofilico healthy buildings and this time around I’m in Perth, Western Australia talking biophilic urbanism and biophilic cities with Dr. Jana Söderlund.

Jana did her PhD on biophilic design as an emergent social movement. She has an honours degree in environmental science and has spent her career as a sustainability consultant, environmental educator, tutor, lecturer, and presenter. 

She is a member of the global Biophilic Cities steering committee, Chair of Biophilic Cities Australia, Director of Biophilic Solutions and a Curtin University associate. Currently, she is a tutor for Oxford University in partnership with Pearson.

We discuss the history and origins of the biophilic design concept. the biophilia hypothesis, applying biophilia at an architectural and even urban planning scale; how biophilic design incorporates benefits for people and planet, wellbeing and sustainability; the benefits of biophilic design in schools and prisons, as well as the importance of beauty in biophilic design.

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Matt Morley

Welcome to the Green & Healthy Places podcast. Thanks for joining us today.

Dr. Jana Soderlund

Yeah, thank you, Matt, thanks for the opportunity to join you in this conversation.

Matt Morley

I’d like to understand how your concept of biophilic design has evolved over the years and how you currently define it. There are various models out there from multiple theorists who have attempted to pin it down and put it into 14 categories or what have you. What’s your take on it?

Dr. Jana Soderlund

OK best if I start from how it emerged, a little bit of the history of biophilic design, because that really frames how I view it now.

So it started with Erich Fromm, a psychoanalyst in the 60s, who wrote a book called ‘The Heart of Man’, he posited that as humans, we suffer an anxiety about a separation from nature. And in seeking to overcome this anxiety, we go down two pathways - we have a choice regressive or progressive response.

The regressive is where there's necrophilia, and you controlled by religion and rules, you suppress that anxiety while the progress path is what he calls the Buddha path about altruism and overcoming this anxiety, and connecting with nature. And that's where Biophilia sits as a love of life.

Then E.O. Wilson went in, and he spent a period, immersed deeply in nature then wrote a book called Biophilia talking about that connection he felt with nature.

Then he and Stephen Kellert got together and came up with the ‘Biophilia hypothesis’ that as human beings, we are innately connected to nature, it's evolutionary, we respond to nature and all the patterns, forms, shapes, materials, smells, sights, sounds of nature.

Kellert gather a diverse group of academics , to discuss how can we bring biophilia into our cities and biophilic design emerged from that!

Those ‘14 patterns of biophilic design’ by Bill Browning at Terrapinn live in three categories but it’s not just greenery, but you know, the materials and the shapes and the forms and, and the patterns. all count too, even birdsong, places offering prospect and refuge.

So biophilic design to me is about integration and connection, you know, so integrating all of this aspects of nature as much as we can to create a connection with the place we inhabit.

You know, it's like in zoos where we used to keep animals in concrete cages with bars - they didn't do well there. So zoos now go to great lengths to recreate a more natural habitat, and animals do far better! If you you extend that thinking for us as humans living in cities.. well, it would be nice to live in something a bit more natural.

Matt Morley

So you've introduced that idea of the Biophilia hypothesis, and specifically biophilic design being applied at scale, at an urban planning level - yet I think it often gets picked up in the media as photos of lots of plants in someone's house, and you call that biophilic design, or, frankly, the same in an office building.

What's fascinating about your work is how you're applying it. Not just architectural, but almost city planning or urbanism level. So talk to us about how biophilic design can translate to not just buildings, but neighbourhoods or cities.

Dr. Jana Soderlund

Ah, look, there's some great examples of this globally too. One thing I like is the use of colonnades, there's a hotel in Singapore, the Pickering Park Royal Hotel, and that has this beautiful space in the CBD, beautiful streetscape of colonnades going down that evokes walking through a forest, it's a real biophilic experience, it's got strip layered wood and different greenery.

So I think that's the thing with biophilic design is that, there does tend to be this tendency to just think it's greenery, but it's just so much more, you can create a really biophilic place without any nature, you know, green nature, you know, plants and so forth in there.

As far as taking it beyond the building to scale. I really like the example of Malmo in Sweden that have created rain gardens. So all trapped stormwater is funnelled into canals, people can walk by for a real connection to nature, and enhanced biodiversity.

Kampung Admiralty in Singapore is a mixed use facility. So it's got transit right there. You can walk in and it's right from the start. It's got rain gardens and greenery and filtration ponds. it's all one big open air meeting place. They've got a pharmacy and supermarkets and medical centre and a big hawkers market with food stalls. And it's about eight storeys and on each floor, they've put in rain gardens and filtration ponds to manage the water.

Then there's sort of connecting walkways there to go over to aged care units.So when you go across into these aged care units, and look back at this eight story mixed use development, you just see a wall of green, it's just growing!

There's greater community engagement, and, you know, increased wellbeing and mental health and so forth, where, you know, you get that whole neighbourhood is more livable. it helps stormwater management and reduces urban heat and increases biodiversity, you know, so you get these multiple benefits that flow from creating a whole neighbourhood, precinct or city..

Matt Morley

I think what you're doing there is, is showing how biophilic design is something I've always felt that it somehow bridges the worlds of sustainability, and wellbeing. So planet, people - bringing benefits to both and you've switched from talking about the human aspects of the wellbeing, and then at the same time we're doing this in terms of reducing the environmental impact in terms of reducing the urban heat island.

So do you see, in a sense, almost added benefits of working at scale beyond typically with both Biophilia or an interior project, it tends to be more about the human aspect, we can reduce the sustainable or that the environmental impact in terms of the materials and what have you, but it's always limited, right? Because there's only so much we can do. But you're suddenly able it seems to talk on a much wider scale, and to be able to talk about perhaps a city wide approach to reduce environmental impact and increase sustainability, right, that sort of opens up a whole other discussion.

Dr. Jana Soderlund

You were I think it's a really important part. And this is something when I present or meet with people I really try and push home is the multiple benefits. Because often, there will be, you know, something implemented like a green roof, right. And the initial driver will be stormwater management. And once it like an you're just download this has happened in Washington, and a lot of North America use green roofs to reduce their stormwater. So and once the green roof is in place, then all the other benefits are suddenly discovered, you know, of like the Chicago City Hall, the iconic green roof that was put in the mayor may, you know, built that had it installed because of excessive heatwave in Chicago, a lot of people died, so he wanted to call the city. So he built that. On the City Hall, it was next to the country Hall, like they share the same roof top Chicago County. And so they were able to study the benefits as far as you know, the cooling and reducing energy consumption, but by doing that, they also discovered what it meant for them to have access to this roof. And when I saw it, it looked it was like a sort of patch of dry weeds, you know, because it was heading into winter. But it was beautiful because you know, I think we can also see the seasons and that's really important.

As people discover these multiple benefits, but that's the really important thing for people to understand that by installing or utilising biophilic design, you're addressing a lot of social benefits, you know, you really help with mental health and wellbeing and that's a big thing at the moment, like, I know, in COVID, so many people found the place they they went to, they sought out green places, you know, because reduce stress, but also maybe help them feel a bit connected in a time of isolation.

So we have all the human aspects, increased community engagement, and walkability and, you know, you can do density better, like, by doing it well, and clever utilising biophilic, design like, like milma. So, you know, you have these multiple social, and then you have the multiple environmental benefits, like stormwater management and increase of biodiversity, and reducing urban heat, and, you know, helping with carbon reduction. And, you know, or all these other food security is also a big, big one, because we're able to grow food on green roofs or around.

So, you know, there's Yeah, I think it's really important to look at the multiple benefits, because in the business case gets made, you know, really strong, because that's a lot of the pushback, oh, it's going to cost more to do things, this is often with, you know, green roofs, and so forth, it's going to cost more and the maintenance burden, once the multiple benefits are understood, you know, then it does make a stronger business case, and, and it helps, you know, with general health, so reducing urban heat, so you get less people hospitalised with heat, stress and so forth, and it reduces crime. They've done studies to show that when, you know, there's nature or biophilic designed place, crime goes down, people feel more altruistic as well. You know, it's it's, yeah.

Matt Morley

And the successes that you're seeing around the world, have they typically led by private businesses? Or is it more of a top down approach where city planning needs to be engaged as well? Is it a combination of the two?

Dr. Jana Soderlund

It is a combination of the two, like, there's been by both both happen sometimes, I've seen that community driven, and but this is where they need to work with government, I guess, to have enabling policies, like, I know, places where community gardens have been started by people, you know, and, or they've wanted to, you know, design a house with a green roof or have it a bit more biophilic, or whatever, and they can be, you know, bureaucracy and, and supporting policies that that bump up against, it can be hard work.

So the idea is where government can help community by having enabling policies for them. You know, it's, it's also like, in some places like Chicago, to do the green roofs, they did theirs to show that it could be done for developers. And then they put it into policy. And developers,And sometimes he said that was spitting mad, but now they don't have to regulate it.

Now, everyone expects their green roof, and they've realised the multiple benefits that have come to them as developers. So there are places where yes, you do need that strong leader, you know, the local champion to go this is what we have to do, and now suffered the pushback.

But in other places, it's community wanting to do something different or have a better neighbourhood or you know, be able to create something where they can connect and community are great at self organising places and you know, we've got To give credence to the wisdom of the masses, you know, so yeah, that I think it you know, it varies from place to place, really, you know, and so But ideally, it's all working when you get it coming together, you've got great synergies

Matt Morley

and looking at where it's been applied the different sectors in which you can see the most benefits. We there are some great examples of hospitals around the world and particularly interested in elderly care homes, for example, and how they can integrate Biophilia for people with dementia or heavy there's there's some really interesting work around that.

But what about at the other end of the age spectrum around schools? It's perhaps not so common, but I do see some examples. Occasionally, they pop up on my radar of schools trying to do things in a more biophilic or sustainable ways. How do you see that particular sector? Has it got big opportunity there? Is there much more work to do? Or what could the challenges be of taking that into the world of education?

Dr. Jana Soderlund

Yes, I think there are challenges. And I think there's great opportunities, and I think it's a really vital area to be implementing biophilic design and because, you know, I see and hear a lot of stories with our young people in schools and the mental health challenges, you know, the and mental health is decreasing in schools. And, you know, to help like, to go have a place, which is not stressful, it's the other thing that they've done studies about you to understand this is sort of a little bit where the prison work i I've done comes from is that hard age architecture stresses us, you know, where, where it's, it's just very industrial, you know, actually stresses us as people.

So you wanting these children to often go into classrooms like this, some classrooms in the world that don't even have windows they can see out of, and I know a lot of the American ones are like that. So you can imagine the stress, especially if they have a school shooter, you know, they they're hearing noise that can't see it's Yeah. It can be pretty hard. But what they've found is even having a few potted plants, increases learning rate rates, you know, because it helps improve cognitive processing.

So, and I think when when you've got something, you know, again, triggering that sense of connection and well being, when students can walk into a classroom, and feel that they do they learn better, they're less stressed, because even it's an innate sort of stress that can happen. And also, I've been working with school groups, and there's one that a new school built in my city. And it was just very industrial, minimal, sort of but touted as the great new school, and an extension is being done. A

nd the kids there want to have a lot of greenery, they want to incorporate more patents, be able to better windows and and just softly you talk to them all about biophilic design. And that's what they're wanting. And they've actually got funding this group. It's called Millennium kids. And they're working on incorporating biophilic design for schools. And I'm also sort of a friend or colleague, is he's interested in getting biophilic soundscapes into schools. And so globally there there has been a lot done you know, in getting some of this happening in schools with great results, like they're just finding learning rates to improve that behaviour improves like they're less disruptive and happier to come to school. I don't know if you remember Sandy Hook it was side of the mass shooting in 2012.

And they demolish the school and rebuilt and the school that they built was all based on biophilic design and it's just it's stunning because and they did it because they wanted a sense of safety and security but connection and beauty in there and it's even like on the on the walls the you know the fabric they've created sort of trees patterns and like a leaf pattern on the floor and they have little Treehouse, breakout rooms, sort of knocks and lighting and you know, it's all and rain gardens out the front like it's quite a stunning school, that their happiest way

Matt Morley

you start to see how biophilic design really sits within perhaps a slightly wider concept around wellbeing, designing and creating spaces for physical and mental well being, you mentioned, prisons, well being designed biophilic design and prisons may not necessarily be two things we'd associate together, but that's why I wanted to ask you about it. So tell us, how does that work?

Dr. Jana Soderlund

Yeah, well, typically prisons, you know, the, and this is the pushback you get from prison people is that they're in there to be punished, right. So they go in, and their cells, you know, and prisons, they're pretty harsh places, and just all you know, brick and concrete and hardage. So there's some great work done by a woman, she started to work with gardens, but then she ended up doing some research. And it's called the Blue Room. And it works with supermax prisoners in prison in, in Oregon, and they just showed videos of nature.

So when a prisoner is getting agitated, or they have to transfer or something, they'll go and they'll watch videos, and they have the ones they prefer the prisoners have and they become more compliant stress rates go before also the guards, this the staff, their stress rates reduce, and all of that, and they've found it's just been quite amazing the difference in behaviour.

Now Scandinavia, they have learned to do prisons, they have a lot of biophilic design within their prisons, and make sure there's lighting and, and use colour, and the shapes and forms and you know, curved areas and artwork and all of that, and they have low recidivism rates, you know, less reoffending people and because what, ultimately, if you wanting to rehabilitate, and help someone, then don't put them in a stressful, you know, Cade box if you know, concrete and break, which is I've talked to prisoners, and they they're very stressed when they can't get a view or anything. So they're trying to, you know, to change teach new behaviours, or help with learning in while they're stressed. Same with schools, you know, you need to feel relaxed. And once you've stress read reduces your cognitive functioning improves.

Matt Morley

As I understand it, the issue around staff workers in prisons is it's really urgent in the US at the moment. And the idea that creating a space not just for the, for the prisoners, but for those employed within the prisons that is slightly more amenable to long shifts, stressful city incredibly stressful situations.

So it's there's there's almost the two sides to the argument, right? But also thinking about the staff who have to spend their days and they're dealing with what can only be a difficult, yeah, social context. So I think it's clear, there are many ways we can we can think about biophilic design within the context of a city. I just wanted to close with one question about your book, I downloaded the the teaser the other day. So read the first book. Tell us a little bit about that, and how you how you came to it. And it's obviously out there in the world. How's that been going with the book? Are you working on anything new in terms of publications,

Dr. Jana Soderlund

I have a few papers published and ones just about to be published more about the how to implement biophilic design based on my research. So the book came about, through my research for my PhD, and I looked into their history, that's where I looked into the history of biophilic design. But to do this, I went I travelled north America, and I interviewed a lot of the leaders in the field like Stephen Keller, and where biophilic design had been implemented to find out why, you know, what, what, what was the driver, the initial driver for us, and that that was really interesting, you know, talking to people I think I did 30 Odd interviews, but they're, they're written up as sort of stories, conversational stories, and I learned a lot and had some fabulous conversations.

But you know, out of that, you could see the see the evolution of it and how, you know, I got those initial drivers of whether it was stormwater management or urban heat, but the ripple effect And, and then discovering the multiple benefits and the from that I made a framework to how to mainstream it. So, you know, that's it's all in the book, but I've written it as a you know, so you learn a lot about biophilic design, but also as an easy read, you know, to hear the stories and their discussions and people's ideas about, you know, a bit about aesthetics, because I guess that's one of the big things about biophilic design, too, that I haven't mentioned is the beauty. That's very important to us. And we respond to beauty, you know, and aesthetic.

So I've seen lots of high rated LEED buildings or six star here, you know, energy efficient, but they leave out the biophilic design, they leave out that human connection, and they're not really sustainable because people don't, you know, defined. They might meet all their energy targets, but they don't meet the human targets and when people in a beautiful place or connecting to a building, then they're less likely to want to go to work.

Matt Morley

So that's an important point to close on. I think let's draw a line under it. Thank you so much for your time.

Sustainability in Last Mile Logistics Real Estate

What is Sustainability in Last Mile Logistics?

Last mile logistics refers to the last step in a delivery process, describing the process of sorting and transportation to the doorstep of the client from a nearby warehouse or storage facility.

This delivery process is in high demand post-pandemic due to the boom in e-commerce purchases during lockdowns, making this an ideal time to assess the opportunity for integrating sustainability policies and green building strategies into the sector as a whole.  

Who delivers a sustainability strategy in last mile logistics?

The various businesses that invest in, construct, and operate the distribution centers as well as the transportation process are all key players in optimizing last mile logistics sustainability. 

A business model that includes real estate Environmental, Social, and Governance (ESG) goals not only upholds a company’s civic duty but also appeals to investors with a preference for sustainable investments.

Transportation is of course a central piece within last mile logistics, and therefore must be closely monitored and optimized to reduce carbon emissions associated with the process however sustainability policies at the construction, fit-out and operations level of these distribution and storage centers should also be factored into a comprehensive sustainability strategy - as we shall see, this can often require a degree of inter-company collaboration (see Prologis as an example of this).

environment in ESG in last mile logistics real estate

From a business model perspective, a real estate ESG strategy is essential to encourage sustainability throughout a last mile logistics enterprise. In addition, investors are often motivated when ESG is integrated into a company’s values and mission statement.

The environmental focus within a last mile logistics ESG strategy can include the storage and distribution centers as well as the transportation related environmental impacts.

Commonly, last mile delivery services make use of a hub and spoke model, referring to the warehouses and distribution centers as the hubs, and the last mile delivery as the spoke of this system.

Therefore, it essential to reduce resource use and emissions associated with the construction of these facilities upfront as well as the subsequent transportation process once operational.

Measurabl is a useful software tool that can help encourage data collection and organization within a company’s ESG strategy. 

social in esg last mile logistics real estate

Social goals tend to be more universal across industry sectors as they focus on employee wellness, inclusivity, diversity, and social impact.

Within last mile logistics in particular, factors such as working hours and the optimization of driving routes should be considered to align company goals of fast deliveries to respectful working hours and employee wellness.

Online software tools such as the Brightest Platform are helpful for outlining and monitoring social performance goals within an organization. 

governance in esg last mile logistics real estate

The governance element of an ESG strategy acts as the overarching management body for a company and focuses on increased transparency and integrity.

The documentation and reporting of ESG goals, associated company risks (including climate risks), data privacy, and codes of conduct will all be included in a governance plan.

To help with the organization and monitoring of governance related ESG goals, Workiva is a useful online tool. 

Building-Level Sustainability in Last Mile Logistics

Although transportation is an essential sustainability consideration in the last mile logistic system (see below), the distribution facilities themselves should be designed to optimize carbon footprint early on.

Strategies such as intentional location choices, energy efficiency, water and waste reduction, and sustainable material use are all essential factors in a building’s carbon footprint; we address each of these in turn below.

Location in Last Mile Logistics Real Estate

The location of a distribution facility is one of the most important building factors and is also directly linked to transportation emissions - in this sense, the hub and spoke model has sustainability baked into it from the beginning as ‘spoke’ locations close to city centres help decrease overall travel times and emissions.

Facility sites can also be shared across different companies to pool resources and therefore decrease resource use. In addition, due to the generally large size of distribution centers, it is important when possible, to choose pre-developed or brownfield sites to reduce land use change impacts (“Elements”).

Energy efficiency in Last Mile Logistics Real Estate

Energy efficiency measures in warehouse and storage facilities are largely similar to other building types.

Lighting efficiency can be improved through LED bulbs and the inclusion of sensor and dimming capabilities.

Facilities that require refrigeration for storage should implement more efficient cooling technologies or utilize renewables to power them to avoid excess energy demand.

In addition, efficient machinery and lifts should be incorporated as the transferring of products is common practice and can be a large source of energy use in these facilities. 

On the exterior, the building envelope could incorporate green or cool roof technologies to lower heating demands and energy loads.

Finally, renewables such as wind or solar energy should be used whenever possible to provide a source of green electricity.

Water efficiency in Last Mile Logistics Real Estate

Water efficiency measures should be considered in both interior and exterior aspects of last mile logistics distribution centers. 

In the interior, low-flow water fixtures should be used in all sinks, plumbing, and restroom fixtures to reduce overall use. In addition, features such as dual flush toilets can be used to reduce water demand.

On the exterior, any landscaping used should be regulated by using low-water irrigation strategies. An approach known as xeriscaping incorporates local flora to reduce the need for watering and maintenance.

In addition, in wetter climates, strategies such as rainwater harvesting or capture systems can be used to collect water and divert it to other non-potable water uses on site. 

Waste management in last mile logistics real estate

Waste should be considered in all phases of the last mile logistics building cycle, as ideally all materials that go into a project can be recycled and used again, closing the loop as part of a Circular Economy. Although a perfect closed loop is hard to achieve, the mindset should be used throughout all waste-related decisions.

Waste should be diverted from the landfill whenever possible, and for the case of last-mile logistic facilities, we will focus on the construction and operations phases. 

In the construction phase, there are massive waste reduction opportunities, as a plethora of material is being brought on site and erected each day.

It is essential to avoid the damaging of materials whenever possible to reduce redundancy, and clearly labeled recycle and disposal bins should be placed on site to track and sort waste when it is produced.

Going back even further, when designing distribution facilities, strategies such as modular construction should be employed to further reduce waste throughout the manufacturing and building processes. 

Once occupied, last mile logistic facilities can implement waste reduction strategies through operations and maintenance.

Efficient, sustainable packaging for products should be implemented, and recycling and organic waste bins should be placed throughout the site to encourage employees to divert waste from the landfills. 

Green & Healthy Materials in Last Mile Logistics Real Estate

Both the exterior shell and the interior fit-out materials should be carefully selected for distribution and storage centers.

To increase project sustainability, building materials should be chosen based on factors such as durability, organic content levels, recyclability, and origin location. 

Life Cycle Assessments (LCAs) should be completed whenever possible to compare the sustainability traits of each material.

Characteristics such as bio-based materials or materials with high recycled content tend to have lower impacts throughout their life cycle. In addition, sourcing locally is a great way to reduce impacts as transportation emissions are greatly diminished. 

Durability and resiliency are equally as important, although their impacts may not be as apparent until later in a building’s life.

Replacement and repair costs are inevitable as a building ages, and choosing materials that last the test of time and are resilient to natural disasters eliminate emissions and costs associated with excessive repairs. 

Sustainable Transportation in Last Mile Logistics

Transportation is one of the most important, if not the most important factor within the last mile logistics system. Accounting for 27% of global greenhouse gas emissions, transportation is an essential aspect of reducing industry’s carbon emissions.

Within urban centers, delivery vehicles have been documented to account for over half of certain emissions, although they compromise a small fraction of total traffic vehicles. Including more eco-friendly last mile delivery strategies can improve both company sustainability and brand image (Lawton).

In addition, the rise in online shopping and the demand for delivery has skyrocketed from the start of the pandemic. Customers expecting and requesting rapid shipping times increases transportation emissions, making last mile deliveries even more detrimental to the environment.

A group of MIT researchers found that fast shipping increases carbon emissions by as much as 15% and bumps up costs as much as 68% (Lawton).

To combat transportation related emissions in last mile delivery schemes, strategies such as more efficient vehicles, routing, alternative pick-up locations, packaging, and loading can all be beneficial. The use of electric vehicles, or other means of transportation such as bicycles, drones, or even robots can be utilized to reduce emissions.

In addition, finding optimized routes for deliveries can increase efficiency and reduce miles driven, therefore lowering both costs and emissions. UPS Transport, for example, has implemented an “On-Road Integrated and Navigation” (ORION) program, that uses an algorithm to find the best route.

This technology has been found to save them around 10 million gallons of fuel and $400 million per year (Kaplan). Finally, the incorporation of centralized pick-up locations for clients can increase delivery efficiency and reduce emissions. 

Some of the often more overlooked upstream strategies related to transportation are equally important considerations for last mile logistic companies. Packaging goods more efficiently using smaller boxes in more functional shapes can allow for denser packing into trucks, and therefore decrease the number of trips needed (Lawton).

Finally, incorporating a streamlined schedule and timing for delivery vehicles to arrive at distribution sites can reduce idle time and therefore reduce excess emissions. 

Examples of sustainability in last mile logistics real estate

There are several companies connected to the last mile logistics space that have introduced sustainable strategies into their ESG business models and building sites.

Prologis, stands out from the crown as an ideal case study. This San Francisco based real estate investment trust invests in warehouses and has a strong sustainability focus, as explained in their 2020 Sustainability Report. 

They place a large emphasis on sustainable buildings and sustainable building certifications, notably using LEED as the goal for all new developed buildings.

Within their projects, as standard they implement strategies such as solar panels, cool roofs, LED lighting with motion-sensors to reduce power usage while capturing data on how the space is used, recycling collection areas, xeriscaping, and local material procurement. They also provide electric vehicle charging stations on site to encourage the use of electric vehicles.

Innovations in the pipeline at Prologis include low carbon building materials to reduce the embodied carbon footprints of carbon-intensive materials and circular building design to incorporate recycled / recyclable materials that can be disassembled at end-of-life and repurposed.

Their PARKlife concept goes even further by improving services and facilities for their staff via security, gaming areas, employee gyms, walking trails and greenery.

Green building and healthy building certifications for last mile logistics real estate

Prologis have a goal of 100% sustainably certified buildings across their global portfolio, as of year end 2020 they had 171 million sq ft of sustainably certified space with LEED, BREEAM, WELL, CASBEE, DGNB and HQE.

Their Datteln, Germany facility was the first logistics facility in Germany and the second in the EU to achieve WELL Building Standard certification.

Sources

“Elements of a Sustainable Warehouse.” Prologis, 13 July 2021, https://www.prologis.com/what-we-do/resources/elements-of-a-sustainable-warehouse. 

Kaplan, Deborah Abrams. “Ups and Amazon: A Tale of 2 Last-Mile Sustainability Strategies.” Supply Chain Dive, 15 Jan. 2019, https://www.supplychaindive.com/news/last-mile-sustainability-strategies-ups-amazon-disclosure/546005/. 

Lawton, George. “10 Strategies for More Sustainable Last-Mile Delivery.” SearchERP, TechTarget, 13 Aug. 2021, https://www.techtarget.com/searcherp/feature/10-strategies-for-more-sustainable-last-mile-delivery. 

Self Storage Sustainability: Real Estate ESG — Wellness Design Consultants

Sustainability in Self-Storage Real Estate

Within the real estate industry as a whole, the self storage industry has a relatively low environmental impact due to lower than average energy, water, and waste usage, as well as fewer people spending prolonged periods of time on site on a regular basis.

That said, there remain opportunities for forward-thinking self-storage real estate funds and development companies with an eye on ESG sustainability targets to ensure they are doing everything possible to reduce the negative environmental impacts associated with their building portfolio.

These sustainability efforts can be executed physically through self-storage building construction and interior fit-outs as well as the business’s ongoing operations; that can then be combined with a more strategic, corporate level Environmental, Social, and Governance (ESG) piece to complete the picture.

Sustainable Self-Storage Building Strategies

Self-storage spaces take a more nuts-and-bolts sustainability approach in comparison to some of the more occupant heavy building industries.

Nonetheless, a number of strategies from the worlds of waste, water, energy, and materials can still be applied here to help reduce environmental impact.

Waste efficiency in sustainable self-storage real estate

Waste can be reduced and managed most effectively in both the construction phase and in-use phase of self-storage buildings, no matter what their previous sustainability credentials.

Overall, the goal is to divert as much waste from landfill as possible throughout all phases of the building cycle.

During construction, it is important to reduce the damage of materials or products whenever possible to avoid excess waste.

In addition, a site waste management plan should be employed to ensure proper disposal techniques and awareness of waste when it is produced.

Building strategies that produce less waste such as modular construction can also be deployed to reduce overall waste production in the manufacturing and building processes.

In the in-use phase, self-storage facilities should offer recycled packaging materials whenever possible to encourage sustainable client habits.

In addition, there should be recycling facilities available on-site, and whenever possible, paper use should be eliminated through the use of technology in all client relations.

Water in sustainable self-storage real estate

Water efficiencies and reductions should be included in both landscaping and internal plumbing design.

In the interior, self-storage facilities tend to have minimal water use, with maybe one or two bathrooms on-site.

Although this is a relatively low impact, it is important to install low-flow fixtures and efficient plumbing in all bathrooms to reduce water use.

On the exterior and within landscaping, strategies such as xeriscaping should be implemented to reduce the amount of water necessary to upkeep the flora on-site.

In addition to lowering irrigation needs, water runoff controls and stormwater retention schemes should be incorporated when possible.

Energy in sustainable self-storage real estate

Similarly to real estate water efficiency strategies, energy efficiency should be considered both in and outside of the self-storage buildings from a real estate sustainability perspective.

On the interior, the use of efficient LED bulbs and sensor-based lighting tactics should be integrated.

In addition, HVAC systems should be optimized for efficiency to avoid unnecessary temperature control and excess heating or cooling.

On the exterior, strategies such as the implementation of renewable energy sources, most commonly rooftop or even building facade solar panels, can be very effective.

In addition, strategies such as installing green (landscaped) or white roofs can reduce energy demands as they increase cooling / reduce the urban heat island effect.

Sustainable Materials in self-storage real estate

From a real estate ESG point of view, construction and fit-out materials in a self-storage building should ideally be selected by origin location, resiliency, and recyclability to increase project sustainability.

From a holistic perspective, life cycle assessments (LCAs) and/or leveraging 3rd party certifications such as Cradle2Cradle, Declare, EPDs and HPDs, will help to determine which materials are the most sustainable for each project.

Local materials are desirable as they reduce transportation emissions, and materials that are bio-based, rapidly renewable, and contain a high recycled content tend to be the most sustainable options.

In addition, materials that are durable and have high structural resilience are beneficial as they will last longer and therefore avoid emissions and costs associated with replacements. Decisions such as what kind of flooring should be installed should be considered carefully with sustainability factors kept in mind.

ESG Corporate Strategy in self-storage real estate

From a more corporate level, real estate ESG strategies should be implemented to ensure sustainability proliferates in all aspects of a self-storage business model.

Environmental efforts should be focused on managing a company’s environmental responsibility. This includes an overall goal of conserving resources and energy and reducing waste.

To monitor these objectives, companies should utilize data collection, LCAs and impact assessments, and incorporate company-wide climate initiatives. To aid in these endeavors, companies can utilize online ESG management software tools such as Measurbl.

Social objectives focus on the employees and the social impact that a company has. The aim should be to create a safe, healthy, diverse workspace that allows employees to do the best work for customers.

To achieve these goals, companies should provide career development and training opportunities, a health and safety strategy, social engagement within the community, and even provide affordable sustainable housing opportunities for workers.

As with other ESG management strategies, various online software tools such as the Brightest Platform can be utilized to aid in social performance.

Governance strategies aim to increase company transparency and integrity through effective management plans.

Creating policies to better monitor a company such as codes of conduct, data privacy regulations, and documenting ESG goals are all beneficial. In addition, risks associated with the business should be understood, including climate risks.

Governance is essentially the oversight of all systems within a company, so it therefore can help to set guidelines, and organize and report data to increase and promote a transparent, ethical company. Online tools such as Workiva can be used to help ESG tracking and reporting.

Sustainable Building Certifications for self-storage real estate

As self-storage companies are searching for ways to improve sustainability throughout their buildings and business, implementing green building certifications can help grasp these goals.

Sustainability focused standards such as LEED and BREEAM for example, can provide specific building strategies to improve sustainability.

If a certification is desired, project teams should outline goals and align with the desired standard(s) from the onset. If certification is not the end goal, the standards can still provide valuable information and can act as guides towards greater environmental sustainability.

Examples of sustainable self-storage real estate

There are several self-storage companies that have implemented numerous sustainability strategies within their businesses. Learning from other ESG reports can provide information about precedents and guidance on what is possible within the sector.

For example, in Public Storage’s most recent sustainability report, they mention their future-thinking goals of carbon, water, waste and energy reductions. Already, they have implemented strategies such as LED lighting, solar power generation, low-water-use landscaping, battery energy storage, and high structural resilience.

In addition, Life Storage has integrated cool roofs in all of their projects, as well as using LED lighting, efficient HVAC systems, a waste management policy, and low-water irrigation systems. Their ESG report highlights these building-level environmental initiatives as well as their company-level sustainability achievements and goals.

The Importance of Sustainability in Self-Storage Facilities

Sustainability is a crucial aspect of self-storage facilities, offering a dual benefit of environmental conservation and enhanced business reputation. Self-storage facilities, like any other real estate, have a significant environmental impact. By adopting sustainable practices, these facilities can substantially reduce their carbon footprint, contributing to a healthier planet.

Moreover, sustainable self-storage facilities can attract eco-conscious customers who prioritize environmental responsibility. This not only helps in differentiating the facility from competitors but also builds a loyal customer base that values sustainability. Implementing sustainable practices can lead to cost savings through improved energy efficiency and reduced waste management expenses.

By embracing sustainability, self-storage facilities can contribute to a more sustainable future. Reducing their environmental impact not only benefits the planet but also positions the facility as a forward-thinking, responsible business in the eyes of consumers.

Sustainable Design and Operations

Sustainable design and operations are essential for self storage facilities aiming to minimize their environmental impact. Incorporating sustainable building materials, such as recycled steel and eco-friendly insulation, can significantly reduce waste and conserve natural resources. These materials not only support environmental goals but also enhance the durability and efficiency of the building.

Energy-efficient design principles, such as maximizing natural lighting and using high-quality insulation, can help reduce energy consumption and lower energy costs. Additionally, self storage facilities can implement renewable energy sources, such as solar panels, to further reduce their reliance on non-renewable energy sources and decrease their overall environmental impact.

Sustainable operations practices, such as reducing paper usage through digital administration and providing recycling facilities on-site, also contribute to a more sustainable future. By integrating these sustainable practices, self storage facilities can operate more efficiently and responsibly.

Energy Efficiency in Self Storage

Energy efficiency is a critical aspect of self storage facilities, playing a significant role in reducing energy consumption and lowering operational costs. One effective strategy is the implementation of energy-efficient LED lighting, which not only reduces energy usage but also improves lighting quality and longevity.

Energy-efficient HVAC systems are another crucial component, helping to maintain optimal indoor air quality while minimizing energy consumption. Additionally, using energy-efficient appliances and equipment throughout the facility can further reduce energy usage and operational costs.

By adopting these energy-efficient practices, self storage facilities can significantly reduce their carbon footprint. This not only contributes to a more sustainable future but also enhances the facility’s reputation as an environmentally responsible business.

Reducing Waste Through Efficient Space Management

Self storage helps improve the efficiency of storage space in a business setting. The increase in the number of apartments and businesses in town is likely to help reduce building construction. Similarly, it could enable businesses with good stock management as it would allow for a storage facility for all of their items to be organized. It would also reduce problems resulting in overproduction.

Climate-Controlled Storage

Using climate-controlled storage is essential for protecting your belongings from extreme temperatures, humidity, and weather fluctuations. This type of storage ensures that delicate items such as electronics, furniture, artwork, and important documents are shielded from moisture, mould, and potential damage. With consistent temperature and humidity levels, climate-controlled units reduce the risk of warping, cracking, or other types of degradation, offering long-term protection for valuable or sensitive items. This method is ideal for anyone seeking reliable preservation in varying environmental conditions.

Community Engagement and Outreach

Community engagement and outreach are essential for self storage facilities to promote sustainability and environmental awareness. Partnering with local environmental organizations and community groups can help amplify sustainability efforts and foster a sense of community involvement.

Hosting educational events and workshops is an effective way to raise awareness about the importance of sustainability and environmental conservation. These events can provide valuable information and resources to the community, encouraging more sustainable practices.

Participating in community clean-up events and tree-planting campaigns further demonstrates a commitment to environmental conservation. By engaging with the community in these meaningful ways, self storage facilities can promote sustainability and contribute to a more sustainable future.

Sustainable Materials and Practices

Sustainable materials and practices are essential for self storage facilities aiming to reduce their environmental impact. Using sustainable building materials, such as recycled steel and eco-friendly insulation, helps conserve natural resources and reduce waste. These materials are not only environmentally friendly but also enhance the durability and efficiency of the building.

Eco-friendly packing materials, such as biodegradable boxes and recycled bubble wrap, can also help reduce waste and conserve natural resources. Encouraging customers to use these materials promotes sustainable habits and reduces the overall environmental impact of the facility.

Implementing sustainable practices, such as reducing paper usage through digital administration and providing recycling facilities on-site, further supports environmental goals. By using sustainable materials and practices, self storage facilities can significantly reduce their environmental impact and contribute to a more sustainable future.

Promoting Recycling and Reuse Efforts

It helps to reuse the materials in the environment to help you live the most sustainable life possible. Self-storaged goods are useful for future use rather than thrown out because you have to locate a suitable storage area. Many self-storage companies hold donations or recycling events, with some self-storing units serving as drop offs. Our Bicester shop was able to drop off a Bicester babybank when they ran a HomeSchool Equipment Appeal.

Green Building Design

Install environmentally conscious building techniques based on sustainable materials may reduce environmental impacts and appeal to an edifying clientele. Green buildings reduce energy use and reduce their carbon footprint. Energy efficiency designs, including the use of daylighting and insulation, offer a range of cost savings. In addition to reducing operational costs, these solutions contribute towards a green footprint.

Extra Space self-storage real estate REIT with sustainable practices

Extra Space are a US brand recognised by GRESB as No.1 for their ESG efforts that include an energy efficiency strategy with LED or T-8 lighting systems, a solar program maximizing the use of rooftops for clean energy production, and a focus on recycled materials in their boxes and packing supplies. Their storage units are designed with energy-efficient technology and sustainable features, such as eco-friendly pest control and renewable energy sources, to enhance environmental impact. Additionally, they have a paper-use reduction plan prioritising digital administration procedures, efficient plumbing devices, and irrigation systems combined with xeriscaping to limit water demand. For more information on their Social Policy, see the annual report here.

https://www.extraspace.com/self-storage/sustainability/

contact us to discuss your self-storage ESG and sustainability project.

Bamboo in sustainable buildings and interiors

sustainable building materials and interiors

the case for bamboo

Welcome to episode 51 of the Green and Healthy Places podcast, in which we explore the themes of wellbeing and sustainability in real estate and interiors today.

I'm your host, Matt Morley, founder of Biofilico healthy buildings and in this episode i’m talking to my good friend Manuel Diaz Cebrian about his role in creating a new bamboo industry in Mexico.

Manuel was previously a Director at the Mexican Tourism Board in London where he managed the country’s image throughout Europe, repositioning Mexico as a cultural and culinary destination to beat.

He is now Director of Special Projects for Marbella Design Week and is launching into the world of sustainable entrepreneurship by agitating for a Mexican bamboo industry to rival that of nearby Colombia.

We discuss bamboo’s sustainability credentials, it’s various applications in sustainable buildings and interiors, its social impact benefits for indigenous peoples in Mexico, the influence of Bali’s Green School on bamboo-friendly architecture and architecture collectives around the world, and mucho mas.

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Matt Morley

So you're doing really interesting work around sustainable bamboo. And it's one of those materials that has a wide understanding to some extent, but I think there's also a lot of confusion.

So why don't we start with that piece around the varieties of the bamboo as I know that it's basically a grass, but how many different varieties there are and which ones are most relevant for sustainable buildings and interiors in your opinion?

Bamboo as a sustainable building material

Manuel Diaz-Cebrian

Absolutely, I'd have to tell you, first of all, my introduction to bamboo was as a gardening ornamental plant. When I went to Bali for the first time, I was so impressed to see and stay in a hotel that was built completely of bamboo; I didn't know that sustainable bamboo had all this potential to support a structure such as a hotel building for example.

So then I came back to Europe, and especially in Mexico nobody knew that much about the potential of bamboo so I started to look at its business possibilities in Europe and North America where it is less well known.

Varieties of sustainable bamboo material

There are more than 1600 kinds of bamboo. You could imagine that the varieties will differ according to climate, to their kind of soil, altitude, etc. Every single kind of bamboo developed in different climates and characteristics of soil. But they're among these there are possibly seven used widely used in sustainable construction of buildings.

Its strength is how fast it grows, as you mentioned earlier, many people do not really understand its possibilities as a sustainable materials for interiors or buildings, OK maybe you as a healthy building consultant yes you know more than others but actually very few people know that bamboo is not a tree it is a grass.

It can grow one meter in height each week once it is 3-5 years old and it could grow up to 30 meters in height, with a width of 20cm-30cm.

Reducing the carbon footprint of buildings interiors

Matt Morley

So that brings us into the discussion around sustainability and bamboo being a fundamentally sustainable material for buildings and interiors. I know there's also some interesting information around its carbon footprint in particular, we're all I think now finally paying far more attention to the carbon footprint not just of our buildings, but also the interiors, in fact of the interior fit-out - or how much carbon are we embedding into the buildings and interiors that we're producing.

So, how does that work in terms of preventing deforestation, which I guess is to some extent explaining its advantage as a sustainable material right?

Manuel Diaz-Cebrian

So bamboo stores its own water, it’s moving up and down inside the tubes of bamboo basically, its roots are not very deep. Bamboo recovers the nutrients it needs from the soil, it is capturing carbon rather than releasing it into the atmosphere. The carbon can stay locked away for 30-40 years like that. It depends on how you use it and dispose of it.

Reducing deforestation via sustainable materials such as bamboo

Talking about deforestation, obviously no single species is a complete solution to the problem so bamboo can play a role with a multi-crop strategy to ensure biodiversity and regeneration of soil. It is less advisable to have entire jungles dedicated to bamboo alone as a mono-crop strategy.

Primarily, bamboo is going to give the soil the nutrients it needs for healthy development and regeneration. Bamboo is a tool to help us regenerate our forests in an intelligent way, it ha a role to play in that process.

I know we had to stop the forest in the forest state in our jungles and wood, but there's already a lot of plant that has been damaged. And bamboo comes as a resource to regenerate those areas that have been already destroyed.

Growing sustainable bamboo materials around the world

Matt Morley

Can bamboo only play that role in certain geographies and latitudes around the world? What are its limitations in terms of locations?

Manuel Diaz-Cebrian

It all depends on the altitude in the soil, from the climate on the humidity. Obviously the Chinese and the Asians developed it most aggressively and bamboo is a native plant from that area but it is also found in Latin America for example, as well as Indonesia of course.

In Japan, bamboo is considered a very fine material while in China it is less prestigious, almost a symbol of poverty because it was so readily available.

Now we know that sustainable bamboo can also be grown in Mexico, it’s just a matter of culture, learnign how to care for it, harvest it, treat it and turn it into sustainable building and interior products.

For example bamboo is often treated with borax to prevent bacteria killing the bamboo. It’s a successful treatment that may involve submerging the bamboo in borax for instance.

Examples of bamboo in sustainable interiors

The applications of bamboo are what we can do with it in real estate and interiors, so it can be a materials such as flooring and panels. It can be used as a tubular product for construction as in that format it has the highest capacity for being a load-bearing material in structures.

So, that gives the bamboo a certain strength, because actually in the industry of the construction or index industries, we produce them, they are the metal, tubular things because they the tubular form resist a lot of impact and way bamboo has this form and strain by nature.

And you can see this example in Bali and many in many pavilions of examples from Belize is this very well known Colombian architect, he's been actually building up pavilions and churches of bamboo in our in his natural form Joseph tubular that you will have seen and supported with engineering techniques.

uses of bamboo for architects and interior designers

Matt Morley

So you mentioned the the same tubular shape that provides inherent strength to the material. So when you in terms of those characteristics, when you're talking to architects, when you're talking to designers, what characteristics are of most relevance?

What are the things that that can ultimately make it so useful? And how is it applied in different ways not just in a tubular form but I know I've seen it come through and flooring into effectively tiles so you get into flooring tiles as an alternative to wood.

Manuel Diaz-Cebrian

The possibilities are endless! I'm gonna give you a lovely example - you could produce fabrics you could produce food, you could produce jewellery, even juices and food. So really you could use the whole thing in different ways. to produce fabric is very popular now in India, the number one country producing bamboo textiles.

Bamboo is has a great future because it's durability number one and number two the hardness and number three the rapid growth. Those three factors are the most important factors to consider all the time. It can be used in kitchens, in flooring both indoors and outdoors. Once you engineer bamboo you can create different textures, colors, and usages.

For example, there is a hotel in in the Netherlands in Amsterdam called Hotel Jakarta mainly made from bamboo combined with other woods.

Why is important for the architects or the people in the construction industry to use bamboo. Well, first of all, for the three characteristic as I mentioned earlier, there's durability, strength and agility and obviously the hardness but the other one is just to support the sustainability of this resource. The more demand, the more we can support a boom in bamboo.

What is preventing bamboo from becoming a more widely used sustainable material?

The problem we have is that people are still very non aware of the opportunity for bamboo. I’m involved in creating a network of growers of bamboo in Mexico, for example. Obviously, compared to Asia, in Latin America, the industry for bamboo is very small. But this is more because we didn't know the potential, or how amazingly profitable it could be.

Because obviously, we didn't know how to use it or what to do with it as a sustainable material. We want people to learn how to take advantage of the durability of the material and the demand for it in treated form. That is what' is missing at the moment in Mexico.

Matt Morley

So I think that's what I find so interesting about what you're working on here, this project of effectively creating or reinventing the bamboo industry for a country like Mexico. So as I see it, you've got effectively three levels, right you have the producers, you have the crops, you need the space, you need the fields, you need the farmers to produce it and look after it.

Then there's the processing / treatment piece in the middle. And then a final piece, which is around the sales and communication and the distribution of where it goes to the end consumers which we've just covered some that bit in the middle, between the growers, and those who purchase the refined product. What does that what does that look like?

Or what could that look like in Mexico who's doing that refinement of the raw material and turning it into a product? Or how could that look in a in a new industry in Mexico?

Manuel Diaz-Cebrian

Let me go back to something as important mentioned, John Hardy created the Green School, which is the School of Bamboo in Bali years ago. He fell in love with bamboo. And they discover all the boundaries of this material. And then through the years, they created the Green School of bamboo in order to educate people on its potential. So it started being a school for children, and then became a school for architects.

John's Hardy daughter is a famous architect now too, she's the one that came back to the roots of her father, now she's one of the most popular and famous architects focused on bamboo buildings construction. The Green School has educated a lot of architects worldwide.

Interestingly, these architects and their word of mouth has created a lot of small collaborative groups that are now dedicating their lives to work and teach people what to do with bamboo. why it was important to harvest to harvest it, why where you can do it, how you could go with the bamboo not necessarily being rich, but actually how do you use it.

There is a famous architect in Mexico, she is working on a program that is started in Thailand about how to build your own house using bamboo? How incredible is that - teaching people to grow bamboo and build their own house with the material they have grown.

Social impact and sustainable bamboo

One of the reasons I’m getting into the bamboo industry in Mexico is because obviously the countryside in Mexico, Latin America is kind of cool. So bamboo is certain areas that are tropical, have been achieved those, they the coffee industry, I know the industry has really damaged our jungles and on our land tremendously so integrating bamboo into the selection of natural resources that you could use in a particular habitat partially resolves that issue rather than damaging the soil further.

So the whole idea is for indigenous people get a benefit from harvesting the bamboo, make the main number more profitable. And also not only for the construction, or use it as well as decoration items, for chairs, for lamps, all the stuff in red to get the added value of the bamboo. Because not everything is used on the construction, some leftovers are thrown away. The whole idea is to teach people how to take the benefit from the whole bamboo stem.

Colombia is the most advanced country already in this industry as they started years ago but Mexico has great potential too!

How are you helping to create a sustainable bamboo industry in Mexico?

First of all, you got to create the union of producers of bamboo, because they're kind of separated at the moment, it’s all very disparate and spread out, nothing brings them together into an industry yetto unify a price point, control quality, how it is treated, promote this new sustainable building interior resource to local architects and interior designers, etc.

Matt Morley

Really appreciate how you've described that kind of playmaking role of putting it together piecing the different elements together so that you create what is hopefully going to be a long term project around a sustainable alternative to building with less and less sustainable building materials.

So I think it's got so much merit if if someone wants to read further into the subject if they want to explore the topic a bit deeper. Is there what's uh, is there a recommended resource? Or where would you say we could go to kind of learn a bit more?

Manuel Diaz-Cebrian

Well, I have to tell you actually, I've been researching bamboo, I mean, ideally, in a professional way for the last few years. Because as you know, I'm the director of special projects for Marbella Design.

We gave a talk two years ago to architects and designers in Marbella and we started educating our guests about bamboo there. Many did not know the roof of the airport terminal at Madrid Barajas is made of bamboo for example!

I'm going to Paris in two hours just to see a pavilion that Simon Velez has built made of bamboo. So it's more and more and more that you're seeing this.

Last year, I invited Dr. Pablo van der Lugt to speak at Marbella Design Week, author of the book called ‘Booming Bamboo’ that I recommend to architects and interior designers interested in sustainable interiors or building construction. This is something of a bible in fact. I give a copy to every single person I meet who wants to learn more about the wonders of bamboo!

Show notes:

https://www.greenschool.org/

https://hoteljakarta.com/

https://designweekmarbella.com/en/home/

https://boomingbamboo.com/

Embodied Carbon in sustainable Real Estate ESG

What is Embodied Carbon in Sustainable Real Estate Developments?

In the context of sustainable buildings and interiors, embodied carbon is essentially a question of materials.

Unlike ‘operational carbon’ or indeed ‘building energy efficiency’, embodied carbon accounts for the cumulative impact of building materials from extraction all the way through to construction; including transportation, manufacturing, and installation. 

The embodied carbon of a given material is therefore the amount of carbon emissions involved in first producing it and ultimately deploying it in a construction project.

Embodied carbon impacts from building and infrastructure projects have been estimated to account for 23% of global carbon emissions (McConnell, Mithun). 

In general terms, we can say that operational energy use has improved considerably as a result of sustainable green building principles, yet embodied carbon has lagged behind, remaining relatively constant over time despite the efforts of real estate sustainability consultants! 

Due to the negative impacts of embodied carbon, and its inherent relationship with sustainable material procurement policies, it is an area of particular interest for sustainable building and interior consultants, such as ourselves.

How to reduce embodied carbon in sustainable real estate development?

The bulk of the opportunities come in the early phases (pre-design and design) of a real estate development project as a small number of construction material choices will carry massive weight in the final embodied carbon status of the building. 

For this reason, project teams need to align behind sustainability objectives early on if they want to avoid playing catch-up.

Taking a step back further, developing a Sustainability Plan with objectives and priorities as early as possible, even doing so in broad principles for the development company as a whole in order to have an initial blueprint to apply as each new development deals comes online.

How to determine embodied carbon in building materials?

Completing Life Cycle Assessments (LCAs) is the main strategy to determine embodied carbon for materials or projects. Embodied carbon can be reduced by limiting material use, choosing low-carbon solutions, decreasing transportation related emissions, and reusing and recycling materials whenever possible.

Reduce Material Use in Sustainable Real Estate Development

An important strategy to reduce a real estate development project’s embodied carbon is to optimize and reduce overall material use. Sounds simple, perhaps deceptively so.

One major way to do this is to identify opportunities to use or repurpose existing buildings rather than demolishing or developing Greenfield sites. 

Real estate projects designed with adaptive reuse in mind effectively plan ahead for this eventuality, baking in flexibility for future owners or developers to facilitate the process of repurposing old buildings or structures. 

Demolition and construction is by comparison extremely carbon intensive, as it requires both material disposal and the extraction of new resources.

In addition, looking for efficiencies in the volume of certain structural materials used in a redevelopment or construction project will also diminish embodied carbon. 

For example, research has shown that on average, the quantity of structural steel used in buildings can be up to two times the necessary amount from an engineering perspective, greatly increasing embodied carbon (Isaac). 

Ensuring that material use is optimized and using stronger, more efficient materials will mean less volume overall.

In addition, the use of more efficient building strategies such as modular construction reduces waste and increases the sustainability of the project. 

Other sustainable design decisions such as reducing the need for / specification of finish materials in favor of simply leaving certain elements of the building structure exposed also decreases overall material use, lowering a project’s embodied carbon and helping it achieve its sustainability objectives whilst also adding an appealing aesthetic dimension. 

Summary - Material Optimization and Reduction Strategies

• Use and repurpose existing buildings

• Optimize structural framing by volume and materiality

• Reduce material volume through efficient design choices

• Implement modular construction methodologies

Using Low-Carbon Materials in Sustainable Real Estate Development

In any sustainable development project, it is likely that there will need to be some integration of new materials. Materials should therefore be selected based on the lowest feasible embodied carbon impact, commonly determined through the completion of LCAs. 

LCAs consider the amount of carbon (and often other emissions) required to take a material through its entire lifecycle—from extraction all the way through to disposal. These analyses are invaluable to compare a project’s material options and the associated embodied carbon. 

Whenever possible, select sustainable materials that have been manufactured using comparatively less energy or using renewable energy. Options with high recycled content, those that are bio-based and rapidly renewable will also help achieve sustainability targets, especially if they can also be reused at their end of life (McConnell, Greenbuild). 

Healthy building materials such as cross-laminated timber (CLT), bamboo, cork, hemp, straw, sheep wool, and even mycelium are bio-based, carbon-sequestering options that can greatly reduce a project’s embodied carbon as part of a real estate sustainability strategy for example (“Whole Building”).

In addition, when choosing materials, it is important to consider their durability, specifically when calculated alongside local climate and weather patterns. It is essential to understand how different materials react to heat or moisture, for example, to make smart choices that will stand the test of time and not need replacing within a few years. 

The more durable the material in the specific climatic conditions of the project location the less materials will be needed in future for upkeep and replacement, therefore reducing the risk of provoking additional resource extraction later on (“Whole Building”).

Sustainable interiors and embodied carbon

Most embodied carbon reduction efforts have been focused on significant structural elements such as concrete or steel, which require energy intensive processes and are often used in large quantities. 

However, as substitutes such as CLT become more accessible, consideration for the embodied carbon of a sustainable interior also becomes more relevant. 

Common interior finish materials such as acoustic ceilings, gypsum wall boards, and nylon carpeting can have a considerable impact on a project’s embodied carbon if not assessed from a sustainability perspective as early on as possible in order to account for any budgetary adjustments they might require (McConnell, Mithun). 

Summary: Low-carbon sustainable building and interiors material strategies

• Reduce fossil fuel energy required for extraction and manufacturing

• Choose those that contain high recycled content

• Bio-based and carbon sequestering resources

• Prioritize rapidly renewable materials

• Consider climate-specific durability of materials

Reducing Transportation Emissions in Sustainable Buildings and Interiors

When considering a material’s embodied carbon and its life cycle, transportation emissions can also have a considerable impact meaning we need to look into material supply chains, aim to source locally or regionally, carefully plan construction material deliveries to limit wastage, and choose low-emission transport options whenever possible. 

Local sustainable materials 

Select materials that are produced from a low carbon system, both through their manufacturing and transportation. The use of local, sustainable materials will greatly reduce transportation distances and emissions, so it is important to understand what is available within an acceptable radius of your project (“Whole Building”).

Sustainable Transportation of materials

In addition, by reducing the number of site deliveries through close coordination of  manufacturing and construction timelines we avoid the delivery of materials at inefficient times that in turn can cause damage and unnecessary waste. 

Efficient alignment of transportation with project timelines in this way is an essential step to reduce the embodied carbon of a building project (Best Practice).

Finally, whenever possible choose transport options that create the lowest carbon emissions, such as train or barge, when available (“Whole Building”).

Low-Carbon Sustainable Building Transportation Strategies

• Choose materials with a low-carbon supply chain

• Source locally

• Coordinate transport with project timelines

• Utilize low-carbon transportation options

Reuse & Recycle Materials

The implementation of salvaged, reused, and recycled materials greatly reduces embodied carbon as it eliminates the need to extract and manufacture new resources. Salvaged materials only involve emissions related to transportation and refabrication, greatly cutting a sustainable building’s overall embodied carbon (“Salvaged Materials”). 

Hand-in-hand with the use of salvaged materials comes deconstruction, the process of carefully disassembling a building to save its materials rather than the more common demolition strategy. Examples of easily salvageable materials include brick and wood, as well as steel and precast concrete (“Salvaged Materials”).

If materials cannot be salvaged, choose options that contain high recycled content. Paper, plastic, and glass products are increasingly common in building materials and provide greener options for projects aiming to lower their embodied carbon. 

Sustainable Building Material Reuse Strategies

• Salvage materials from previous builds

• Implement deconstruction

• Utilize materials with high recycled content

Helpful Embodied Carbon Tools 

With all of these strategies, it is imperative to first set project carbon goals. As with all sustainable building projects, the use of benchmarking is essential to determine what has been done before and what is plausible for any given project. Within each development, stakeholders involved in the design and construction process will benefit of how their role can positive (or negatively) impact the embodied carbon of the project (“Whole Building”). 

Early on in the design process, various tools can be used by team members to determine the potential carbon outputs. For example, the programs Revit and Tally can work together to store information about material quantities and qualities to pre-form LCAs and determine the carbon impacts of building materials. Tally currently contains more structural, heavy material data but is moving towards containing more interior material information such as for furniture and casework. 

When considering which materials to utilize, look for those with Environmental Product Declarations (EPDs) - effectively a way of communicating information on a material’s environmental impact. This information can be found online in places such as the EPD library. In addition, the Carbon Smart Materials Palette provides information on high and low impact materials over their life cycles. 

Finally, there are several free carbon calculators that can be used to compare material options. EC3 is one of the most common in the industry, allowing users to compare construction materials and review material EPDs.

Pathfinder meanwhile is a carbon calculator that focuses more on landscaping elements, even including estimates for natural features such as trees and greenery.  

How to Reach Embodied Carbon Goals for a sustainable building

• Set embodied carbon goals early on in the design timeline

• Ensure collaboration across project team, aligned behind sustainable building interior strategies

• Incorporate design and LCA tools (Revit and Tally) to track data on embodied carbon in materials

• Use online resources or consultants to identify low-carbon material solutions

• Use online carbon calculators for complete transparency

Sources

“ Best Practice Guide to Improving Waste Management on Construction Sites.” Resource Efficient Scotland, Scotland. 

Isaac, Philip, and Jonny Hawkshaw. Elsevier, 2020, Scaling Low-Carbon Construction Materials, thestructuralengineer.org. Accessed 5 May 2022. 

McConnell, Claire, et al. “A Year of Embodied Carbon.” Mithun, 5 Nov. 2021, https://mithun.com/2021/11/05/a-year-of-embodied-carbon/  

McConnell, Claire. “Greenbuild.” Greenbuild, Greenbuild International Conference & Expo, 22 Sept. 2021, https://informaconnect.com/greenbuild/agenda-2021/ Accessed 5 May 2022. 

“Salvaged Materials.” SE2050, SE 2050, https://se2050.org/resources-overview/strategies/salvaged-materials/  

“Whole Building Approaches to Emissions Reductions.” Carbon Smart Materials Palette, Architecture 2030 - Enfold WordPress , https://materialspalette.org/whole-building/

Waste Management in Green & Healthy Buildings & Interiors

Waste Management 

Around half of the world’s raw materials go into construction, and a third of the world’s waste is produced through the industry (Miller), making waste reduction and waste management a crucial contributor to reducing landfill and keeping materials in use (ref: the circular economy).

Due to the sheer scale of this impact, strategies of material use reduction, reuse, and recycling are key in all phases of a building project, from the design and pre-construction phase, into construction, in-use and operations phases, as well as the end-of-life phase.

In addition, considering the entire life cycle of raw material extraction, production, and waste is key for an Environmental, Social, and Governance (ESG) real estate strategy. 

The main goals in order of importance for each of these phases would first be to reduce the total amount of waste produced, then to reuse materials that would otherwise be considered waste, and finally to implement waste disposal management through strategies such as recycling, when necessary.

Various strategies can be implemented to reach these goals depending on the building’s phase of life. 

Design & Pre-construction Phase

The design phase is often overlooked when considering waste management, although it has great potential to affect the production of waste throughout the life cycle of the building.

The way a building is designed is the most important factor for how it will function and change in the future. Designing for adaptability, efficient material use, and including recycling opportunities are all key strategies that have the potential to reduce waste production further along the life cycle. 

When considering the life cycle of a building, one way to extend its useful life is to design for adaptability. This means that if the use of the building changes, the structure can be more easily shifted towards another use, therefore avoiding the demolition and reconstruction process, and reducing opportunities for waste production.

For example, a London construction for the 2012 Olympics was designed so that after the games, the used buildings were redesigned for affordable local homes, greatly reducing waste production (Miller). 

In addition, the amount and type of materials used should be considered in the design phase to avoid excess waste created at end of life. Attention to different construction possibilities and the recyclability of materials have the potential to reduce initial material use and increase opportunities for reuse.

This therefore reduces waste production throughout the life cycle of the building. Essentially, the design phase should be used for planning and accounting for all waste-producing activities throughout the building’s life cycle and include management strategies to reduce this waste. 

Construction Phase

In conjunction with the design phase, the construction phase has the potential to reduce large amounts of waste if properly managed. Construction projects should always aim to reduce waste production, and when that is not possible, find was to reuse materials on site and recycle any materials that cannot be used.

A site waste management plan should be employed to monitor all construction activities and optimize waste reductions and reuse opportunities (Best Practice).

Firstly, construction that occurs off-site such as modular construction can be employed, which removes a lot of potential waste problems. In a more controlled environment, modular construction allows for better management of waste, decreases material use, and increases disposal and recycling opportunities.

Off-site construction in general provides greater control, and avoidance of onsite disorganization or weather issues that can lead to material damage. 

On any construction site, the delivery of materials at improper times can cause excess waste. To reduce material deliveries and damages, it is beneficial to bring materials on site ‘just-in-time’ to better align with construction project stages.

This strategy avoids excess materials and opportunities for material damage, which will create unusable materials and therefore create additional waste. Planning the timing of material deliveries and spaces to store materials when not in use is very important in the construction phase of a building (Best Practice).

In addition, when on the construction site it is important to designate areas where waste should be collected when produced and to consider where to place recycling bins or other waste containers on site to make them easily accessible for workers so that waste is properly collected and sorted.

Towards the end of the construction phase, as green building consultants we aim to ensure the proper segregation of materials and designate those that can be reused or recycled in other projects. In addition, to ensure optimized waste management, the training of workers and staff on the construction site is essential. (Best Practice).

In Use / Operations Phase

The in-use phase of the building is an equally important phase for monitoring and reducing waste production. After encouraging building occupants and those operating within a space to reduce waste sent to the landfill, it is essential that there is ample space to provide the segregation and storage of waste when it is accumulated within the building.

Equally, we advise the tracking of waste produced within the building and compare it to benchmarks to ensure that appropriate amounts are diverted from landfills.

To encourage building occupants to produce less waste, strategies such as using signage and providing products that create minimal to no waste are beneficial. Clear signage that encourages the segregation of waste in bins will encourage occupants to participate in recycling practices.

If, for example, the building contains a cafeteria or dining space, food and drink should be made available with minimal or recyclable materials, to reduce waste after use. 

Storage for recycling should be easily accessible to building occupants and include options for paper, glass, plastics, and metals. In addition, composting opportunities should be provided as well as disposal locations for waste such as batteries and other electronics (LEED).

These locations should be easily visible and clearly marked to encourage building occupant use. Once collected on site, it is essential that there are processes in place that bring the segregated waste off site to facilities if not available on site (BREEAM). 

In the design phase, it is important to consider the potential volume of waste produced within the building based on project type and traffic.

The number of bins available should equate to predicted daily and weekly waste production amounts. In the use phase, it is important to monitor and report the amount of waste produced regularly, to ensure the appropriate amount of storage and collection containers (BREEAM).

Also, with waste production and benchmarking information, decisions about the amount of management needed for collecting, storing, and transporting waste off-site can be clarified.

Overall, the goal of waste management in the use phase of a building is to divert as much waste as possible from the landfill.

This is first done through the encouragement of behavioral change to reduce waste production from the occupant side, and then provide locations to sort and recycle waste when produced. When the waste is collected and stored by trained staff, it should be measured to optimize building waste organization and to analyze for further reduction opportunities. 

End of Life Phase

Closely connected to the design and construction phases of the building, the end-of-life phase has the potential to greatly reduce the amount of waste produced from the construction industry. If the building was constructed with adaptability in the design phase, then at end of life, the demolition process is not completely necessary. Also, what is taken apart at end of life should be recycled, reused, or salvaged for another use whenever possible to reduce waste in landfills.

Ideally, the life of the building is extended as much as possible and there is not a need to demolish a structure once it's built. When possible, the building should be refurbished for an alternative use or extended horizontally or vertically if needed, to avoid the need of starting over (BREEAM). If the building can be renovated instead of torn down, the waste produced is immensely reduced.

When demolition is the outcome, salvaging and recycling any material possible is essential to optimize waste reduction. Ideally a closed loop recycling process is utilized, meaning that materials used within the building can be recycled and remanufactured into the same or similar product for another building or project.

In some cases, materials can even be reused on site for a new application in the new construction when applicable. Finally, there are options to return materials to the original supplier to recycle, reuse, and recover the materials.

In the demolition process a term known as deconstruction can be utilized to further salvage materials from the building site and significantly reduce waste production.

Deconstruction involves the process of carefully dismantling a building rather than demolishing it without care, which greatly increases the potential for material reuse and reduces waste from landfills (Sustainable).

Management / ESG Compilation Phase

From an ESG perspective, waste management and reduction are an essential part of a building’s useful life. When considering the whole life cycle of a building, there are numerous opportunities to create large impacts on waste reductions, and therefore the environmental impacts of a project.

It is essential to consider waste in every phase of a project and include plans and management goals from the initiation of a build.

From the environmental side of the real estate ESG strategy, aka the “E” part of ESG, waste cannot be overlooked. Ideally a building or project contributes to the concept of a circular economy through the lens of waste.

Although a fully closed loop is difficult to achieve with any man-made building or system, considering ways to close the material loop and therefore eliminate waste is a key mindset. 

The reduction of raw material extraction and waste production through strategies such as thoughtful design, smart construction strategies, proper management of waste in the in-use phase, as well as reducing waste at the end of a building’s life are essential.

A project’s waste management plan and ESG strategy go hand in hand – both essential to reducing the environmental impact of the built environment, a duty of those of us operating within the building industry. 

Effective waste management is crucial in the construction industry. Around half of the world’s raw materials go into construction projects, and the industry produces a third of the world’s waste (Miller). This highlights the importance of waste reduction and management in minimizing landfill use and maintaining material circulation within the circular economy. Inefficient waste management can have significant financial and environmental implications.

The Role of Construction Companies

Construction companies play a vital role in waste management by:

• Engaging resource management companies

• Obtaining quotations for construction waste

• Collaborating with waste management stakeholders to promote sustainable waste disposal practices

On-Site Waste Management

Proper construction waste management on construction sites involves:

• Designating areas for waste collection and recycling

• Implementing strategies for reducing, reusing, and recycling materials

• Minimizing hazardous waste generation

Lifecycle Waste Management Strategies

Strategies for material use reduction, reuse, and recycling are key in all phases of a building project:

1. Design and Pre-Construction Phase

2. Construction Phase

3. In-Use and Operations Phase

4. End-of-Life Phase

Implementing these strategies effectively helps significantly reduce waste throughout the lifecycle of a building.

Environmental, Social, and Governance (ESG) Considerations

Considering the entire lifecycle of raw material extraction, production, and waste is essential for an ESG real estate strategy. Managing organic waste is also crucial as it impacts green building concepts and helps mitigate environmental issues like methane generation.

Waste Management Goals and Priorities

The main goals in order of importance for each phase of a building’s lifecycle are:

1. Reduce the total amount of waste produced

2. Reuse materials that would otherwise be considered waste

3. Recycle materials when necessary

Sustainable Building Practices

Various strategies can be implemented depending on the building’s phase of life. Emphasizing resource efficiency and the use of sustainable materials in green building projects is critical. Sustainable building practices ensure environmentally responsible and resource-efficient processes throughout the building’s lifecycle.

Importance of Reducing Energy Consumption

Reducing energy consumption is also a vital part of holistic and sustainable waste management practices. This includes using energy-efficient processes and materials to minimize the environmental impact of construction projects.

Modular Construction and Material Reuse

Adopting modular construction can significantly reduce waste and improve efficiency. This approach, along with reusing materials, supports sustainable building practices and reduces the negative impacts of traditional construction methods.

Effective waste management in the construction industry is essential for promoting sustainability and reducing environmental impact. By implementing strategies for waste reduction, reuse, and recycling, construction companies can contribute to healthier interior designs and greener building practices.

Sources

“ Best Practice Guide to Improving Waste Management on Construction Sites.” Resource Efficient Scotland, Scotland. 

Miller, Norman. “The Industry Creating a Third of the World's Waste.” BBC Future, BBC, https://www.bbc.com/future/article/20211215-the-buildings-made-from-rubbish. 

“Sustainable Management of Construction and Demolition Materials.” EPA, Environmental Protection Agency, https://www.epa.gov/smm/sustainable-management-construction-and-demolition-materials. 

BREEAM Certification System

LEED Certification System

Wellbeing Gardens and Biophilia with Dr. Lauriane Chalmin-Pui

Welcome to the Green and Healthy Places podcast, in which we explore the themes of wellbeing and sustainability in real estate and interiors today.

I'm your host, Matt Morley, founder of Biofilico healthy buildings and in this episode is episode (50) I'm in the UK talking to Dr. Lauriane Chalmin-Pui, a wellbeing Fellow at the Royal Horticultural Society. The RHS is the UK's leading gardening charity.

Dr. Lauriane Chalmin-Pui completed her PhD at Sheffield University where she conducted research on how domestic gardens can support physical and mental health via exposure to plants and wildlife. So if you're a regular listener to the podcast, you'll see the angle of where our conversation might go connecting gardens with biophilic design in interiors and buildings.

Our discussion covers topics as diverse as

• wellbeing gardens, also known as healing gardens

• planet friendly low environmental impact gardening

• environmental psychology as it relates to gardens

• the emotional, physical, and even social benefits of gardening and generally tending to plants

• the benefits of biophilia for our microbiota via direct exposure to soil and earth

• her forthcoming research publication on the role a garden’s colors and scents can play in creating a positive impact on human health and wellbeing.

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Matt Morley

Thank you so much for being here with us today. I'd really love to start with a an initial question on the concept of environmental horticulture, which is your area of expertise. Could you give us a brief intro to that?

environmental horticulture

Dr. Lauriane Chalmin-Pui

Yeah. Hi, Matt. Thanks a lot for having me. So I'm a postdoctoral fellow at the Royal Horticultural Society under the University of Sheffield. And I'm physically based in Wisley, in the hilltop home of gardening science, and I'm in the environmental horticulture team.

So we're primarily primarily concerned with improving our understanding of the interactions between soil, plants, water, and people. This includes carbon, water and nutrient cycles for both outdoors and indoor plants, and how they're impacted by people, of course, as well as the impacts of gardens and gardening on human health and wellbeing. All of these functions are interconnected. And that's why the word ‘environment’. And of course, as I'm sure you'll know, it's all in the context of accelerated urbanization and land use change the biodiversity and climate crises.

We're having more frequent extremes of temperatures and precipitation, which then has the knock on effects on climate on the hydrological cycle and biodiversity on soil health. And our environmental horticulture team is composed of different specialists in these areas.

So we've got horticultural scientists, the soil and climate change scientist, water scientist and fellows like me on tree traits and ecosystem services, for example, in sustainability, of course, research technicians as well. So our primary question in all of that is about the practical interventions that gardeners can apply to reduce their gardening footprint and then also improve environmental health and human wellbeing.

Biophilic design

Matt Morley

It strikes me that there's a parallel between the work you're doing, which is very much academically driven around these outdoor spaces, and biophilic design - some of the principles that apply to my world in terms of creating greener and healthier buildings, where we're constantly balancing those twin demands around our impact on the environment, and the potential positive or indeed negative impacts on the occupants of a building.

You mentioned, climate change. I know it's not perhaps your first specialism but just give us a very broad intro to sustainable gardening, how can gardening be anything but sustainable?

Sustainable gardens

Dr. Lauriane Chalmin-Pui

Right, so I think in terms of a garden sustainability is very much about environmental resilience, whether that's indoors or outdoors. And there's many ways in which we can actually have a negative footprint, if you will. So if you're using peat based compost, for example, that is depleting peat bogs, which are a very important ecosystem and also a carbon store. So it really depends on the practices. And there are so many different ways of garden gardening.

When we think about surface area, we might think that oh, domestic gardens, for example, are quite small and won't necessarily have a big impact. But residential gardens comprise about 30% of Great Britain's total urban area while the total area of UK domestic gardens is about 700,000 hectares, which is equivalent to more than 90,000 football pitches. So it's quite a large area.

Carbon sequestering trees

One positive thing for example a gardener can do is to plant a tree, in their garden or community or school or wherever. And if every gardener did that we would be storing huge amounts of carbon. But one further thing to think about when we think about environmental horticulture, again, is that we shouldn't necessarily just plant a certain tree because it's sequester is more carbon, because we would loose diversity if we planted the same tree. And the goals of a garden are different for example, the goals of a woodland or an agricultural patch.

We're operating on different timescales. So in a timber woodland, you might want to plant a tree that sequesters more carbon in that shorter timescale before it gets cut down. But in a garden, you're probably not anticipating to cut down your tree within the next 10 years. So you might want to choose a tree that encourages that slow growth and sequester carbon over time and storing it in the tree.

Water efficiency for sustainability

Then there are water practices. So whether you are irrigating your garden from mains water will be very different to if you are harvesting rainwater, creating permeable as much permeable surface area and just different practices of how you water, how you feed your soil. There's definitely lots of scope that any gardener can do in their home and for us at the RHS how we can influence the horticultural industry, the government and how we can promote these different, more sustainable behaviors. And then, of course, we have our own gardens that, you know, we have our own operations that are going in here. So we're also trying to improve that.

sustainable green buildings

Matt Morley

Great, okay, so you've brought up a couple of things there. I think the one point that just occurred to me as I was listening to you is very much same principles, when we look at, say, putting in a green roof on a, on a building as part of a sustainable real estate plan.

You know, we're trying to achieve many of the same outputs that you've you've just described and also deal with many of the same issues around for example, irrigation and how rainwater collection can just effectively reduce overall water consumption and lower irrigation systems and shear escaping and things like that.

wellbeing gardens

You mentioned the RHS and its role so for those who are perhaps not familiar with it, or anyone listening from outside of the UK, we're Royal Horticultural Society, what is the overall aim you're obviously specialists in Wellbeing within the health and planetary aspect of the Environmental Horticulture team, but the RHS itself? How does your team fit into the wider picture? And what are the aims and objectives of your teamwork over the course of a year?

Dr. Lauriane Chalmin-Pui

Right. So the Royal Horticultural Society is the UK is largest gardening charity. And so it's, it's all about that horticultural knowledge. So we have an advisory service members can call in and ask questions. It's about inspiring people to, you know, do the best and their guidance. And it's about promoting that horticultural industry as well. And within our team, it's very much the science so the evidence base for this for for all of this the different initiatives, we've also got a community outreach team, for example, who work in areas that may not have that safe and quality access to green spaces.

planet friendly gardening

One of the campaigns at the moment is a planet friendly gardening campaign. So this is exactly the kinds of things that we're talking about. And the aim of that is to help gardeners make the most of the physical and emotional benefits of gardening both for the planet And for ourselves? What was the next part of your question?

healing gardens

Matt Morley

So you mentioned? Well, you, you've just tied them both in next you mentioned the emotional benefits of gardening. And you also mentioned that the IHS had been working on some of his own gardens. And doing some research for our conversation, I saw that I think it was four of these sort of health and wellbeing gardens going up. So let's dig into that a little bit. So the emotional benefits from your evidence based perspective, like, how do you quantify those? How do you provide evidence for them? And what are the sort of broad buckets in terms of those emotional benefits? We're presumably talking more about mental health and well being?

biophilia for mental wellbeing

Dr. Lauriane Chalmin-Pui

Yes, so there is a wealth of evidence on the mental, but also the physical and the social health benefits of gardens and gardening. And this is it's a relatively new field in science, it started picking up in the 80s in the field of environmental psychology. So there is an and it's been growing ever since. And I think the COVID pandemic, one thing that it has alerted us, other than, of course, you know, medical infections, is the importance of green spaces.

Biophilia research

So I think it's really picked up. Most people now understand this, if you tell them about the mental health impacts of a garden, they're not going to look at you like you're crazy. So I think that it's really been building but in the 80s, one of the first studies was by an environmental psychologist called Roger Ulrich, and he had a sort of natural experiment where he was looking at patients recovering from gallbladder surgery.

In the hospital, one wing of the hospital had a view of trees, the other wing of the hospital, the windows had a view of a brick wall, and other buildings. And he saw that the people who were having rooms with a view of the trees were recovering a couple of days faster and being discharged a couple of days earlier than the patients with the view of the brick wall. They were requiring less painkillers, and they were less grumpy with the nurses. So that that was the real seminal studies.

Since then, there have been theories that have been proposed. So the likes of attention restoration theory by Stephen and Rachel Kaplan stress reduction theory which was developed by the same Roger Ulrich. And I started this research with my PhD in 2016. And really, in these past five, six years, it's it's really grown a lot to the wealth of evidence on mental physical and social health.

So for example, the things we can really look at are symptoms of depression, anxiety, so that's been shown to be reduced with gardening. There you can also look at pleasant and unpleasant emotions and the frequency of them. You can look at mental health during the COVID lockdowns for example, they've been quite extreme scenarios, but quite common scenarios now for many of us, we can look at general scales of well being we can look at reported stress, feminine.

Physiological benefits of biophilia

So that's a self reported psychological perspective. But we can also look at physiological stress regulation. So one of my studies, for example, looked at cortisol, which is the body's main stress hormone. And I found that the presence of plants and small front gardens did actually have an impact on the residents cortisol patterns on the daily basis.

So there's all sorts of things you can there's also in terms of physical health, you can look at positive habits forming around diets and physical exercise, there have been studies showing that greener spaces are more likely to encourage active travel, so such as walking and bicycling, for example.

Green exercise in the garden

Gardening regularly also has been shown to reduce the risk of fracture. So like limb fractures, and it's it's an adaptive form of physical exercise. So as one grows older, and perhaps physical abilities change, it is an activity that one can keep up with, as opposed to maybe running that is not as adaptive. And we're learning more and more about the importance of exposure to microbial diversity. So that's through soil and vegetation, small microbiota, very small organisms that are found on the skin and in our gut depending on what we eat, and that will have a knock on impact on our immune system.

social health benefits from gardening

Finally, social health, which does often get forgotten is linked to things like a sense of community, a sense of belonging in one's area, making friends, feeling feeling connected with the world around us. And that will have a knock on impact on our sense of self esteem and creativity and having, you know, a kind of meaningful occupation to do. So there's, there's lots of things, really, and it's only growing. Of course, each of these studies are done in particular context of particular populations. So there's always more to do.

Biophilic design research studies

Matt Morley

The thank you for that. It's, it's so interesting to see the crossover, you know, that Ulrich study, which I think was in sort of the early 80s. And not that much seems to have been done since then, if I'm honest, we all go back to that one study of X number of patients in a hospital room, but even in the biophilic design space, it's really the seminal piece that we all refer to, and then again, into the sort of the ATR and that are SRT studies, or concepts and theories biophilic design.

What I'm seeing is that it has much more of a passive component, I think what's coming through from what you've just said, is there's this active piece. And I think the key word, there might be gardening, rather than just exposure to plants in nature.

So I often think about that in terms of forest bathing, where there is an element of engagement with nature. And I think with gardening, you're taking it a level further, because you're then prompting exposure to the plants and therefore tapping into that sort of immune health microbiota. And then that social peace around community and engagement is immediately suggesting that perhaps a like a rooftop garden in a residential building, for example, or an office even would have far more or perhaps a wider application in terms of the physical benefits than just bumping up the number of air purifying plants in reception, for example, I think that's, it's a really striking piece of of, of insight that perhaps biophilic design, yeah, maybe struggled to get to, because it tends to be more about introducing these elements into a space and then accepting that people will just sort of passively take in their surroundings and, and hope for the best gardening is much more about engaging with the garden and, and playing an active role in it clearly, that's the main difference. Right?

Dr. Lauriane Chalmin-Pui

Right. So there's two, the active and the passive engagement of the plants, you're absolutely right to, to draw those two as key differences. And of course, when you are gardening, you do have that added element of creativity of being able to shape the environment that's around you, which psychologically is very linked to to, to a feeling of control. And when we look at how that might be impacting, I mean, often a lot of the ills that we have, are often around uncertainty and lack of control.

So when someone can control something that will usually have quite a lot of benefits. However, I do disagree with you, but the more passive exposure to plants doesn't have much impact. And that is kind of negligible because there are more and more studies, including one of my own, that, even just that that passive exposure of having something nearby so whether that's in an office or in a home or just outside of the home, that very frequent access does have an impact on perceived stress on perceived well being but also on this cortisol patterns, which I mentioned earlier.

So I did a study that we we found the whole street, that garden, they had front gardens, so that the physical space between the House and the street or front yards if you're in North America, that were previously paved over and so I did an intervention where I added plants to them. And I studied the residents there of over the course of a year. And we found that before the interventions only intervention only 24% of the residents had this healthy diurnal cortisol pattern. So it healthy physiological stress regulation, and then after we added the plants this increase to 53%, suggesting that those individuals had better physiological stress regulation in their bodies, which probably had a link to their mental health.

Matt Morley

That was your four year research project with the University of Sheffield. Is that the one Yes,

Dr. Lauriane Chalmin-Pui

most of those people were not actively taking care of. So they were to planters, with some ornamental plants in them. They were self watering containers. So that was a store of water underneath. So the participants barely even had to watch them. It was in Salford, where it rains a lot. Though for the vast majority of these people, there was no real active gardening engagement, but they still got those benefits.

Matt Morley

And you went with ornamental plants. Is that so what were the specifics of that we're looking for color. Do you think what you obviously went for what you would imagine would create the most positive benefits? Right? So is that about aesthetics? Is it about painting the rainbow with the flowers and the plants that are out there? Or what suggestions would you have in terms of trying to bring a little bit of that in?

Dr. Lauriane Chalmin-Pui

Sure. So interestingly, in that experiment, I didn't go for what I thought would have the most benefits, I wanted to isolate as many factors as possible. So when you're doing a science experiment, I didn't want to kind of conflict I didn't want to put food for example, because then it could be argued that the people were having a higher well being because they were deriving other benefits, maybe having a cheaper food bill, if they were getting some harvests from it. I didn't want to go for anything to aromatic that might, you know, lift up spirits in other ways. I wanted to go for something not too exotic either, that would provide a huge novelty factor.

For example, I wanted to go with plants that are quite normal. So all found in regular garden centers and quite familiar to people. So we had a mix of some bedding plants, some shrubs and climbers. And the focus also was of course, the climatic conditions of of Salford, but something that was easy to know, maintenance and that self watering container. But yeah, I mean, we did go for something.

So we went for a kind of purple palette we had asked for. We had asked the residents beforehand if they had anything they particularly didn't want. But then beyond that, they were happy to go with anything. So they were Viola's petunias as alias clematis, then spring bulbs, so daffodils, snowdrops and practices. Yeah, so So quite a quite a familiar range of plants.

Matt Morley

And I know you recently were involved in the health and horticulture conference 2022, and your particular presentation, there was around research and community. So with those two, research a community, the city and the street. So were you there talking about that subject? And have you evolved or thinking since the end of the research projects? What were the sort of key messages you were communicating there to the audience?

Dr. Lauriane Chalmin-Pui

Yeah, so the RHS, health and horticulture conference that was on the 17th and 18th of March was very much part of my own research agenda. Were going beyond the actual logistics of the research itself, we really do want to play that role in bringing people together. So one of the things we've found is that the horticulture industry itself doesn't necessarily fully recognize these health and wellbeing impacts and the evidence base for it.

And the health and social care sector as wide as I can cast that net doesn't necessarily have the skills and understandings to really have that Win Win effect. And then of course, around and associated that to that you've got professionals in urban planning and in the built environment, like yourself, and, and there's so much more.

So really, what we wanted to do was bring people together and share that knowledge and my own talk as as part of that was, yeah, so titled, research and community and that was really to tie in the importance of people in the development and the application of that research.

So how can we achieve the integration between science and and I mean, to call it outreach, but knowledge dissemination and sharing, and what I meant by the city and the street level, was because it refers to the scale at which physical, mental and social health often operate for individuals and for communities, especially when we're thinking about green and cultivated spaces and domestic gardens.

So for the average individual, their well being will be based on you know, to a certain extent their genetics and their lifestyle and things like that. Of course their family their Friends, but then in terms of a spatial scale, it will be the city and the street, their home, their workplace, their school.

And it the aim of the conference all together is to improve the recognition of gardens and gardening as that as a valuable public health asset and as a resource that can contribute to promoting better health for everyone, but also reducing that incidence of poor health that are generally well seemingly well population as well as for specific groups of people who might need more targeted interventions or more specific support to access safe green spaces.

Matt Morley

And from the outputs of the conference, and but also based on your own knowledge. When one thinks of, say, healing gardens in cancer care homes, for example, like in the Maggie's care centers, where they create gardens that are intended to be spaces for cancer patients to on some emotional level to heal. Is there a is there a playbook emerging in terms of the way to maximize the space to get the most out of it from a scientific perspective, in terms of those mental well being benefit mental and physical? Benefits? Are there key principles that are starting to become clear? Or is that still a work in progress?

Dr. Lauriane Chalmin-Pui

From the design element, I'd really recommend the work and the book of Claire Cooper Marcus, who has looked at therapeutic garden design, and she has based a lot of her findings on post occupancy evaluations. And it's it's really wonderful, she not only looks at the impacts on patients and their visitors, but also quite importantly, on the staff who are working at that hospitals who often do have quite tough frontline jobs.

Again, we've seen that even more with the pandemic. But actually, there's not yet any scientific evidence base. So I have a PhD student who's just been citing out doing a scoping review for exactly what you're saying. And looking at the scientific literature, she's not really found much that has any kind of quantitative evaluation of this. So it's all quite qualitative, subject to the designs, of course, in very different contexts, it can be relatively straightforward, I think, to spot a bad design, something that just isn't used by people, you might have a garden space that, you know, has metal benches in a hot climate.

So of course, nobody's going to sit there, that's very easy to pinpoint. But then, in terms of really leveraging and optimizing what we do know, that scientific approach isn't there yet. And that is the case for these kinds of hard features, let's say but also for plants. So the role of scent of color of symmetry, for example. And often in when you're looking at planting design handbooks, there isn't, there's often an approach that's based on choosing the plants for their function for the wider ecosystem. And then the last thing is kind of aesthetics and sensory properties. And of course, all three of them are very important.

But that last point, is generally just completely subjective. And based on personal taste of either the garden designer, or if they've done a sort of consultation, focus group with the with the future and potential users of the place. But there's not. Yeah, there's not yet that scientific approach. So that's what we'd really like to get to one of our goals at the RHS is to create an evidence based blueprint for wellbeing gardens, whether that is in a hospital context or a a residential context, the school context, the prison context, those kind of model to go on that is based on scientific evidence

Environmental Psychology

Matt Morley

which would then be so useful for various other sectors, including my own. That's what's I think, so powerful about the work that you're doing is that it can then be leveraged in other sectors too, because it has this sort of spillover effect. You mentioned. Color and scent. I know you've been doing your own research on that. It may be too early to, to speculate on the outcomes of it, but what's your initial hypothesis in terms of the role of color and scent on stress and well being from a garden context?

Dr. Lauriane Chalmin-Pui

Yeah, so I've started doing some indoor experiments and we'll be doing outdoor ones as well to kind of have a multi pronged approach to understanding this. Essentially, what we've got outdoor for example, in the wizzley RHS Bisley garden in Surrey, we've got a wellbeing garden, which has been designed by Matt Keatley as a living laboratory. So it's got these different features, there is an area of running water for example, there is an area of Stillwater there's an area of plants and flowers that are deeper reds and oranges. And then an area that has more whites, pale pinks, pale yellows.

So the wellbeing garden there is, as I said, not based on any scientific conclusions, but it's based on scientific hypotheses. Um, and then it gives us the space to test them out. So one of the hypotheses for example, is the impact of color on an emotional responses to different colors. So in psychology and marketing, we know for example, that the color red can evoke certain different emotional responses. So be that power or anger or love. And often these kinds of things will be mediated, of course, by cultural and individual idiosyncratic experiences. But there's no research so far on whether those color stimuli, whether they have the same emotional responses when they're in a natural setting in a garden and on a plant.

And so one of the hypotheses following that psychological theory is that the reds and the warmer colors might be more arousing when we when in terms of arousing emotion, so they're the more active emotions, like excitement and invigoration. And anger as well is excited is an arousing emotion. And then when we look at the cooler colors, the whites, the pastels, the blues, whether they would be more calming. And of course, when I think often when we think of a well being garden, or a therapeutic garden, or a healing garden, or whatever you want to call it, I think most people automatically think of relaxation under lower stress.

But actually, that's not necessarily what we need. As humans, we don't want to just be relaxed all the time. And guidance can be a place for us to experience our full range of human emotions. So sometimes we want to be really stimulated. And so that's part of the design and whether that's through color that I've been talking about or a sense. So we know that sense, like rosemary, for example, there have been tests on rosemary essential oil that has increased alertness and cognitive attention.

aromatherapy for wellbeing design

So you know, if you do a little kind of little cognitive tests, people have scored higher when they've had some rosemary essential oil next to them versus without. So there are so many ways in which the planting palettes of a garden can influence and if you've got a space that can be, for example, divided into two areas very crudely, you can have one that is less arousing one one that is more arousing, and depending on how you as an individual are feeling that day, you can go and surround yourself in an environment that suits what you need, what you want, how you're feeling. And that will help you regulate your emotions in a in a healthy way, rather than suppressing anything.

Matt Morley

Well, if you can get to it, that type of insight would help anyone working in the biophilic design field to say create know how to adapt the interiors in a space, for example, in an office environment where perhaps it is more about cognitive performance and alertness and concentration productivity, versus, say a quiet room space within a large office, which was more about the end to that Yang.

So then about calming and restorative, because I think, yeah, we just don't have the scientific base basis for that. I think we're often doing it more on instinct. And I was going to close if I may, by a question on that, Rob, perhaps less instinct more on an angle around evolutionary psychology. I just wondered from your perspective, which is clearly science based.

evolutionary health perspective

Is there any room for an evolutionary psychology approach that says, well, perhaps some of what we're dealing with here is, is about as much as anything our genes, our history, our evolution on the planet in tune and connected with nature? Is there space for that? Or are you looking for hard facts only in the present day?

Dr. Lauriane Chalmin-Pui

Really interesting question. So I think that at the end of the day, we are all the same species with Animals, you know, we have our habitat our habitat is increasingly for, for most people in the world, urban. And I don't personally, I kind of understand the very big dichotomy between urban manmade environments and nature when especially these are often contrasted.

But I think that what's important and what we as a as a kind of modern day human need is, is the balance and the integration of those two things. I think that often there can be a very easy over attribution to these evolutionary arguments, that we are a much more today we are much more mediated by our cultural experiences, whether that is nationality or race or gender, or just just past experiences that we've had as individuals. And I think that for most people, that will probably be the more important when we think about emotional reactions that often will kind of override any evolutionary aspects.

But I think that we certainly at the basic level, yes, we are, we are drawn to nature. But the question is, which kind of nature and and the you know, a tree is something that is very understandably, nature, a virus or pathogen less so. So I think, you know, sometimes we've got to, we've got to really understand what we're talking about. And sometimes it can be over generalized. So. Yeah, I mean, I think there is definitely an importance for that, for that science of understanding what it is, and what reactions are we finding? And the, the argument isn't, it doesn't always just go back to, you know, where did we evolve?

Matt Morley

It think that's critical. It's, it's too much of a, of a, an umbrella concept to just say, well, nature dominates nurture. So it's not about what we've learned, but it's about what we were born with in our DNA, and therefore, Biophilia is, is already proven, and we don't need to back it up. I think it's, we need, we need both, we need an understanding of the science that's proving that it's still present today. And that we are in fact, reacting as perhaps an evolutionary approach might suggest, we need to

Dr. Lauriane Chalmin-Pui

definitely and I think we also need to understand our impact on nature. So things like sustainable practices, environmental, Pro Environmental behavior, things like that. I mean, they may sound quite small in the grand scheme of things, when you look at, you know, the huge tipping points of climate change and things like that. But ultimately, that integration, however much nature there is in your environment, you still depending on the water, you're still depending on the air, you're still depending on climate stability.

And we do need to understand our impacts on that and how it all ties in. And I think that's how just to go full circle back to the kind of Environmental Horticulture it's not. It's not just our well being versus a planetary natural, you know, very Green Planets everywhere. It's really about everything coming together and everything is interlinked and equally important.

Matt Morley

I think we should close on that. That's a big thought to wrap things up with thank you so much. Well, we'll leave a note. We'll leave a mention of the well being garden book by your colleague at the IHS, Professor Griffiths in the show notes, in terms of people connecting, showing support for the RHS, how can they follow along with the work that you're doing that?

Dr. Lauriane Chalmin-Pui

Well, we've got a oh, I can't remember the URL, you might have to link it. But we've got some we've got plenty of pages on our website that has links to all of this well being research. People, of course can contact me directly if there is a specific question or access to a specific paper or study in terms of more generally gardening inspiration for for example, small spaces, things like that.

The rest of the RHS website https://www.rhs.org.uk/ also has plenty of horticultural knowledge that is freely available. You don't have to be in the UK but of course it is probably more biased towards UK plants. And in terms of sustainable gardening practices, again, there's a wealth of tips and advice on the RHS website.

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FURTHER READING:

• World Green Building Council Health Wellbeing Framework

a guide to real estate ESG management software

Real estate Environmental, Social and Governance (ESG) reporting is becoming the norm for real estate developers and funds as societal pressure combines with investor pressure from above to nudge the industry towards a Triple Bottom Line position.

As real estate ESG consultants annual reporting is an obligatory piece of the puzzle, although it should be seen as a way to summarize and review the work done, rather than it becoming the focus of the work - a subtle but important difference!

Much of ESG is now about producing quality data and management of that data is fundamental, no longer can a spreadsheet do this job for us effectively, especially not for real estate portfolios with multiple, fully operational buildings. By setting up the necessary software early on in the ESG journey, a real estate developer sets themselves up for success in properly capturing, managing, and eventually disclosing ESG data.

ESG software helps us to track, visualize and monitor progress in real time throughout the year and then to transparently communicate to customers and investors the sustainability work delivered at the end of the year too. This process of collecting and analyzing data on an ongoing basis ensures alignment with the appropriate policies and ESG frameworks.

Depending on a real estate developer’s specific requirements, it can be difficult to find one single piece of ESG software that does everything we need, so here is a review of the major players right now.

Greenstone - ESG

Greenstone is a sustainability reporting software that enables organizations to more easily manage their ESG data and ESG reports. It’s primarily about data collection and data management, allowing the ESG team or external ESG Consultants to focus more on reporting, analysis and decision-making. Greenstone’s software and support services include modules concerning the environment, frameworks, and health and safety.

The Greenstone Environment module helps process environmental data, track consumption and carbon emissions, and manage and communicate this data.

The Greenstone Frameworks module ensures that clients meet the requirements of various reporting frameworks such as CDP, SASB, GRI Standards, TCFD, UNGC, and the UN’s Sustainable Development Goals.

The Greenstone Health and Safety module helps organizations to collect and analyze  incident data and manage reporting (Greenstone). 

https://www.greenstoneplus.com/

Sustain.Life – Environment

Sustain.Life focuses specifically on ways to track, reduce, and manage carbon emissions and footprint. Additionally, the platform aligns this process with current certifications and standards to prepare for third-party assessments. The software aims to simplify the collection and management of data in one place, facilitating collaboration in the process.

Sustain.Life first aids in the measurement of greenhouse gas emissions, then provides step-by-step guides for emission reduction strategies, and finally provides ways to offset unavoidable emissions. The carbon footprint is calculated through Sustain.Life’s carbon calculator using scope 1, 2, and 3 emissions, meaning it considers all levels of a business’s emission behaviors.

Once the footprint is calculated, the software provides a sustainability plan based on the organizations budget, time, and climate impact. Finally, there are offset opportunities provided on the platform, allowing users to offset emissions from building users on an automatic monthly basis (“Sustainability”). 

https://www.sustain.life/

Brightest - Social 

Brightest, another big player in ESG, Social Impact and Sustainability software, aims to increase efficiency in collecting, managing, and reporting data. Its particular USP however is around the social impact component, at least for now.

Brightest helps organizations collect data on environmental accounting assets, supply chain, energy and resources, and employees, teams and departments through stakeholder surveys, utility and invoice analyses, and life cycle analyses.

Once collected, data can be transferred to the Brightest ESG and sustainability dashboard. There, emission targets are tracked, carbon accounting is regulated, social impact and community characteristics are noted, and action plans are recommended based on the available data. As data accumulates the software can then start to aid further with reporting and disclosure.

https://www.brightest.io/

Workiva - Governance

Workiva’s platform enables a simpler ESG reporting process through data management, the provision of reporting templates, and a single location for policy management. This software helps answer the ESG reporting questions of: who needs to be involved, what data should be included, and how can it be consolidated efficiently?

Workiva provides a platform to store data, create custom data sets and calculations, and format that data for reporting. Much of this process is automated. In addition, the platform allows for easier collaboration through simplified task management and progress tracking.

A master index of policies makes it easy to track and manage content for policies, standards, and other ESG guidelines. This allows ESG teams to keep all relevant ESG policies and documents in a single location.

https://www.workiva.com/solutions/esg-reporting

Measurabl – Real Estate ESG

Measurabl is arguably the most widely recognized ESG data management software in commercial real estate right now. The tool was designed specifically for real estate and is entirely data driven. It automates and consolidates much of the ESG processes, including ways to set targets, track performance, use benchmarks, and create reports. 

This platform helps measure data such as electricity, water, fuel, and waste usage as well as tracking sustainability targets. In addition, it helps users manage social and governance documents, and keep track of green building certifications and annual reporting frameworks.

https://www.measurabl.com/

Sources

Brightest. “Simplify Social Impact, Sustainability and ESG.” Brightest, https://www.brightest.io/  

“ESG Reporting.” Workiva, https://www.workiva.com/solutions/esg-reporting  

Greenstone. “Sustainability, Supply Chain and ESG Software Solutions.” Greenstone, https://www.greenstoneplus.com/

“Real Estate ESG.” Measurabl, 12 Apr. 2022, https://www.measurabl.com/

“Sustainability Management Software.” Sustain.Life – Sustainability Management Software, https://www.sustain.life/  

https://gresb.com/nl-en/

sound wellness biophilic soundscapes with brian d’souza

soundscapes / sound wellness / acoustic comfort / biophilic sounds

Welcome to episode 49 of the Green & Healthy Places podcast in which we discuss the themes of wellbeing, sustainability and social impact in real estate today.

In this episode I’m in London talking to Brian D’Souza, a.k.a DJ Auntie Flo, founder of Open Ear Music and Swell sound wellness.

We discuss sound therapy’s mental health benefits, how music can be a window into our soul, urban noise levels and the role of nature sounds or ‘biophilic sounds’ in restoring a sense of calm amidst the chaos, how he creates sonic identities for hotels, restaurants and gyms, deep or active listening vs passive, and how to re-create the sonic experience of forest bathing.

Brian is erudite, dynamic and just the kind of guy you want on your team for a musical adventure one Saturday night I suspect.

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Sound wellness conversation highlights

Sound therapy was for me an exercise in trying to discover the inner workings of a soul.

Sound therapy is triggering different emotions, brainwaves and elements of the nervous system, to put people in a place of relaxation, where they can experience more mental clarity, calm and an objective perspective on life, away from the stresses of their day.

One thing that's going to come to bear post industrial revolution is the amount of noise that we as human beings have created, which takes us away from that natural environment and into this noisy urban environment. We lose touch with the sounds, the beauty and the essence of nature in cities and that's potentially problematic for our mental health. his latest initiative crafting biophilic sounds for interior spaces

If you're able to find time and space to consciously listen, then you will receive added health benefits in the same way that you might from meditation practice for example.

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https://openearmusic.com/soundwellness/

https://www.swellstudio.io/

https://www.ambientflo.com/

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Full transcription courtesy of Otter AI (excuse typos)

Brian, thanks for joining us on the podcast today. sound therapy is a hot topic, but it's also something that has an element of mystique around it. So I just wanted to get your thoughts on how music can affect us via our senses?

Brian D'Souza

Yeah, well, thanks for having me to join you in the podcast. I think you've touched on two distinct concepts there: music and you mentioned sound therapy.

music for wellbeing

Since as early as I can remember, I've been a fan of music, I think most of us know that music can affect us in many different ways, we've probably all had music as a soundtrack to our lives to some extent. We are all in essence expert listeners, we are listening to music, our worlds are filled with music, we're always receiving as our ears are always open.

music curation with technology

We're all DJs now in a sense, we can select music for our dinner party, or for our gym session or whatever with the new technologies we have greater access to all forms of music than we've ever had before. So music is at our fingertips, we innately know how to curate that music for different activities.

Health benefits of sound therapy

As far as sound therapy and its effects. For me, it was just trying to unpick what music is, the building blocks towards the soul, and how that song, or those frequencies, in essence would affect your brain and body in different ways.

So sound therapy was for me an exercise in trying to discover the inner workings of a soul.

Sound therapy works by using particular instruments, typically known as healing instruments, it doesn't always have to be made with those instruments, but those seem to be the most effective in terms of triggering a particular state of mind in the listener who, in effect receives those sounds normally lying down and going through some kind of a ritual, helping them to get to a place where they're open to receiving those sounds for full health benefit.

Sound and the nervous system

In fact, what it's doing is it's triggering different emotions and brainwaves, different elements of the nervous system, to put people hopefully in a place of relaxation, where they can experience more mental clarity, calm and an objective perspective on life, away from the stresses of their day. So, we've been able to bring people out of the present moment and put them into a safe space where they can delve deeper into different realms of consciousness, which I find really fascinating.

The distinction between sound and music

Matt Morley

You've made a an important distinction there between sound as a concept and music, which introduces the idea of sounds of nature that are, in some ways, the baseline from an evolutionary perspective, we were surrounded by that, as we evolved over hundreds of 1000s of years. So how do you see that relationship between, a connection to nature and our mood state? Perhaps even how our brain functions, cognitive performance or memory?

An evolutionary perspective on sound wellness

Brian D'Souza

Yeah, absolutely. I think the evolutionary perspective is important here. You know, from the earliest forms of man, music perhaps predates language, we're listening to music before we're even born in the womb, the rhythm of our mother's heartbeat, we're hearing the musicality of our mother's speech.

So inherently, we're open as human beings to receiving music and to understand the musicality within speech. When we're born, we immediately are immersed in a world of sound.

sounds of the natural environment and human health

From an evolutionary perspective, in terms of the natural environment, birds singing is a signal of safety - all is well, if they stopped singing, you know, perhaps as a predator lurking around the corner. Alternatively, they might change, you know, their types of calls to warn other birds of their species about a predator, or danger or whatever.

It starts to activate the sympathetic nervous system - fight or flight - that's something that has been with us since the earliest days of the universe, it's intrinsic to who we are as people.

the biophilia hypothesis

I think the natural environment is something that innately we feel an attachment to, you know, and I think that one thing that's going to come to bear, I guess, post industrial revolution is the amount of noise that we as human beings have created, which takes us away from that natural state and into this noisy urban environment. We lose touch with the sounds, the beauty and the essence of nature in cities and that's potentially problematic for our mental health.

Matt Morley

So we've introduced the third concept around noise, which I think has an inherently negative connotation. And if we bring it back to neutral, at least within the perspective of our evolutionary past, then you get to something close to what you're trying to do with the Ambient Flo project, so talk to us a little bit about that and how it connects with mental health and wellbeing.

soundscapes for mental health and wellbeing

Brian D'Souza

Ambient Flo began life as a live stream DJ set-up in my garden, it was the first days of lockdown, the sun was shining, we were entering into territory unknown. I think there's a lot of people, myself included, that were quite stressed at what the outcomes might be. Obviously, there was this real risk and danger to our health in terms of COVID-19. And a lot of people in my community of DJs and musicians were started to do live streams, trying to bring the club or the live experience into the home that way.

To me, that felt really alien, as a DJ I need to perform to a crowd and be there in the room with people. It's the interaction between myself, picking the tunes and the people dancing and responding to that really makes some sort of sense.

So what I decided to do instead was set up a live stream of ambient music where people could, in essence, receive the music early on a Saturday morning. So people were in essence just waking up. And with my very rudimentary technical setup on Instagram Live my phone would pick up the sounds of birdsong from my garden. And all of a sudden, the combination of music and birds in fact became the sonic experience that people were listening to.

I got so many comments from listeners saying this is brilliant, love the music, but actually really drawn to the birdsong and the natural environment. It made me think I'm very privileged to have a garden in London. And to be able to listen to birdsong. as frequently as I can do.

Studies showed the pandemic affected the noise levels in cities dropped because of less traffic. So the Birdsong, although it didn't actually get louder, the birds were perceived as singing louder due to a reduction in the ambient traffic noise.

Nature sounds and music combined for wellness

Anyway, the main takeaway was that the birdsong and the natural sounds were a precious feature for all the listenership. So when I eventually turned it into a radio station, I said, well, we need to try and recreate this.

So on the radio you have two channels, you have the music channel, and you have the birdsong recording channel, and it's your choice, you can just listen to music, or to Birdsong, or you can blend the two, which I think is a nice touch. We've now been running the station for a year and a half, and continually gets great feedback from people.

Anxiety-reducing sounds for calm mood states

Going back to your point around, you know, the health aspects of this. I wanted to put together a selection of songs, that really helped me lower my stress levels, and feel calm, and give myself this sort of safe space in amongst this terrible situation that the planet was enduring at that time.

At the same time, I was studying psychotherapy, learning about how sound can trigger different mood states, you know, bring yourself to that sense of relaxation. I thought, well, this music is, in my opinion, perfect for that. And it seems like the listenership agreed.

Matt Morley

I had it on for an hour yesterday, and definitely once I figured out that I could have both tracks playing at the same time, so that the ambient stuff and the birdsong that took it to the next level. So ambientflo.com

You mentioned ambient music, which I think may or may not appeal to everyone, but it does seem to have a very calming effect. There's that immediate sense of it bringing things down in tempo and encouraging a sense of rest and relaxation. But it is clearly distinct from muzak, which is just the poor quality background noise that we often end up hearing in commercial spaces.

Your Open Ear Music business is is all about counterbalancing that and taking a more conscious approach to the music that is associated with brands, particularly in physical spaces. So when you're thinking about creating an acoustic identity, or filling a space with sounds, and presumably music primarily, that connects with that brand, how do you go about that process?

Acoustic identities for brands

Brian D'Souza

It's trying to tell their story through a selection of songs. In essence, every song is a piece of communication, a piece of music is a fantastic thing it's packed with so much information. And that means that in actual fact, it can be quite complicated to think about, you know, what a song could lead to, you know, a listenership. And then when you take that song and put it in a context, that could be gyms or wherever, then you have that additional layer, where there's a certain expectation for the customer in terms of functionally what that space is set up to do if it's a gym space, if it's a restaurant or a bar. And then also their perception of of that brand, you know, what type of brand personality?

Pretty much every business plays music, the quality has gotten a lot better over the last 15 years, I think because people are slowly understanding the music they play is having an impact and can be a brand positive impact on the customer experience. And that's going to be a win win for everyone involved. It wasn't the case 15 years ago.

Music for productivity benefits

Muzak was interesting, because conceptually, it was designed around increasing productivity in factory spaces. And this was around the war time. And they would dictate quite a scientific approach with the music, it was a thing called stimulus progression.

So they didn't play music all throughout the day, they only played it in short bursts, at different times throughout the day. And that was really just as a motivational thing for the workforce, to be able to like, bring a bit of more energy, when they're kind of concentration levels kind of dwindled, or whatever.

There was this kind of inherent understanding that music had a functional purpose and benefit, unfortunately, what then it became was this kind of like, elevates, and literally kind of like wishy washy pastiche of what you know, music can be. And I think when open ears started, and certainly our mission today is to say, well, music is beautiful, we're filling our spaces, with music, it's having an impact. And again, it goes back to this paradigm of you know, is one man's music is another man's noise. Let's get it right, let's, if you get it right, it's going to be a positive is gonna be positive for the business, it's also gonna be a positive for customers, and they're gonna appreciate that.

In terms of the accessibility of music. Well, that's actually meant for the general kind of public. And the way that they listen is they're much more open minded to all forms of music, so a lot more a rich and diverse array of music. So actually, that gives brands and branded spaces a much more bigger chance to become creative with the music selections, you know, 15 years ago, it was the charts, and the classics, and not much else outside of that. No, you can really get into like the long tail of like all the independent, quite left field experiments or releases and really start to kind of tell this this story through the selection of songs functional, yes, but also like beautiful and inspiring at the same time.

Matt Morley

Let me dig into that, because I think you're absolutely right, what's happened is there's been a sense of democratization of, of music via these platforms, such as Spotify, and suddenly we're all able to dive in and out of country rock and an Afro Latino beats wherever else we want to go in the space of of an hour, right? So it's, in one sense, it's all too easy for a brand just to say, Well, okay, we're gonna follow these playlists, and that's more or less our mood, and Spotify will just keep spinning off that concept more or less. And then you know, we're good. We've got our we've got our soundscape. And I think all too often, we see that still where it's an improvement, for sure. But it's still not, there's not quite enough effort being made, and therefore, you know, this, it can still go wrong. So I think that leads you into the idea of more conscious listening, right? Because there are spaces where it's clearly background music, if it's so for example, a co working space, you don't want it to dominate, if it's a retail space, you don't want it to dominate.

When you're in a in a fitness environment, like a gym. It's a really central part and then to the Think of spinning studios, for example. I mean, it's like one of the main levers that they have to do it. But then, in a sense, like the ultimate peak of that then is this space where you're able to engage people in a conscious listening experience, right? And so how do you with the latest project with swell and the idea of a biophilic multi sensory experience, how have you integrated what we discussed previously about He sounds and that idea of really engaging with the music and what does that become in terms of this new brand that you've spun off from, from open air?

Brian D'Souza

Yeah, so Swell is a sister brand to Open Ear Music. And as we've just launched it, as you mentioned, I think open here, just back to the point around functional sound, I mean, yes, we fully understand the, you know, music for most people, in the spaces that we work with gyms, restaurants, bars, shops, etc, its periphery to, you know, the main activity. So yes, it has to be right, but you're not necessarily listening to it consciously. It might be, and this is, we do have lots of examples of this where one track, you know grab your attention, and you really want to know what that is. And that's a great thing for music discovery.

But, you know, most of the time, you're going to be just passively receiving the music, and you'll know when it's not, right. I mean, that is the thing, you know, if it doesn't feel right, you will take action by leaving that space, and tons of examples of that.

Active listening / deep listening / conscious listening

But in essence, if it fits the surroundings, and it makes some sort of sense, then you know, that's going to make you feel comfortable in that kind of space. On the other side, you have a different kind of listening, I guess, and there's different ways to describe it, you mentioned conscious listening, it can also be referred to active listening can also be referred to deep listening.

This is really based around an intention by the listener to be more conscious, or to be more active, if you were present, in terms of listening to the sounds, you know, we were very good at processing Sonic information. As well as performing an activity, whatever that might be, it's cooking, or driving or whatever, we're very good at that.

Before recorded music, we only did conscious listening, because you would go to a concert, or folk music, so recorded music really transformed music into this largely passive thing, I guess what we're seeing with Swell sound wellness is, we're trying to put forward that notion that consciousness thing is important, it's important for health.

If you're able to find time and space to consciously listen, then you will receive added health benefits in the same way that you might from meditation practice for example.

So, consciousness thing is, you know, is a way for us to just say, Look, if you were able to pay more attention to the sounds, and give yourself space to do that, then there's potential health benefits to be gained.

Biophilia and nature sounds

So the way that we deliver that, through the Swell wellness sounds project is this combination between Biophilia, nature sounds, with music through different frequencies and intervals, to be able to trigger different emotions, mental states, even feelings from the listener. Then the sound therapy part can potentially trigger an altered state of consciousness but at the least promotes a sense of deep relaxation.

Biofilico quiet room concept design for workplace wellbeing

Sound in workplace wellness and office recharge rooms

Matt Morley

So in workplace wellness we have a concept called a recharge room or a restorative space it's often an unused meeting room, we might get 30 - 50 square meters where you're given permission to rest and step away from the work that you're doing. Your Swell wellness sounds could certainly play a role in that.

What about the Soniferous Forest project you delivered recently in London’s high-end boutique Brown’s? Also a biophilic environment, can you try and paint that picture for people so they can get a sense of what what that looks like?

Brian D'Souza

Sure, absolutely, is a really good manifestation. And as one of the first projects we've done as Swell, it's a good example of, of what we're looking to do. And the potential of this type of work. The Soniferous Forest is firstly an installation. It's based in Brown’s, which is a fashion retail store in central London and Mayfair.

They have what they call the immersive room, where they have a small space that they do a range of different pop up and partnerships throughout the year. We've currently got the installation live, and it will run to the end of of April. So if anyone's in London, and want to go and check out it's absolutely free. It's a 15 minute experience. In essence, it's inspired by by two things.

Forest Bathing sounds

One was my experience going forest bathing. So getting out into nature. Shinrin Yoku is Japanese practice of forest bathing, and really just trying to like a kind of mindful approach to being in nature, paying attention to all senses. There's plenty of studies now that have been done around how forest bathing will reduce stress levels, anxiety, reducing cortisol balance and promoting your NK / natural killer cells, etc. So that was all very interesting.

Then I guess taking what we're talking about with the Ambient Flo idea where a lot of people don't have access to nature in a dense urban environment. This was like trying to bring nature to them, but in essence creating a forest experience within this retail store with bark on the walls and grass on the floor etc.

Soundscapes and noise

The other part of the inspiration is derived from a concept of soundscapes by R. Murray Schafer a Canadian ecologist who in fact passed away last year. He wrote a book called ‘Soundscape and the tuning of the world’. looking at the rising noise levels in cities, the potentially detrimental health impacts that that's having. And he really advocated for this cultivation of significance gardens in our urban environments, or, you know, across our different spaces that we create this recovery of what he calls positive silence. Give us back space for mental, spiritual, life's energies, etc.

So the forest garden is a safe space where people can go in and listen to field recordings from local forests around London via a headphone experience. It’s a spatial audio 15 minute composition, which in essence resembles a sort of sound therapy, sound bath or Gong bath that uses acoustic instruments, instead of the traditional instruments, the gong and the singing bowl.

The reason for that was we experimented using Gong recordings, etc. and the feedback that we got was very mixed at best because we felt like we needed the gong player in the room, you needed the instrument, the physical object to kind of have authentic association. Without it, it can be a very dark and ominous and almost scary kind of sound.

Nature sounds for sound masking benefits

Matt Morley

You’re involved in the forage sounds for a restaurant called Native in London too, also at Brown’s correct?

Brian D'Souza

Yes, two separate brands. And this is a coincidence, almost the two projects came about around about the same time. But yeah, Native, the challenge was they have this outside space, which is beautiful. But unfortunately, next door to them, they have a I think it's Claridges Hotel, they're doing lots of building works. So in the daytime is lots of noise. And it's really, really intrusive.

We were tasked with creating a soundscape that will try to mask some of the noise. And actually, you mentioned office spaces. This is another project we've done with, you know, some cool workspaces. We worked with The Office Group - very similar challenge, where the noise levels would be very distracting for people trying to work or in fact many people were very self conscious in quiet areas to have work conversations, meetings, etc.

By introducing music into a cool workspace in that case, and with Native restaurant introducing a nature sound biophilic soundscape, helped to mask these unwanted sounds and make the spaces a lot more pleasant and functional.

Matt Morley

Awesome, because I feel like we can carry on for quite a while, but I'm gonna cap it there. Be respectful of your time. Thank you so much.

Brian D'Souza

Great, well if anyone's interested, they can get in touch with me and I'd be delighted to chat.

https://openearmusic.com/soundwellness/

https://www.ambientflo.com/

real estate ESG frameworks

real estate esg / sustainability / sustainable real estate / green buildings

why does real estate esg matter?

The real estate industry is one of the largest in the world. Alone, it consumes around 40% of the world’s energy consumption, accounts for about a third of CO2 emissions, meaning a cohesive and coordinated approach to sustainability amongst developers is of urgent importance to the future of our planet’s health.  

esg data for real estate investors

Environmental, Social, and Governance (ESG) factors are increasingly being applied across the real estate sector to enhance the ethical and sustainable characteristics of companies. Real estate ESG data helps measure and benchmark the sustainability of a real estate development company, providing investors with a greater degree of transparency.

how to create a sustainable real estate plan

Initially it may be difficult to narrow down a company’s specific objectives as the ESG standards available offer a conspicuously broad range of guidance and suggestions, however not all elements apply to all companies operating in the real estate sector.

It is helpful to first outline what a real estate developer may already be doing in terms of sustainable real estate, taking stock of any inherent sustainability credentials baked into its business model for example, such as modular construction (green building), downtown regeneration (social impact) or wellness real estate (healthy buildings).

To help us break down and prioritize these goals while aligning with industry best standards, a range of established frameworks are available for real estate ESG consultants to build upon. 

The UN’s Sustainable Development Goals, created in 2015, serve as a useful backdrop towards achieving desired impacts within any sector, this is the big picture, the view from 10,000 feet up - we should all work towards at least some of these “SDGs”!

In addition, ESG standards and tools such as SASB, the Task Force on Climate Related Disclosures (TFCD), Climate Disclosure Project (CDP), Net Zero Carbon Buildings Commitment and Global Reporting Initiative (GRI) all help guide real estate developers towards meeting their sustainable real estate goals, minimizing their environmental impact, maximizing their positive impact on human health and wellbeing, while also increasing transparency for investors. 

ESG Disclosure & Transparency Benefits

The desire for real estate sustainability transparency within companies has increased as investors consider long-term success factors such as green building certifications, ethical business practices and a concern for building occupant wellbeing, community and giving back.  

Firstly, sustainability disclosures can provide a better risk assessment and help to evaluate climate-related threats for the business in question, its suppliers and competitors. This can also provide insight to better evaluate risk over various timelines within the business (see “TCFD”). 

Secondly, transparency can provide valuable information for the company to track and benchmark progress, both for internal and competitive industry goals. If real estate ESG objectives are met successfully, disclosures can improve a company’s image and investor interest through positive performance ( see “CDP”).

These factors can aid clients and investors into making better informed decisions and increase a sense of trust between investors and the business in question. Including non-financial analyses and goals (Triple Bottom Line thinking) in a real estate development business today will not only improve ESG alignment today but ensure further opportunities in the future by not falling behind real estate industry best practices.

UN Sustainable Development Goals in real estate esg plans

There are seventeen UN Sustainable Development Goals, together attempting to encompass and provide a guide to alleviate the greatest sustainability problems our world faces. These targets include a wide range—some being more relevant than others to ESG goals within the real estate industry.

For example, from an environmental standpoint, goals such as Goal 11: Sustainable Cities and Communities, Goal 12: Responsible Consumption and Production, Goal 13: Climate Action, and Goal 15: Life on Land may all be applicable to the real estate sector. These goals encompass strategies such as making resilient and safe communities, encouraging sustainable consumption and production, combatting climate change, and protecting and restoring native habitats (“The 17 Goals”). 

Other goals can surely be applied within the ESG framework and can serve as a helpful guide and starting point for a business. For example, Goal 3: Good Health and Well-Being can be heavily impacted by the real estate sector and could fall within the social aspect of ESG strategy. 

It can be difficult to imagine applying these overarching goals to a specific sector such real estate, or more so to an individual business, but they can be used as a guide. Due to the large impact of the real estate sector on global emissions and sustainability, there is a lot of room for impact. 

https://sdgs.un.org/goals

SASB in real estate esg strategy

SASB is a non-profit organization that provides standards to aid businesses in disclosing sustainability accounting information to its investors and the public.

Sustainability accounting evaluates a company’s performance through an ESG lens, meaning that it considers non-financial capital in addition to the financial, creating a more holistic view of a company’s achievements and future trajectories (SUSTAINABILITY).

SASB has developed ESG standards in eleven sectors, encompassing 77 different industries. The standards vary by sector based on the potential risks and sustainability opportunities (SASB). The topics are decided based on what is relevant for more than half of the industries within a sector and are suggestions for what information should be disclosed (SUSTAINABILITY).

Real Estate Owners, Developers and Investment Trusts has its own set of ESG recommendations within SASB. The identified material issues include energy and water management from an environmental perspective, and from a business and innovation lens, the management of the tenants’ sustainability impacts and climate change adaptation (SUSTAINABILITY).

Through the incorporation of SASB standards, companies can diverge from traditional financial reporting methods and provide a more holistic view of their ESG performance, helping them align more closely with ESG investor expectations. 

https://www.sasb.org

Task Force on Climate Related Disclosures (TCFD) in real estate esg strategy

Similar to SASB, the Task Force on Climate Related Disclosures (TCFD) aims to broaden traditional financial reporting, in this case to include climate-related information and financial risks.

The TCFD helps companies provide information about the risks and opportunities associated with their business as it relates to climate change, meaning investors can access a more comprehensive picture of a business, providing a more accurate disclosure of the company’s valuation and assets (“TCFD”).

As a voluntary process, the TCFD does not impose specific methodologies but rather provides recommendations for a company to follow. In this way, companies and investors can note climate related management approaches that are being used, and how they align with the TCFD’s suggested disclosures (“TCFD”).

The TCFD contains four core elements; governance, strategy, risk management and metrics and targets, which are supported by eleven recommended disclosures. These suggestions aim to increase investor and company understanding of how finances are affected by climate-related risks, which in the future will allow for more knowledgeable and beneficial investment and company growth (“TCFD”).

Within the real estate sector, the use of TCFD more than doubled in 2020 from the combined usage from 2017-2019 (https://www.wtwco.com/en-US/Insights/2021/01/tcfd-adoption-in-the-real-estate-sector ).

With the Covid-19 pandemic, greater scrutiny has been placed on the environmental impact of companies, especially within the real estate sector and its potential to help “build back better” (“TCFD”).

Disclosures related to climate are increasingly relevant within the ESG real estate realm due to its considerable impact on our climate.

https://www.fsb-tcfd.org/

CDP in real estate esg plans

CDP is a global non-profit that runs an environmental impact disclosure system for investors, companies, cities, and regions.

It was the first program created that used investor leverage to influence the rate of environmental disclosures from companies. Over time, CDP has formed a massive dataset from its users, creating a base for smart environmental decision making and a platform to track global progress (“CDP”).

Companies who disclose through CDP will find ways to mitigate their impacts on climate change and manage their environmental risks. In addition, this information will be made available to customers, investors, and the market, adding to CDP’s data and helping progress the real estate sector towards a more sustainable future (“CDP”).

After reporting and disclosing through CDP, each company is given a benchmark score based on the annual reporting trends. This score is used to incentivize companies to further improve their environmental impacts and increase disclosure.

In addition to general questions asked in the CDP questionnaire, there are sector specific inquiries that contribute to a company’s score. This scoring system allows companies within the same sector to be more easily compared and can provide important benchmarks (“CDP”).

As mentioned above, disclosure is the key first step towards increasing environmental awareness and improvement. CDP was the first standard created for corporate environmental reporting and is a helpful objective measure of how companies are performing environmentally, and therefore a useful tool to help align a real estate company with its ESG goals (“CDP”).

https://www.cdp.net/en

Net Zero Carbon Buildings Commitment in real estate esg plans

The Net Zero Carbon Buildings Commitment (the Commitment) is a more specific framework that aligns closely with the built environment and real estate sector in particular.

Born out of a collaboration between the World Green Building Council and GRESB, the Commitment encourages the decarbonization of the built environment, removes implementation barriers, and motivates execution by others. 

Compliance with this commitment requires that by 2030, existing buildings reduce their energy consumption and new developments are constructed to contain extreme efficiency (“The Net Zero”). 

The Commitment incorporates the whole life cycle of a building, including both embodied and operational carbon in its analyses. Due to this inclusive outlook (note - embodied carbon….), collaboration across sectors and a strategy that focuses on transparency and circularity is essential to make it work (“The Net Zero”).

The goal of this collaboration is to facilitate the formation of sector leadership and to accelerate the market towards a carbon-free future. Those that commit to the framework are required to measure, assess, and disclose performance annually and publicly, providing information on energy demand, operational and whole life carbon emissions, as well as portfolio data. With the disclosure of this information, transparency is increased, and the data can be used to inform improvements and benchmarking opportunities (“The Net Zero”).

According to the CEO of the World Green Building Council, “the Commitment provides a framework for real estate organizations to take action towards net zero carbon portfolios”, therefore providing a valuable pathway towards achieving a company’s ESG goals (“The Net Zero”).

https://www.worldgbc.org/thecommitment

GRI in real estate esg reporting

The Global Reporting Initiative (GRI) is the leading global framework for sustainability reporting. Once a company’s goals are outlined and their impacts are quantified, the GRI Standards provide a guide and common language to report those impacts (“Setting the Agenda”).

Essentially, the GRI Standards provides a framework by which to structure a company’s sustainability and ESG reports, providing a high level of transparency, clarity, and comprehensiveness (“Reporting”).

The GRI standards include both the Universal Standards, which are applicable to all organizations, and the new Sector Standards, which can provide more sector-specific reporting guidelines.

In the case of real estate development companies, there is a specific ‘Construction and Real Estate Sector’ which lists topics and disclosures that are the most likely to be material within that sector.

The GRI standards require disclosures associated with depletion of natural resources, deterioration of natural ecosystems, waste, as well as impacts on social wellbeing and community impacts. 

Coupled with other available tools and standards, the GRI standards can provide a clear way for companies to report and understand their impacts on the environment and economy. This can help companies increase transparency and alignment with their ESG goals. 

https://www.globalreporting.org/

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Sources

“The 17 Goals | Sustainable Development.” United Nations, United Nations, https://sdgs.un.org/goals . 

 “TCFD for Real Assets Investors.” PRI, 27 Apr. 2021, https://www.unpri.org/infrastructure-and-other-real-assets/tcfd-for-real-assets-investors/7495.article . 

“CDP Homepage.” CDP, https://www.cdp.net/en  

GRI Reporting https://www.globalreporting.org/

“The Net Zero Carbon Buildings Commitment.” World Green Building Council, https://www.worldgbc.org/thecommitment . 

“Reporting.” Home, https://www.powercorporationcsr.com/en/responsible-management/reporting/ . 

SASB, 30 Mar. 2022, https://www.sasb.org/ . 

“SDGs: Answering the Big Questions for the Real Estate Industry – What, Where, Why and How?” GRESB, https://gresb.com/nl-en/2020/01/24/sdgs-answering-the-big-questions-for-the-real-estate-industry-%E2%80%93-what-where-why-and-how/ . 

“Setting the Agenda for the Future.” GRI - Home, https://www.globalreporting.org/ . 

SUSTAINABILITY, Shubha Mohunta DIRECTOR OF. “SASB 101 for Real Estate Owners, Developers and Investment Trusts.” Verdani, Verdani-Partners, 1 Mar. 2018, https://www.verdani.com/single-post/sasb-101-for-real-estate-owners-developers-and-investment-trusts . 

“TCFD.” Task Force on Climate-Related Financial Disclosures, https://www.fsb-tcfd.org/ . 

Acoustic performance in WELL buildings

acoustic comfort / acoustic performance / sound design / WELL rating system / healthy building

WELL Certified / SOUND CONCEPT

acoustic performance with ethan bourdeau

Welcome to episode 48 of the Green & Healthy Places podcast in which we discuss the themes of wellbeing and sustainability in real estate.

I’m your host, Matt Morley of Biofilico Healthy Buildings and in this episode we’re in New York talking to Ethan Bourdeau, the Sound Concept Lead at the International WELL Building Institute (IWBI) - the organization behind the WELL healthy building rating system. 

An architectural acoustician, Ethan also holds down a role as Executive Director of Standards and Built Environment for Quiet Parks International (QPI).

Ethan and I discuss the role of acoustics in creating a comfortable environment for building occupants; how pink noise can cover up unwanted background noise, sound zones and spatial layouts; the all important distinction between sound, silence, and noise; the role nature sounds can play in promoting wellness; and the main causes of noise in a building that need to be mitigated in a comprehensive healthy building acoustics plan in line with the WELL Sound concept he helped conceive.

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acoustic performance / conversation highlights

• Acoustics is just one element of a holistic platform of comfort metrics that are operating in synchronicity.

• In WELL we look at spatial layout, acoustic thresholds and criteria for optimal performance (pulled from the leading acoustical standards) and in some cases, include novel requirements for acoustical design and acoustical comfort that have yet to really hit the market outside of the WELL rating system.

• Not all sound is noise - sound is just sound until it annoys you, then it becomes noise!

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WELL acoustic performance conversation with Ethan Bourdeau, Sound Concept Lead, International WELL Building Institute (IWBI)

full transcript courtesy of OTTER.AI (excuse any typos)

Matt Morley

Ethan, a pleasure to have you here. I'd like to start with some basics, if we may - what was your path into sound design and audio engineering? For people who are perhaps not entirely familiar with how that relates to real estate, perhaps you could give us a quick intro to that bridge between those worlds?

Ethan Bourdeau

Sure, thanks, Matt. It's great to be here. Happy to discuss this. So my background in acoustics and sound goes back to my days as a musician growing up. I've practiced and spent a lot of time performing on the folium, which is a low brass tube like instrument that carried me throughout a degree in Music Performance and Acoustical Engineering at the University of Hartford.

So, yeah, constantly listening to my own sound really led me to want to better understand the way that interior environments sounded and to what degree architects and designers have the ability to manipulate, shape and improve the sound of spaces that we spend our time in.

Nature sounds, quiet and wellbeing

Matt Morley

As context, the work you're doing with the Quiet Parks International (QPI) might give us a starting point of the best case scenario, as in a perfectly quiet, natural environment. Does nature provide a baseline of excellence in terms of sound and noise?

Ethan Bourdeau

My work with Quiet Parks International is my latest endeavor. It's been the result of a year's worth of collaboration with those folks, field recorders that have come together behind this one mission of preserving and recognizing quiet in the natural and built environments throughout the world.

Their expertise so far has brought them to places like Glacier National Park, Haleakala Crater on Hawaii, and various other urban and wilderness quiet parks throughout the world as potential candidates for meeting our criteria that denotes and best exemplifies what quiet really means to the surrounding or indeed visiting populations.

We have, over the past year, worked to define what that criteria looks like, how do we define quiet from a physical, a parametric and even a subjective standpoint.

To what degree do we assess using audio technology, sound level meters, audio recording devices, and even just anecdotal and colloquial evidence that we can get from people with boots on the ground in those areas to describe ‘quiet’.

Over time, we're planning to develop a better understanding of how quiet and the definition of silence and tranquility changes around the world. So we're actively recruiting and finding candidate spaces, including a site here in New York City, actually, that we're hoping can add more flavor to understanding and unraveling that narrative.

Nature sounds for wellness

Matt Morley

So these are areas where there's no obvious intervention of a built environment, you're effectively out in a completely isolated natural corner of the world, in which case ‘quiet’ is not necessarily ‘silence’ . It's the sounds of nature with no man-made interventions.

Ethan Bourdeau

It is, for the most part, we do find ourselves in instances where the term ‘silence’ could perhaps be the only classification in the case of some remote places like Haleakala crater, but you're right for the most part, we are entering places where the soundscape is defined by sources of sound that are not manmade, they are a part of the natural landscape, they could be geographical features, they could be animals, migratory birds, insects, etc.

Well Certified / SOUND CONCEPT

Acoustic comfort in buildings

Matt Morley

So if we then use that as a bridge into the discussion around interiors and buildings, the idea of acoustic comfort or acoustical comfort, do you see that as being a fundamentally objective measure? Or is it all to do with how each individual responds to noise and their personal reactions to whether it's too quiet or to silent or is it and then measures that you can use that would say, Well, this is the optimal acoustic comfort to perform a certain task.

Ethan Bourdeau

When we think about occupants within a space, we can learn a lot about where are those people are coming from if if they're entering a new office environment that's undergoing renovation, to what degree can their past and prior experiences with the acoustical quality or even just the indoor environmental quality of where they're originally used to, how does that inform the way that we as designers can approach facilitating better sounding spaces.

Acoustics is just one element of a holistic platform of comfort metrics that are operating in synchronicity.

Acoustics in the WELL Building Standard

I think one great example is how the WELL rating system has been able to break this down into the various concepts among which includes SOUND is a key feature.

In WELL we look at spatial layout, acoustic thresholds and criteria for optimal performance (pulled from the leading acoustical standards) and in some cases, include novel requirements for acoustical design and acoustical comfort that have yet to really hit the market outside of the WELL rating system.

It’s a huge opportunity, I think, for not just acousticians, but really architects, designers, folks who are consulting in the space of biophilic design to really ask those questions of what is it about the sonic environment that maybe even I don't quite fully understand or can convey to occupants in clients who are coming from those areas where that was a large concern and maybe an obstacle towards a better productive and more fulfilling workplace experience.

Possible sources of noise in a healthy building

Matt Morley

Okay, so what are the typical causes of unwanted noise in buildings be that an office, hotel, learning or residential environment? How does the WELL standard concept of sound mapping mitigate for those sources of noise?

Ethan Bourdeau

There are many different sources, for the purposes of an initial review of a building, we'll look at environmental impacts from exterior noise intrusion that can be sources such as traffic, aviation noise, pedestrian noise depending on where this place is located.

We also look at Interior mechanical systems design and the way that building services can potentially impact not just any one given space, but the building at large which introduces sound in a number of ways.

Sound can travel through air, it can can travel through vents in HVAC systems, even through structures. If you have large, rotating pieces of mechanical equipment that are delivering air throughout a building, or even filtration systems, the vibration of air and movement can enter the structure and then radiate throughout an entire building.

We can also talk about occupant generated noise in the office that can be as one of my friends likes to say, the person next to you with the Frito lays chip bag in the middle of the day making sounds while you're on one of your 100 Zoom calls for the week. Or it could just be any combination of activity that's happening again throughout the building.

So while sound travels through air it can also travel through structures and with the proliferation of fitness areas and CrossFit gyms, things like impact noise from weights can travel through an entire building as well. Those lead to distractions and other obstacles to productivity.

Sound mapping in a healthy building

Matt Morley

So the process of sound mapping then would be an attempt to prevent the construction of the eventual fit-out on a building project being completed before a plan is in place for acoustics.

So you're talking to the HVAC engineers, the architects, quite a few people around that table to try and get a sense of what the acoustic environment will be like in a space especially on a on a new build construction?

Ethan Bourdeau

So when it comes to acoustics, there's something that's generating the sound to the source, which can be controlled or maintained, in some instances, it gets a little difficult when we talk about occupants, for instance, but for mechanical noise or exterior noise intrusion, there's ways to investigate noise control at the source.

There's the path so what is between that source and the receiver with HVAC, we mentioned ductwork there's also structural components - are we reducing vibration caused by circular mechanical equipment.

In the case of occupant noise, what's blocking you from not just the line of sound or the the path of the sound, but also even the line of sight with you and another person that plays a role in what we call psycho acoustics or the role that acoustics plays in our own mental and cognitive, health and wellbeing within the built environment.

Then there's the receiver. And so that's us the listeners, the final crux in the acoustic comfort equation of - who is receiving this sound? How are they responding to it and then how can we qualitatively assess the subjective outcomes of such sound.

Not all sound is noise, sound is just sound until it annoys you, then that becomes noise!

Biophilic design and acoustic comfort

Matt Morley

That brings to mind a project that I was involved in, in Switzerland, it was a round shaped, concrete and glass corporate headquarter building for a natural food business. We were called in to assist both on the biophilic design side, but also trying to fix the incredible noise issues.

They had a lot of hard surfaces, double-height central atriums that were allowing sounds to bounce around from the ground level reception up to almost the second floor of the building. We looked at options for introducing acoustic materials and everything from acoustic paint on the walls to sound absorbing plant walls.

Noise control and sound absorbing solutions

I'd love to hear how you think about what the tools are available to a consultant in that type of environment, as a specialist really, in that type of thing, you're going into a space, they have a problem with noise, and it's already happening. What's in your toolbox?

Ethan Bourdeau

Well, the biggest question that I would ask at the start is the one that I hoped the project team would have asked before creating a space like this, it's what is it the intent of this space? Why are people congregating here? What exactly are the activities and the experiences that have happen happen in this particular environment, then from there we can define criteria.

We’d work with the team to say, unless you do this, you will not be able to achieve XYZ. So you know, in the case of this building that you're describing, it sounds like there could be issues with speech intelligibility, or potentially even issues with too much speech intelligibility, where there are areas where you want to hear someone speak, and you simply can't.

Then when you're working at your desk, you might be hearing more conversations than you would may like to, and so that's where we pull out the really specific solutions based examples for acoustic and interior design and noise control. So in these cases, we would look at how do we reduce the sound in that path equation that we were talking about and source path and receiver?

Speech intelligibility for acoustic comfort

How do we bolster speech reinforcement, if someone is giving a presentation if they're giving a lecture, or even if they're talking on a simple zoom call, we're now starting to add tools to our toolkit that address this.

This in this hybrid workplace lifestyle, where we can communicate with others around the world like you and I are right now and not necessarily need to be in a studio that has acoustic panels like mine, you can be in a place that considers speech intelligibility without really breaking the bank and creating something that's a studio quality space.

There's no one element of acoustic comfort that should be focused for every single project, every single project is different.

WELL Rating Standard on sound in open plan offices

Matt Morley

So the WELL rating standard is especially strong on mixed-use buildings, and particularly commercial office buildings. Imagine then an open plan, office space for a creative team, the intent was originally to foster collaboration but there has been kickback on that over recent years around productivity taking a hit rather than a boost. Do you think there's still space for open plan offices like that with certain acoustical interventions?

Ethan Bourdeau

So a hot topic in the acoustics industry, right now, I'm fortunate to sit on a few Working Group committees for ISO and other standards groups that are specifically looking at Interior acoustics in the open work plan environment. And these conversations get very complicated very quickly, because the culture of Open Office acoustics and open office use in general changes so much as you go into different regions throughout Europe, and especially between North America, Europe and the rest of the world.

Acoustics in a workplace wellness strategy

Where we pull this criteria from to develop, and design, better acoustics and open offices changes quite a bit. So what I like to do, again, is really take it back to some fundamental steps. And on a lot of these working group discussions, I bring up what I feel the WELL rating system has done so well in breaking down into the fundamentals of what types of zones could you potentially think about, and what are the lowest common denominators for acoustical comfort when thinking about spatial layout, from a workplace strategy perspective in an open office.

Acoustic zones in a healthy building plan

So we have a few categories in this WELL feature. So one, we break it down into quiet zones, where focused work is the priority, or that could also include places like bedrooms, for instance, what is an area that you want to protect in terms of acoustic comfort and make entry as a sensitive space, we then have mixed zones, which could be a combination of any of those things and include collaboration, not all collaboration necessarily has to be boisterous and loud and, and people shouting over a desk of a floor plans, or, or whatever, it could also just be, hey, we're going to meet together as a team in this open environment and discuss XYZ amongst ourselves at appropriate levels.

Then we have loud zones. And so these could be any combination of areas where you have noisy mechanical equipment that just needs its own isolated, dedicated space to be moved away from any other sensitive environments, are these gonna be places where you have amplified speech, you have maybe a very active teleconference room that uses amplification. So these are areas that you really need to keep separate from your quiet zones.

In the precondition, this is required for every single project in the sound concept. Now, we have found that when people approach from this lens they have a better idea of WELL, I know now what I should probably be pursuing with our subsequent optimizations in the wall rating system.

Spatial layouts in the WELL SOUND concept

Based on the spatial layout that we were required to do. I know that speech reinforcement is going to be important. I know that speech privacy in my Open Office is going to be important. So what do I need to do to then show up and make sure I'm meeting those needs for my occupants? And those conversations become very fruitful, we learn a lot more about acoustics than we would if we were just meeting criteria. If we were just submitting documentation, saying, from an acoustician, you pass, here's the checkmark. Here's the check in that box of acoustic comfort.

So I would encourage folks who are in that position of rethinking the Open Office, from an acoustic perspective to really focus on the lowest common denominator, how many spaces do you intend to have there where focused quiet work is a key function of the holistic open office design, and start from there, because if collaboration is the leading draw to creating an open collaborative space, the folks who rely on quiet zones to complete their work aren't being there. The folks that are relying on quiet zones to achieve their work, have needs that aren't being met by the design team and the organization who put collaboration first, when in reality, people want a healthy balance of both.

Sound masking systems in a healthy building

Matt Morley

And we also mentioned the idea of sound masking systems - the idea of there being a level of white noise that can be pumped into the background to create a baseline that can help cover some of the mechanical systems. How does that work? Is that about the frequency? Is that about the the intensity of the sound? And would some nature sounds fit into that category?

Ethan Bourdeau

Yes, so sound masking is a very tried and true technology that as a consultant, I've been able to deploy quite a bit in open office settings with great success. And what it really focuses on is delivering a Pink Noise signal, which is somewhat calmer than white noise, which, if you were able to compare the two on YouTube I guarantee you will have a preference over over pink noise to over white.

Why we choose pink noise is because you can you can also go into the sound source itself and adjust the contour of the equalization curve, so that it can really match and really perform in accordance with preferred occupant acoustic comfort parameters. Now that's that's more of the technical side of how you would deploy a system like this.

A sound masking system is a network of loudspeakers that are directly mounted hung from or otherwise located throughout a ceiling, plane or even plenum, they can be directly exposed or be behind an acoustic ceiling tile. So it's a very useful tool when we try to address speech privacy from a signal to noise perspective.

Sound masking for productivity in an office

Signal to Noise - meaning you have a ‘signal’, which could be another person talking, their voice carries throughout an office that you don't necessarily need to hear. And then ‘noise’ being what is the background sound level that allows you to discern that signal or the sound of another person's voice.

So as we raise that background sound, the difference between the ambient level and the signal is then reduced. And so that helps with reducing the total impact of hearing another person's voice encroaching on your ability to focus and be better productive in a in a workplace.

Natural soundscapes in the built environment

Now to your other question about natural sounds as a sound source, I'm, as a designer and in working with folks who are field recordists and who are architectural designers. I'm actively trying to indicate that introducing natural soundscapes into the built environment is a new format of introduced sound. Sound masking is a form of introducing sound that focuses specifically on speech privacy.

Natural soundscapes have a number of potential benefits to them as well being immersed in and hearing soundscapes of birds, wind, waves, etc. In a spatially uniform environment that can elicit emotional response in ways that addressing speech privacy, for instance, isn't necessarily going to do.

There's some really tremendous examples of new technology that's emerging that focuses on this. There's actually a company there's a couple companies one is MoodSonic, who actually sits on our advisory board for the sound concept that focuses on delivering soundscapes from a natural sound source perspective.

There's a new company that I've heard about called spatial, who I'm trying to learn more about in the coming weeks that is providing a similar solution and has worked with some hospitals and then North America to create spaces for respite for nurses and people who need a moment of Zen or peace or tranquility to to continue their daily work.

Biophilic sounds for wellbeing

Matt Morley

Yeah, I've certainly used it in an intimate nature space in the central business district of London called Canary Wharf. We did a month-long biophilic design research study.

Sound was definitely part of what he called a multi-sensory wellbeing design strategy along with aromatherapy, and smart lights and various other things. But I found it was all too easy to just accept that, you know, a Spotify playlist of English bird songs, as we were in England, would be sufficient, I felt that there was more to be done in terms of perhaps matching place, season and the situation or the desired emotional response. And so I could see how those type of services could perhaps add that extra layer of detail, right?

Ethan Bourdeau

In reality, the ear is not dumb. The ear knows when it's in an office and crickets are playing from a Sonos speaker in the corner. The brain understands that when it is truly immersed in an environment, only then can it naturally respond and react to it the way that we would if we were there in reality.

I am an aspiring audio engineer and more of an architectural acoustician. But audio engineers are really looking at this from the perspective of, of how do sounds really travel in the sound field? And how can multiple loudspeakers and an array of loudspeakers help to create and elicit those environments.

I've seen examples where in software, they can create sound sources and an XYZ grid and just have them move around. And you know, not too dissimilar to going to the theater and listening to a Dolby system where you can pinpoint exactly where the sound is in the given cinema. So we're seeing that enter places like workplaces, hospitals and public public areas where sound installations can better interact with humans and vice versa.

WELL Rating System on SOUND

Matt Morley

In terms of how the WELL rating system positions the sound concept, the ultimate aim here, when you get all of this right, is primarily a boost in comfort and productivity, worker happiness? What are your desired outcomes in terms of a healthy building strategy and the acoustic component in particular?

Ethan Bourdeau

It changes per project type. So in a typical workplace, yes, we would talk about workplace satisfaction, we've talked about productivity, we would talk about ability to collaborate, if if there are more spaces, if there are more areas throughout a given office floor plate, where a person can interact with different types of acoustic environments to better support their work, there is a sense of fulfillment that we can we can draw from that and indices indicating surveys that are indicating that noise is a top concern.

Or pointing to that the lack of choice and the inability to be in a place where you can speak when you need to without worrying about other people hearing you or vice versa.

That is the primary focus that is that is something in the workplace environment that that is a key outcome. Absolutely. And especially now when we think about how do we return to that type of environment where you you are looking someone directly in the eye from across a table and your voice doesn't have to go through a series of digital signal processing through Whatever you can describe the software for this hybrid environment, I think there is a real learning that we will have to undertake when it comes to thinking about how we communicate in the workplace, for instance, and then that will ultimately describe the way that we address acoustics from the onset and design.

Acoustics for improved sleep in residential and healthcare

Now, with places like healthcare and residential, we see noise as a concern as it relates to sleep. And with acoustics being a top contributor to sleep disturbance, it's important that we can see the key outcomes in things like fitness trackers, and other types of technology that can measure and better assess our quality of sleep.

This is very important with healthcare where patient surveys that are administered, especially here in North America, indicate the performance of a hospital based on a patient's ability to sleep and spend their time recovering in some instances.

The links between acoustic comfort and patient recovery are many, it's actually where a lot of the research in acoustics and health and wellbeing derives from.

So over time, as we see places like hospitals, Senior Living outpatient facilities, adopting more of these health and wellbeing metrics into their design, the more we're going to see these uptakes in patient satisfaction surveys.

Matt Morley

In summary then, the WELL rating standard for me is a such a helpful marker it has given me at least a minimal level of understanding in sound and acoustics planning. So congratulations on everything you've done so far. How can people reach out to connect with you?

Ethan Bourdeau

You can find me on LinkedIn of all places. I'm usually posting the latest updates with all of the outfits that I'm involved with there.

mental health & wellbeing in healthy buildings

The WELL Standard MIND concept

Urbanization and the shift away from nature towards a lifestyle dominated by the built environment has led to a plethora of human health issues, some obvious, others less so. Many of us now spend 90% of our time indoors, making the spaces around us of surprising relevance for mental wellness.

mental wellbeing in a healthy building

Strategies such as biophilic design, mental health programs, the encouragement of an active lifestyle and the provision of restorative spaces can all be used to increase mental wellbeing for building occupants.

In addition, it is helpful to have a designated mental health champion within a workspace, school, or other community to encourage building occupants to engage with mental health issues openly.

For our take on the specific components that make up a healthy building see our dedicated article here.

Biophilic Design for mental wellbeing in a healthy building

Biophilic design aims to connect people to nature through interior design, reinstating the increasingly distant relationship between us as human beings and the natural environment. Our ancestral affinity with nature ensures exposure to nature, even in indoor environments, provides a range of restorative mental health benefits.

The Attention Restoration Theory (ART) states that spending time in nature helps to reduce mental fatigue, increasing focus and restoring optimal cognitive function (Kaplan/Jimenez).

The Stress Reduction Theory (SRT), on the other hand, focuses on how our stress or anxiety levels can be lowered via immersion in a natural environment, whether ‘living’ or, implicitly, indoors thanks to biophilic design interiors that bring the outside world in (Ulrich/Jimenez).

Strategies such as introducing botanical motifs, organic materials, air-purifying plants, wabi-sabi finishes, living walls, Circadian lighting systems, biophilic sounds and forest aromatherapy are all possible examples of biophilic design for improved building occupant mental health. 

nature, Greenery & green spaces for mental wellbeing

Plants are one of the most important biophilic design elements as they provide a plethora of health benefits. Air-purifying plants are especially relevant in this sense, as are rooftop gardens, moss art on walls, hanging Japanese kokedamas and so on.

Besides the obvious characteristic of natural beauty, such botanical greenery in interior spaces increases the human connection to nature as part of a healthy building experience, and also improves indoor air quality.

In addition, a visual connection to such indoor vegetation has been found to reduce stress and anxiety, and even increase healing rates for hospital patients in one often cited study (Bratman).

Also, memory and creativity are augmented with the implementation of green space, especially notable in children as these factors are important for brain development. 

Overall, greenery increases our ability to concentrate and facilitates workers being able to find a quiet space for recharging during the work day.

Daylight for mental wellbeing in a healthy building

Daylight is an essential building block of health buildings and wellbeing interior design.  In addition to reducing a building’s energy consumption, natural light has been found to improve mood, synchronize us with our circadian rhythms, and increase alertness and concentration (Determan). 

Natural light can be used to align us with our circadian rhythms, also known as our natural 24-hour internal clock. When our bodies follow the natural daylight cycles of the day, our health is positively affected through improved sleep by night and cognitive function by day.  

In addition, natural light increases the prevalence of the neurotransmitter serotonin, which improves mood (Kaltenegger ch 13). Due to these positive influences of daylight on our health, daylight has led to lower levels of absenteeism and lower dropout rates in schools, according to one study (Kellert). 

Additional healthy building considerations such as the quality of any external views via external windows (out onto blue or green nature?) and whether the building’s windows are operable are important to factor in. Operable windows can provide the co-benefits of natural ventilation and the potential to increase thermal comfort, while nature views provide additional biophilic benefits, all proven to improve human wellness. 

Mental Health Programs in workplace wellness

Mental health programming is an increasingly relevant workplace provision. To name a few, offerings such as mental health educational programs, stress management and support group programs, encouragement of healthy nutrition and fitness, and childcare support are all viable solutions.

Workplace wellness programs are good for employee health and for the business’s bottom line too - studies have shown that employees perform better when they are less stressed. 

Mindfulness and stress management

Strategies such as mindfulness programs and stress management courses can reduce employee anxiety levels. Mindfulness workshops can be achieved through digital or in person means, for example using employer-designated digital applications, or through in person meetings and exercises.

Educational courses focused on stress management can support employees and encourage them to take breaks and reset as needed throughout the workday. 

As with any benefits program, it is important that the resources are not only available but are being used by building occupants so the benefits can be reaped. Learning materials should be accessible 24/7 to help avoid any lingering stigmas around engaging in mental health issues.

a mental health champion in a healthy building plan

In addition, the designation of a mental health champion within the company can increase awareness and ultimately engagement. These mental wellness advocates can lead informal meetings, facilitate outside speakers and ensure that any mental health issues that emerge are directed to an appropriate expert - a mental wellbeing champion is not expected to be a psychologist, far from it, they just need to know the right person to call, discretely, when needed.

a Biofilico concept design for a nature inspired office recharge room for peace and quiet

recharge rooms in healthy buildings

The provision of restorative spaces in the built environment is extremely important to maintain appropriate mental health levels for building occupants. Especially in work and school environments when long hours of concentration are required, places of refuge are essential to allow students to recharge and reset throughout the day. These rooms can include spaces such as a nap pod, meditation room, or a restorative space for quiet time.  

Many restorative spaces utilize biophilia in their design, due to the proven mental health benefits that come with nature connection. Recharge rooms have been proven to promote feelings of vitality and reduce stress and anxiety, promoting rejuvenation through respite. 

WELL building standard on restorative spaces

According to the WELL Building Standard’s Mind concept, “restorative spaces should include natural elements and have thoughtful lighting, sound, thermal and material choices. In addition, an element of privacy and the inclusion of calming colors, textures and forms is beneficial for recharging and refocusing.” See our own example of this above.

In addition to designing these spaces in buildings, concern must be taken to facilitate their use, creating a company culture that is accepting of their benefits and therefore time spent in a recharge room by staff members - rather than it being stigmatized.

active design and fitness spaces in healthy buildings

Boosting healthy habits such as physical activity and nutrition can be encouraged through building design and have the potential to improve mental health and wellness. Workplaces and schools in particular can benefit from finding ways to promote healthy habits through interior design, active furniture choices more tactical, promotional strategies such as signage prompts. 

physical activity for mental wellbeing in a healthy building plan

Physical activity provides not just physical health benefits but a mental boost of positive mood, enhanced energy and self-esteem, as well as camaraderie if performed in a group setting. Studies show that exercise helps maintain a healthy sleep cycle at night, ensuring deep rest and recovery. 

Strategies such as incorporating fitness facilities or gym rooms in buildings, as well as places to change and shower on site (as part of an active design plan) can all encourage physical activity.

In addition, offering fitness classes, encouraging the formation of community running or biking groups, or employee fitness related challenges can boost activity levels of building occupants.

Finally, more indirect strategies such as promoting stair use through thoughtful design or smart signage can increase activity and physical and mental health. 

nutrition for mental wellbeing in a healthy building plan

Nutrition is also a very important aspect of physical health that has been shown to be linked to mental health. Studies show that mindful eating is correlated to better wellbeing, which can be encouraged through designated eating areas.

Other strategies such as providing access to healthy snacks, providing cooking or nutrition classes, and encouraging communal eating through designated lunch times have all been shown to increase nutritional health (WELL), this in turn helps foster happy, healthy students or staff. 

---

Sources

Bratman, Gregory, and Gretchen Daily. The Benefits of Nature Experience: Improved Affect and Cognition. Tech. Vol. 138. Stanford: n.p., 2015. Landscape and Urban Planning. Stanford University Libraries. Web. 24 Oct. 2016.

Determan, Jim, et al. “THE IMPACT OF BIOPHILIC LEARNING SPACES ON STUDENT SUCCESS.” Oct. 2019. 

Jimenez, Marcia P. et al. “Associations Between Nature Exposure and Health: A Review of the Evidence.” International Journal of Environmental Research and Public Health 18.9 (2021): 4790. Crossref. Web.

• **Note**: this source was used for ART/SRT info (although original theory names given credit above)

Kaltenegger, Ingrid. "Integration of Mother Nature into Smart Buildings." Integration of Nature and Technology for Smart Cities. By Helen Santiago Fink. Switzerland: Springer International, 2016. ch. 13,18. Print. 

Kellert, Stephen R., and Bill Finnegan. "Biophilic Design-The Architecture of Life Viewing Guide." (n.d.): n. pag. Biophilic Design. Tamarack Media and Stephen Kellert. Web. 7 Dec. 2016.

https://v2.wellcertified.com/en/v/mind

9 Foundations of a Healthy Building: Thermal Comfort Strategy — Biofilico Wellness Interiors

Introduction

The concept of a healthy building has gained significant attention in recent years, as research has shown that the built environment can have a profound impact on human health and well-being. A healthy building is designed to promote the physical and mental health of its occupants, while also minimizing its impact on the environment. In this article, we will explore the foundations of a healthy building and provide guidance on how to create a healthy indoor environment.

What is a Healthy Building?

A healthy building is a structure that is designed and constructed to promote the health and well-being of its occupants. This includes not only the physical health of the occupants but also their mental health and productivity. A healthy building is one that provides a safe, comfortable, and healthy indoor environment, while also minimizing its impact on the environment.

Foundations of a Healthy Building

The foundations of a healthy building are based on scientific research and public health principles. They are designed to be simple and easy to understand, making them accessible to building owners, managers, and occupants. The nine foundations of a healthy building are:

Air Quality and Ventilation

Air quality and ventilation are critical components of a healthy building. Good air quality is essential for a healthy building, as most people spend up to 90% of their time indoors. To achieve good air quality, building owners and managers should opt for building materials, supplies, and furnishings with low chemical emissions. They should also check for legacy pollutants like lead, PCBs, and asbestos during building renovations. Additionally, they should limit vapor intrusion by using a vapor barrier and maintaining humidity levels between 30-60%. Conducting annual air quality tests and responding to occupant concerns can also help ensure good air quality.

Ventilation is also essential for a healthy building. Building owners and managers should meet or exceed local outdoor air ventilation rate guidelines to control indoor sources of odors, chemicals, and carbon dioxide. They should also filter outdoor and recirculated air with a minimum removal efficiency of 75% for all particle size fractions. Avoiding outdoor air intakes at street level or near other outdoor sources of pollutants can also help improve air quality.

Thermal Health and Comfort

Thermal health and comfort are critical components of a healthy building. Building owners and managers should ensure that buildings meet minimum thermal comfort standards for temperature and humidity. They should also provide individual level thermal control, where possible, to allow occupants to adjust temperature and humidity to their liking. Regularly surveying the space and occupants to identify zones that underperform can also help improve thermal comfort. Responding to and evaluating occupant concerns about thermal comfort can also help ensure that the building is comfortable and healthy.

Moisture and Water Quality

Moisture and water quality are critical components of a healthy building. Building owners and managers should conduct regular inspections of roofing, plumbing, ceilings, and HVAC equipment to identify sources of moisture and potential condensation spots. When moisture or mold is found, they should immediately address the moisture source and dry or replace contaminated materials. Identifying and remediating underlying sources of moisture issues can also help prevent mold growth and water damage. Regular moisture inspections can help prevent moisture-related issues.

In addition to moisture control, building owners and managers should also ensure that the building meets the U.S. National Drinking Water Standards at point-of-use. They should test water quality regularly and install water purification systems if necessary. Ensuring residual disinfectant levels are sufficient to control microbes, but not in excess, can also help improve water quality. Preventing water stagnation in pipes can also help prevent bacterial growth.

By following these foundations of a healthy building, building owners and managers can create a healthy indoor environment that promotes the physical and mental health of its occupants, while also minimizing its impact on the environment.

Healthy buildings / thermal comfort / wellness real estate / well building standard

What is thermal comfort in a healthy building?

Heating and cooling tend to account for around half of a building’s energy consumption, making thermal comfort a key consideration for a green building‘s overall energy use. In addition, thermal comfort is considered one of the leading factors in occupant satisfaction within the built environment, making it a vital component of a healthy building strategy too.

Spaces that are perceived as being too humid or warm have been shown to lead to decreased productivity, increased sick building symptoms (such as cognitive impairment and sleepiness) as well as negative mood states (ref: WELL Building Standard). To enhance these environments, it is also crucial to design spaces that minimize background noise, achieving sound levels of 35db and controlling reverberation time. Additionally, controlling outdoor noises such as traffic and construction is important to maintain a conducive indoor environment.

As a result, a comprehensive thermal performance plan which includes strategies such as thermal zoning, individual thermal control, and monitoring thermal characteristics within the building is now firmly part of the green & healthy building consultant’s toolkit.

Thermal Performance in Real Estate

To achieve acceptable thermal comfort within an interior space, healthy building standards such as WELL designate that 80% of occupants must consider a space to be comfortable - a qualitative (subjective) response. As thermal comfort is determined by the level of perceived comfort from building occupants, it is impossible in this case to lay out a plan based specifically on pre-agreed numbers.

Adhering to fire safety and carbon monoxide monitoring standards is also crucial as part of comprehensive safety and security measures in buildings.

The healthy building standards therefore predict what will cause comfort in spaces through a range of environmental factors such as temperature, humidity, outdoor temperature, occupant density and activity, air movement and more. However, even with all these data points in front of us, getting it right for everyone can be challenge, especially in a workplace environment with both men and women sharing the area.

This is due to varying occupant perceptions of comfort, so even more specific zoning strategies by space type / activity for example as well as providing individual thermal comfort control provide opportunities for further refining a thermal comfort plan. When building occupants are comfortable with their thermal environment, productivity increases and levels of fatigue are reduced (WELL).

Thermal Zoning and Minimum Thermal Comfort Standards in a Healthy Building

When considering the thermal characteristics of a space, the type of activity taking place in that interior area matters greatly. For example, a hotel gym where guests are exercising and emitting body heat will need not just higher ventilation rates to remove the CO2 but also a lower temperature.

A study space such as a school library will be very different in that sense, although again there are considerations around optimal temperatures for cognitive performance and concentration. Breaking a building down into a number of such activity zones can help ensure suitable thermal conditions, leading to enhanced occupant satisfaction.

Using high efficiency filter vacuums can also help maintain clean surfaces and reduce dust, which is crucial for enhancing indoor air quality and preventing pest problems.

Temperature can therefore be influenced by a variety of factors such as human activity, building location and orientation, as well as the type of ventilation strategy - be that natural, mechanical or a combination of the two (WELL). When designating different zones, it is important to consider these various factors in order to regulate the thermal properties of each area in advance of building occupants using the space.

Generally, HVAC ventilation systems are responsible for maintaining thermal conditions, and therefore can be used to create different thermal zones within a building, with the level of zoning precision depending on the HVAC set-up. When natural ventilation options are in use, it is operable windows that are used to regulate temperature and thermal comfort.

Towards Individual Level Thermal Control in a Healthy Building

Individual thermal controls can be used to further delineate zones and create smaller, more personalized areas even within rooms. Strategies such as individually accessible thermostats, fans, flexible dress codes, or easily accessible operable windows can all help contribute to giving individuals a sense of control over their thermal experience indoors.

Clean surfaces regularly as part of a broader strategy to limit dust and pest accumulation in buildings. Using high-efficiency filter vacuums and integrating preventative measures can maintain a healthy environment, thereby reducing the potential for exposure to allergens and chemicals.

No one space will please everyone, especially if there is a mix of ages, genders, and so on. It is clear that women tend to be a few degrees colder than men, and tend to be more sensitive to changes in temperatures (Allen), they also are less likely to be in a full trouser suit every day in formal work environments, as men are (in certain industries) no matter what the season.

In addition to individually manageable thermal controls, the provision of outdoor space such as courtyards or rooftops can provide places of respite to allow building occupants to adjust their comfort levels. Access to the outdoors not only provides space to increase thermal comfort, but also can provide other benefits such as biophilia, which improves mental health and can restore focus.

Monitoring & Displaying Thermal Characteristics in a Healthy Building

Sensors that monitor and regulate indoor air temperatures should be placed intentionally to gauge if any unexpected deviations occur. As with other smart building systems, thermal comfort should also be monitored to provide feedback to building managers and inform potential changes. 

Generally, the same sensors can be used to regulate various thermal factors such as temperature and humidity, as well as other interior environmental characteristics such as air quality, for example. Regular commissioning and maintenance of building systems is also imperative to promptly respond to any thermal problems that occur (Allen).  

When coupled with occupant preferences and surveys, the combination of thermal data and occupant satisfaction can be applied to provide optimal thermal comfort. Building occupants should be surveyed regularly to maintain desired thermal levels and to gauge comfort. 

As thermal preferences vary greatly from person to person and are harder to measure numerically, information from post-occupancy surveys is especially important, giving us perceived comfort feedback as well as hard thermal data to work with.

Allen, Joseph. “The 9 Foundations of a Healthy Building.” For Health, Harvard T.H. Chan School of Public Health, https://forhealth.org/9_Foundations_of_a_Healthy_Building.February_2017.pdf

WELL Standard v2

Sustainable real estate in urban regeneration with Jonny Friedman

urban regeneration / south africa / city opportunity fund / jonny friedman / healthy buildings / esg / sustainable real estate / social equity / green & healthy places podcast

Sustainable real estate south africa

A conversation with Jonny Friedman, Executive Chairman of the newly launched City Opportunity Fund. 

In the 1980s and ‘90s Jonny invested in over 100 buildings in the Brighton area in the UK and another 20 buildings in Hoxton and Shoreditch in London, playing an instrumental role in the urban regeneration of both places. 

Today he leads a team of over 120 people under the Urban Lime developments name focused primarily on Cape Town and Durban in South Africa. He has over R2 billion invested in real estate in Cape Town and Durban so far.

We discuss topics such as activations in the public realm, tactical urbanism, apartheid’s influence on urban geography in downtown areas in South Africa, what he calls ‘catalytic developments’ and the incremental gains from creating momentum in placemaking strategies, public-private partnerships in changing the identity of entire urban districts, as well as ESG and sustainability in the South African context.

conversation highlights:

Where I've seen successful urban regeneration projects work extremely well is when you take a deep understanding of that original space and the people within it and use that as your starting point to build upon. That is going to be completely unique in every single situation - no two separate buildings, areas, districts or neighborhoods are the same.

So you can in fact be catalysts for change by making small changes - tactical urbanism is a lot about that type of strategy where you make a series of minor changes here and there. These quickly add up to a lot more than the sum of their parts and make districts quite exciting.

Apartheid was all about creating safe spaces by massive walls, dividing up areas physically in terms of distance, but also in terms of the way in which they were built.

https://urbanlime.co.za/

https://fourthspace.co.za

https://www.cityopportunity.co.za/

Matt Morley: Johnny, one of the concepts that really leaps out from the work you've done in the past has been around this idea of creating democratic spaces that have been re-energized and given new relevance within a city context, how do you see the key drivers of success for you?

Jonny Friedman

Hi, Matt. Look, I think the first thing to say is that a very important part of this is thinking deeply and widely about who's already there, what's there already, in terms of community, neighborhood, and the various parties living / working there, and also what the history is, what the culture is, and how to really take what is there and build upon that. How to make that relevant and better and repurposed in such a way that it works for the people that are there ready, so that it starts to develop interest and excitement for others to come and join in.

Creating momentum in real estate placemaking strategies

This then creates a sort of momentum around itself. But it's not a sense of gentrification or total change, where you from top down impose change upon a particular area or district or city. It's really about working with what's unique and special about that already. How to work with that as your starting point. And I think in a way, that's a sort of bottom up approach, as opposed to a top down approach.

Where I've seen successful urban regeneration projects work extremely well is when you take a deep understanding of that original space and the people within it and use that as your starting point to build upon. That is going to be completely unique in every single situation - no two separate buildings, areas, districts or neighborhoods are the same.

There's not a cut and paste approach that works, what you do in one city won't work in another city, what you do in one area where work in another area, you have to understand the uniqueness of it in, in every sense culturally, historically, and really get underneath it. And when one's able to do that, then it is organic.

It's not something again, which is imposed, I'm not really into master planning, in the sense of really planning out every single building every single aspect of a particular area, what I like to do is set frameworks and have a direction of travel, that allow it to happen organically.

Matt Morley

In the past, you've done both buying up smaller units, for example, at the top end of Bree Street in Cape Town, but you've also done far larger buildings, in terms of how what you've just described relates to piecing individual elements together versus going in with with one large building that can almost be an individual catalyst. How do you see the opportunities and challenges there in terms of scale? Like how does that connect with that concept of democratizing spaces within the city?

The role of scale in district-level placemaking

Jonny Friedman

Scale is important. But it's not the only thing that counts. Look, where it gets very exciting is when you can work at scale, when you can see whole areas, and you're buying buildings, you're looking very carefully at the relationship between the buildings, both private space and public space, and you start integrating that together.

The ‘democratization’ that you're talking about in terms of what I bought, is the opening up of the space so that it's usable and available and doesn't have barriers to entry and people can appreciate and use it at different levels. I think the best spaces are like that, where they they can be appreciated in multiple different ways and barriers to entry are cut down. There's an opening up for us between the private and the public.

Where you're using individual buildings as a catalyst for change for whole areas. I think that can happen. And we've had successful examples of that happening. But I think it needs to be in the context of thinking about spaces more generally, and how the public spaces again interact with that building. And again, making it appropriate.

Tactical urbanism in real estate development

So you can in fact be catalysts for change by making small changes - tactical urbanism is a lot about that type of strategy where you make a series of minor changes here and there. These quickly add up to a lot more than the sum of their parts and make districts quite exciting.

A lot of mistakes are in town planning space and made by the idea that activations and development needs to be very substantial to make change but a lot of substantial and meaningful changes can be made in small ways, clever ways, ways that don't involve huge budgets.

Individual buildings, as long as there is a sense of where the area is, where it's come from, who's there, who are the stakeholders, and it's done in an appropriate way, I think it can make a big impact, it's like you’re putting a huge dollop of confidence when area, you're putting something that really sparks up an area, it can become a catalyst, to attract other, different and interesting things.

Activation of the public realm

Matt Morley

I think perhaps the term that we've been skirting around is activation of the public realm, isn't it about creating valuable, useful, accessible public spaces that everyone can use. You did that in the UK, then at some point, you really doubled down on developing in South Africa, particularly in Cape Town and Durban. So you have two perspectives, in a way the UK and later in your career, with SA in terms of public realm, and also more generally, in terms of where the priorities lie locally. What are the particularities of SA when you're looking at urban regeneration projects?

Urban regeneration in the UK vs South Africa

Jonny Friedman

Well, I think they are, of course, because they're, you know, the histories of the of the two countries are so, so very different. And the architecture and the geo geographical layout of South Africa, has been so influenced by its unique history.

Going back a couple of 100 years, but, you know, in particular, of course, the the history around apartheid and separation of areas by you know, identifying records and the, the geographical implications of apartheid were huge. And, of course, also the fear that was surrounding apartheid, both during it and after it. And the way in which that influenced architecture and and town planning and urban design was massive.

Apartheid was all about creating safe spaces by massive walls, dividing up areas physically in terms of distance, but also in terms of the way in which they were built.

Creating office parks, which you had massive security around and residential, gated communities in suburban areas, again, where the walls were the key issue.

So it was a tremendous amount about, about keeping people out and not using public spaces. So a lot about what we've done it at urban life and our philosophies about breaking those walls down about opening up private spaces with public spaces, about inviting people in and creating spaces which which are saved by the fact they're used, that they're, they're vibrant, they're exciting and, and breaking down those perceptions around security around cities being fearful space with the street as a fearful space, and breaking those types of perceptions down and opening up the city as an exciting vibrant and, and, as you say, democratic space.

So huge differences between between two were of course, you know living in London and growing up in London and walking the streets and being part of that city and the excitement of being able to enjoy public spaces. Then in South Africa, it's very much you know, you get in your car, you go from point A to point B you know exactly where you're heading and you you park your car at point B, you do whatever you're doing at point B and then you go back to back in your car and back to point A and very often that those points are home and shopping center or home and office.

Developing destinations in real estate development

Where we found we can really make a huge difference in this country is about turning that around and turning areas into destinations in themselves. So we're not just going to this restaurant or this office and parking, we're actually saying we're going to this area and we're going to walk I mean these things for obviously for Londoners you know that's it's almost obvious but here in South Africa there are so few high streets where there's so few public urban spaces to enjoy and walk and see and be, you know, and have the surprise of what's around the corner and have multiple things to, to look at and interact with and do all in sort of one area, something which has not really happened outside of very controlled areas, like shopping center environments.

So that's where we try to make a difference and try to introduce South Africans. So the excitement about what's you know, urban centers can feel like what what the street feels like, how does the coffee shop and enjoy the hustle bustle of city life, which has been so missing, both during the apartheid era and and posted around the particular history of South Africa.

So I think there's a lot of opportunity here, just kind of letting people experience what we're so used to in Europe, we take it for granted that you can walk around the city and enjoy the streets and enjoy street life and be constantly surprised by what might be available or what the only shops opened up or coffee shops available.

What are all of those types of things, which we sort of take almost for granted, is not available here, or was it was only just becoming available in multiple different ways or so even where they've done good sort of urban regeneration projects, what South African developers at a lockdown usually done is they've created sort of like a little oasis, and they put a wall around it.

That what they've called urban regeneration, because that mindset, the mentality is all about safety, security, and keeping restricting people coming into spaces. In fact, the opposite of what you're talking about in terms of democratization of spaces, it's almost even though the urban regeneration ideas and spaces, they don't get quite get this concept of opening them up and making them exciting and, and spaces in their own right, where people can move freely between public and private spaces and between different private spaces. So it's actually very exciting developing here, because a you can do it at scale. And scale is important as previously discussed. But I think it's almost like introducing a new way of living, and excitement around what the city equals and what it can be.

Democratized urban spaces for social equity

And that's what I found very, very fulfilling. And when people find it, they love it. And in fact, particularly young people, I think, you know, creating great urban democratized type of spaces, is extremely, it's something that young people almost kind of need. And if you don't provide it within a city, they'll go elsewhere. And they'll go to cities, which do provide it.

So it's been very exciting working here, because we've been able to do it at scale. And we've also been able to sort of bring a different mindset to it, and started to introduce people to what in Europe, we sort of take almost for granted that what what has been very much prohibited here, either, you know, actually, or in terms of perception being people can see the CD spaces too, as too dangerous somehow.

And I feel like over the last 20 years, I've been working here, we've moved the mindset on that in a lot of areas. You mentioned a few, but we've worked in probably 25 Different areas across the country. And all of the areas One of the things that they have in common is that they're about opening up, they're about connecting public private spaces, they're about the feeling of being able to be in a space and be able to engage with excitement of what city life, let's say like at its best can be.

Matt Morley

And to achieve that, are you finding free consider say that, say a district level or a cluster based strategy where in a sense, you start to spread out and create, as you mentioned, sort of a street level neighborhood. That's really something quite innovative for sa but perhaps something we might take almost for granted in in Europe, does that require greater public private collaboration? Or is it something that a private developers such as urban lime can pretty much roll out themselves how much how much partnership is involved in that with the city planning?

Public - private partnerships in real estate development

Jonny Friedman

The more partnership there is, the better. Where the schemes work best is where the public and private work hand in hand together. And almost by their nature, they have to have a good symbiotic relationship with the with the cities and with the owners of the public spaces.

So what can also happen is that as a private developer, you can sort of be the catalyst for that as well. So even if you haven't got a willing pond to start with, you can start showing them how the public and private realm can start interact.

And what's interesting is that we've had such you know, public of engagements, where, when the cities and when neighborhoods and when you know, the the stakeholders start to see change, we found that they got more and more engaged, and that it goes beyond talking actually into reality. And when they start to see it, there's a momentum builds.

In fact, momentum in what we do is extremely important, getting things done, and doing stuff, we were talking earlier about small interventions. Small interventions are hugely important because they develop confidence, they develop confidence, and then people see are starting to see change, it's time to feel change.

So actually just making smaller small interventions, where people are starting to experience the sort of things that we were talking about earlier, the excitement of city life, the interact with other people, the best of what cities and districts neighborhoods can be, once they start to feel that, then it has it starts to grow momentum itself.

And then of course, others start coming in as well. It's not just due to i, we never look to be the the only private. In fact, if we were the only people developing privately, we've kind of not hit, we've missed the target in a way.

Becoming a catalyst for change via real estate

But we want to be as a catalyst for change, once people start seeing it happening, it gets to a sort of a tipping point, where you know, we could actually do nothing more and come back in five years time, and the area would be very substantially better than it is now. Because it's come to a sort of a tipping point where all the owners of the buildings start seeing potential, they want to spend money on maintenance, they want to think about the right 10s Instead of just, you know, any tenant, and it becomes a positive becomes a positive catalytic spiral.

And very much the municipalities and the local councils and other stakeholders get on board that enthusiasm, if you create it, once I see one of our roles is as kind of momentum builders. So it's a it's yes, you can do catalytic developments. But also, you can do a lot of small interventions here and there. And out of that comes a momentum, and it starts developing a life of itself. And then all stakeholders very much obviously key stakeholders are the municipalities, but other stakeholders as well get involved and projects take on a life of their own.

City Opportunity Fund - ESG real estate

Matt Morley

Fascinating and in a way that leads into then, where you look to be changing gear, in a sense with the launch of the city Opportunity Fund, upcoming in June of this year, clearly different scale, but still, in a way, tapping into that same level of detailed insight and the knowledge that you have that have particularly in a city, Cape Town and Durban. So what is your what's the aim there? What's the big goal with that new fund that looks to be? Yeah, in a sense, taking urban regeneration to another level in SA right.

Jonny Friedman

The City Opportunity Fund is actually taking the skill sets and our experience that we've developed, you know, in the three cities that we've worked in on on two continents. And really distilling that and I would say one does still that one comes down to the real skills that we have is how do we take areas or buildings that have become inappropriate in terms of us have gone out of fashion that no longer had relevance in some way. And we've adapted them in an organic way which is, which doesn't feel like it's a top down approach, which is a bottom up approach, which we talked about which is organic, which is incremental, but at the same time radically transforms areas and buildings and at the moment, those that skill set couldn't be more relevant because in the postcode environment, you know, through changes in technology, but which have now been enhanced heavily by the experience we've all been through over the last couple of years.

The impact of COVID on mixed-use real estate development

It's left a huge amount of real estate, not only in the in the city centres, but throughout the whole of South Africa. And in fact, globally. It's made its left a huge amount of commercial real estate, in some ways irrelevant under purpose or needs to be repurposed reinvented resort through for this post COVID modern world, people essentially are not working from offices in the way that they that they used to.

And people are essentially not buying from shops in the way that they used to. And whilst this this trend has been in place for quite a while in terms of flexible working, and in terms of online retail, these are trends which are already well established before COVID. They've been hugely accelerated by COVID. And you know the way in which we work and the way in which we which we shop and the way in which we live and the way in which we socialize and the way in which we think about our homes.

And the way we we think of ourselves and each other has radically transformed. And what it's done is it's had a tremendous impact on the way in which we use buildings, the way which we think about buildings. The how we're going to be using buildings going forward, there's a massive shift, which needs to be taken to account from there, because there's a huge blend up between the virtual world and the real world. And how does one integrate the virtual experience with the bricks and mortar experience?

So it's in that slot in the slot in this lot of how does one repurpose rethink reinvent real estate, given these massive social technology, massive changes that are that have been happening and are happening and are accelerating at a tremendous pace? And how it's impacting really every aspect of our lives?

And where does real estate fit into that? And what is and how does one adapt these types of buildings, headquarters, office buildings, for instance, shopping centers, high streets, business, travel has totally changed.

Almost every aspect of the commercial, real estate and leisure businesses have changed very fundamentally. And it's the reinvention and the rethinking of how does one adapt those two buildings which are, which are relevant, and that's what the city Opportunity Fund has at the very heart of it.

And the proposition is, is that we come up with a set of sort of broad solutions in multiple different categories, as to how we can in, in general terms deal with some of these fundamental issues that have that have changed, and a lot of real estate will never be the same again, because things are fundamentally changed.

So the city Opportunity Fund is a fund where we're injecting close to 2 billion rands of our own assets into the fund. But we're also working with major partners who are going to be injecting real estate, which fits into that category, which are buildings which, or groups of buildings, which need rethinking, repurposing, reinventing which which are no longer relevant they currently are. And, of course, the solutions. To what to that problem? How does one deal with real estate in the postcode environment, it's not cookie cutter,

there's not a cut and paste solution to it. And again, the solutions will have to be crafted on a bespoke basis. And and that is where that is where our sweet spot is. And that that is what the city Opportunity Fund is about is it comes out of a team that's got 30 years experience in, in looking at areas that have gone out of fashion that at buildings, which no longer fit for purpose, and being able to adapt them and change them and get underneath the pot with underneath the issue, finding the most relevant and most appropriate solution for a particular area building district or city. And it's that which will be encapsulated within the city Opportunity Fund.

Student housing and affordable housing

Matt Morley

Within that context, then the student housing and affordable housing sector, so what is the opportunity there? So if you've got a 1960s building that's really sort of past its its sell by date, but yet has potential? How can a student housing concept or how would you adapt the student housing concept to fit into that space? Because there's there's surely opportunities there and that sector, right?

Jonny Friedman

Well, there are a lot of buildings that fit into that category in the industry. Some of them are more appropriate for retrofit into student social housing and others. And of course, it depends upon exactly where the demand is. But in both the sectors that you that you brought up there they they are, you know that one of the solutions, in effect, or student housing and social housing are two of the solutions that we are looking very carefully at in terms of a much wider and much wider issue.

But they certainly in South Africa are areas where there's a large amount of demand, there's government backing for him. And there's a real opportunity in retrofitting old office buildings, certain old office buildings into spaces of that nature. And again, we would look at a project like that, like we look at any and we think, Well, what is the very best, the very, very best in asset class here?

How can we do this in the very best way? And we would work off a wish list and look and think well, what is it what does the ultimate student student housing look like? And we would literally run through and think about that. And the same with social housing and create best in best in class types of buildings and areas.

Again, I like in that space linking buildings, I like thinking about the public spaces. I like thinking about how it feels to be not only in public space, but how it feels to be within the building. I think a lot of the issues around the way in which buildings are used healthy spaces, creating green spaces, spaces, which are, which are feel good to be and we almost was everything we we do we look at we take a sort of a living room approach.

How does it How does it feel to be in the space? We think about you know, if we're actually in that space? How does it feel to be in there feel like, like a vibrant, healthy democratic space, something's inviting, we would look at student housing exactly that way as, as in a in our class. So best in class is critical.

Defining a concept for mixed-use real estate development

How does it feel how to build it interact? How to public speak, how does the public space work? What we don't like is huge concourses whose huge concrete concourse is, which are kind of almost made for architects rather than for people, you know, they kind of make the building look good, and make the building look grand or whatever. But we're interested in is how does it feel? How does it feel to be in the space?

How do we get a best best in class feeling? What's most appropriate? What's there? How do we think about modern technology? And how do we integrate that? How do we use the changes in the way in which we're living so radically?

And how do we integrate those into these buildings to make them make not only relevant now, but also relevant in 10 years time? So we thinking very hard about that the interaction between technology and real estate, the interaction between the virtual world and real world? And, and going back to basic principles? How does it feel? How does it feel to be in a space? What do you need?

So what are the needs of the people who inhabit that spaces? It's this type of thinking, we that I think sort of sets us apart. And within the city Opportunity Fund, it's we're going to be saved, we're going to be having those types of conversations and those that type of thinking, going through everything we do.

So whether it's a high street, or whether it's a social housing project, or whether it's a student city we're looking at, or whether we're looking at a neighborhood scheme, or whether we're looking at how does one reinvent the office space, the modern world what's required? Now? The thinking is starts there, who's there to start with?

How do we build on that? What's the most efficient, most exciting way to use the building? How does it feel to be in it? How do we interact with the technologies that are available? How do we blend the experience between the version the real, it's, it's this is the approach we're sort of taking, it's not a traditional development. And you can give you probably, I think, throughout the chat we've had we've not actually used the word developer, we don't really consider ourselves developers sort of a more around placemaking, more around reinvention, almost inventors or re inventors of space, not developers of space.

So it's a different it's a different approach. It's a different way of thinking. And it's very people centered used word democratization, so very people centered, how does it feel? Very critical. How does it feel? What's the use? How does it interact with, with the with everything else we do? How does it fit in?

Real estate ESG - Environmental, Social, Governance

Matt Morley

You touched on a couple of things there the idea of there being a component of health and well being and also to some extent, considering green themes and sustainability. We've spoken a lot about the social side. So the big hot topic at the moment clearly is ESG real estate.

So environmental, social, and governance within the sort of the macro perspective that you have from your position today. Do you see sa as being perhaps ahead or behind in any of those three is ESG real estate having that kind of impact on the real estate development market? In sa that it is having in the US and in Europe? Or do you think there's a little lag between the two in that sense, and therefore perhaps an opportunity for the fund to do something different?

Jonny Friedman

Definitely, definitely an opportunity. Look in IT environment where there's a tremendous amount of poverty in South Africa, there's a huge unemployment rate, especially in youth unemployment rate is at epidemic proportions. There's so in that environment in that context, yes, in various different areas that you're talking about has been somewhat left behind. And, and it mustn't be and we're where we look at buildings.

Health and wellness in real estate

We would take the best in class we would be looking at following best standards and looking at the way they're doing it abroad trying wherever possible to emulate it. And integrating wellness and healthy building type strategies, both in terms of the internal inside the buildings, but also externally and how to bring the two together, set right up at our, you know, high up on our list of priorities. And I think wellness generally, is a key growth area.

Wellness, in terms of the way in which we use buildings to wellness is kind of wellness as a sort of general concept is integrated into almost all of our projects in one form or another. Obviously, it's come out of COVID COVID has given us all a time of reflection around these issues, what's important to us wellness in the in the more general form as has been right up there with the conversation of the last couple of years.

How and the importance of taking care of oneself living in health environments, and so on and so forth is is critical for for South Africa as it is for for all other countries. Where it's not left behind is obviously around in terms of poverty and social needs, which are which really different level to many first world countries.

Matt Morley

It's incredibly valuable insight that you share with us today. Thank you for your time. I really appreciate it. If people want to learn more about urban life and about the new fund that you're launching this summer how can they connect and follow along?

Jonny Friedman

Well, they can go onto our website, the urban lime, urban lime.co dot set A or on to the city Opportunity Fund website, which is also up so contact us or or get in touch. Anyway, it's been a pleasure to talk to you about.

https://urbanlime.co.za/ 

https://fourthspace.co.za

https://www.cityopportunity.co.za/

Operating Smart, green & Healthy Buildings

air quality / water metering / energy metering / waste management / cleaning / biophilia / thermal comfort

As the shift towards green and healthy buildings continues and sign-ups for building certifications such as LEED and WELL rises, it is equally important for real estate developers with an eye on ESG to dive deeper into building performance during the operations phase. For those holding onto and managing an asset in the medium to long-term, the journey does not stop once construction and fit-out are complete, quite the opposite.

As there is often a considerable gap between intended building performance and actual, ongoing building performance, a ‘commissioning process’ upon completion followed by an enhanced healthy buildings facilities management plan are the solution.

Smart building monitoring, which includes strategies such as air quality management, energy and water metering, and thermal comfort monitoring is a key factor in facilities management of a healthy building or a healthy co-working office for example.

With the latest real time sensors (e.g. Kaiterra and Awair) providing high quality, 24/7 quantitative data for analysis in the cloud combined with qualitative occupant feedback through regular surveys and pattern analysis of registered complaints, building efficiency and occupant comfort can increase. 

In addition, signage and educational prompts (a.k.a ‘healthy nudges’), enhanced green cleaning protocols, landscaping and greenery maintenance, as well as wellness programs for building occupants covering both physical activity and mental wellbeing are important factors to maintain in a smart, healthy building. This article explores the above in more detail so let’s jump in!

Air Quality Management in healthy buildings

Enhanced indoor air quality is vital to optimal occupant health, and an air quality plan needs to be implemented in both the pre-occupancy and occupancy phases of the building. Subsequently, as both indoor and outdoor air quality can fluctuate, live monitoring and tracking is necessary to ensure healthy indoor air quality levels and catch any issues as and when they arise. 

In the construction phase, an excess of dust and particles have the potential to accumulate indoors and compromise air quality in the later occupancy phase if not properly managed. It is essential to have an air quality management plan for the construction phase such as sealing air ducts, storing absorptive interior materials separate from the construction area, using temporary barriers to isolate working environments, and replacing filters before occupancy. 

In the occupancy phase, when the building is complete and occupants are using the interior spaces, air quality management combine with real time sensor monitoring becomes essential for occupant comfort.

Sensors should be placed strategically around the building at approximately head height to measure temperature, humidity, CO, CO2, PM2.5, PM10 and Volatile Organic Compounds (VOCs). For more detail on. this see the RESET AIR standard in particular. For more on this see our article on RESET AIR here.

In addition, hazards such as mold and indoor smoking have to be tightly controlled to avoid additional negative influences on air quality. 

Water Metering in Smart, Green & Healthy Buildings

Both energy and water use should be tracked to ensure that the building is operating at the optimal level. Monitoring green building water use can not only provide information about how much water is being used in a green building but also guide improvements or highlight potential problems. 

Water monitoring should include both regulating and tracking the amount used, as well as maintaining proper drinking water quality to ensure building occupant health.

Permanent water meters should be installed to measure total water use and should be available in monthly and annual blocks to provide more specific information and monitor efficiency. In addition, leak detection systems should be installed and regularly checked to avoid potential problems and water overuse.

Finally, water should be regularly checked for contaminants, and drinking water quality factors such as pH, turbidity, and chlorine levels should be regulated to ensure safe consumption for occupants. 

Energy Metering in Smart, Green & Healthy Buildings

Green building energy efficiency should also be tracked within the building, a very important operational building factor that can vary greatly if not monitored.

Sub-meters should be installed to track energy on both the building level and system levels to identify opportunities for energy savings. For the most effective data, the systems should report hourly, daily, monthly, and annual energy use separated by energy type and source. In addition, the information should be readily available to facilities management teams so that changes can be made if needed, and any abnormal activity can be quickly detected. 

Building Energy Management Systems (BEMS) and Automatic Reading Systems (AMR) are examples of common energy monitoring and management systems. With the incorporation of energy tracking systems, the data can be used to make improvements in the future and provide insight into building performance. 

waste management in healthy buildings

In line with US Green Building Council LEED Operations + Maintenance guidelines, we recommend integrating into a workplace floor plan upfront a storage location for recyclable materials such as mixed paper, glass, plastics and metals, with safe storage areas for batteries.

Monitoring for Thermal Comfort in Healthy Buildings

Thermal comfort tends to be the factor with the highest number of complaints from building occupants as it is an immediate, visceral and in many ways subjective matter.

Numerous studies have proven correlation between building temperature and employee wellness and comfort, making thermal comfort a vital building characteristic to monitor, not least because of enduring sexism in how building temperatures are set - men in suits and ties and always going to have a different opinion on indoor temperature than any female not in a full trouser suit.

The way forward in smart building terms is, eventually, to offer greater autonomy over thermal controls within the building to its occupants. Factors such as outdoor temperature, ventilation rates, and indoor occupancy density all have the potential to affect perceived thermal comfort. 

As with other smart building systems, sensors should be placed intentionally to regulate indoor air temperatures and gauge if any unexpected deviations occur. These sensors can provide feedback to building managers and inform changes when necessary. 

The sensors provide little insight on their own however, only when coupled with occupant preferences and surveys, the power of information and data can be applied to provide optimal thermal comfort. On this basis, facilities management teams need to see complaints not as problems but as valuable data!

Currently, standards designate that 80% of building occupants should be considered comfortable to achieve acceptable thermal comfort levels (WELL). In order to reach and maintain this goal, building occupants should be regularly surveyed to gauge comfort levels. 

With information collected through post-occupancy surveys, perceived occupant comfort can be utilized with temperature data to inform the most effective next steps. As with air quality, temperature can be variable and should be regularly monitored to ensure optimal conditions and increase occupant wellness and comfort. 

Signage in Healthy Buildings

As healthy building consultants we advise on signage systems, wayfinding and their role in creating a healthy building. Signage can be used to promote a variety of health and efficiency-related concepts, with the potential to improve occupant wellness and building performance. 

Signage can be used to improve health through physical activity encouragement for example. Motivational point-of-decision wayfinding signs next to lift doors can promote greater stair use and increase physical activity levels, the WELL and FITWEL certifications encourage this policy.

Especially if stairs are not clearly visible, signs and wayfinding prompts can encourage use—both increasing physical activity and decreasing elevator energy use. 

In addition, building entrance signage can publicize a tobacco-free zone - a requirement of most green building certifications. There is no acceptable exposure level to cigarette smoke, so signage must be implemented clearly to indicate the ban.

Signage can also be used to indicate the health impacts and hazards of smoking, hopefully further discouraging tobacco use and encouraging healthier habits for building occupants. 

Educational signage is also very impactful. Promoting hand-washing has never been more important, a simple visual reminder that helps prevent the spread of infection in the new Covid-19 era. In addition, nutritional messaging can be used in and around dining areas to encourage healthy eating habits. 

On the other end, signage can be used to encourage people to adopt sustainable habits such as reminders to turn off task lights when leaving in the evening, (again) using the stairs instead of the elevator, and turning water faucets off when not in use - just a few obvious reminders that can encourage occupants to reduce energy and water use.

Building signage can on occasion be given to the architects or interior designers, at least the more visually exposed elements such as the reception / entrance lobby but much of the above mentioned signs are just as likely to land on the desk of facilities management.

Enhanced Cleaning Protocols in Green Healthy Buildings

Without proper cleaning protocols, health factors such as interior air quality, pollutant levels and surface cleanliness can be compromised. The cleaning products themselves should not contain any harmful ingredients, and surfaces should be cleaned regularly to avoid excess accumulation of dust or other unhealthy substances.

Many cleaning products contain hazardous ingredients that when applied to surfaces can emit ingredients that degrade indoor air quality, and therefore impact human health. Products should be selected carefully to eliminate any potential hazards and reduce detrimental health effects.

There are several third-party certification systems, such as an ISO 14024-compliant (Type 1) Ecolabel, which designates green cleaning products and can be used to guide healthy selections.

In addition to smart selection of the products themselves, a plan should be created that designates the extent and frequency of cleaning, where to access cleaning products, and the roles of cleaning staff and building occupants, when applicable, to the cleaning process.

Surfaces encounter countless microorganisms throughout the day, and can host pathogens from sick individuals, which if not properly cleaned can spread to other building occupants. Especially in the COVID-19 era, frequent and thorough cleaning practices should be embedded in building operations.

Dust and dirt from the outdoors readily accumulate in building interiors through windows, entrances, and other indoor-outdoor building connections. In fact, studies have shown that 65% of inhalation of outdoor air particles occurs indoors.

Entrance walk-off mats are used to reduce this transfer of dirt and other pollutants from the outdoors, and their maintenance and cleanliness is essential to keep up this role. Building entryways should be regularly wet cleaned and vacuumed to minimize the amount of outdoor pollutants entering interior spaces. 

Cleaning processes and habits are entirely reliant on cleaning staff and building occupants. Because of this, proper training and easily accessible green cleaning supplies should be implemented to ensure the promotion of healthy interiors.

Biophilia landscaping maintenance

Green and healthy buildings often contain vegetation in around buildings, providing countless human and environmental health benefits. However, they also require maintenance. Proper landscaping and greenery upkeep will not only benefit the health of the plants themselves, but also the building occupants and surrounding environment. 

In building interiors, features such as living walls must be maintained and watered properly to ensure their health. Living walls enhance biophilia, filter air pollutants, and provide cooling capabilities, making their health essential for promoting additional building operation benefits. 

On the exterior, landscaping maintenance encourage plant health and biodiversity. A landscape management plan implemented by the grounds maintenance staff protects the flora and fauna while minimizing wildlife disturbance. Petrochemical fertilizers and pesticides should be avoided whenever possible, and efficient irrigation techniques such as xeriscaping prioritized.

Workplace Wellness Programs 

Mental health and wellness programs are an important part of a healthy office workplace that places employee health at its centre. Provisions such as stress management and mental health support groups and programs, educational programs, childcare and family leave support, as well as fitness and nutrition services are all beneficial to workplace wellness.

Studies have shown that when employees are less stressed and anxious, they perform better an are more productive, making workplace wellness programs a smart business decision in addition to the clear occupant health benefits. 

Through the use of strategies such as mindfulness programs and restorative spaces, employee stress levels can be reduced. Mindfulness programs can be achieved through in person meetings and exercises, or through employer-designated digital applications, such as Headspace, for example.

Restorative spaces in healthy buildings

Restorative spaces should be maintained, and employees should be encouraged to take breaks when needed and use them to relax and reset throughout the workday. 

It is important that the resources are available, but more importantly that occupants are made aware that they exist. Educational materials should be readily accessible to inform employees of the resources, encourage their use, and reduce any stigmas against mental health and wellness issues. 

In addition to mental health wellness programs, physical health is equally as important, including both nutrition and fitness services. Nutrition or cooking classes, healthy recipe sharing, and nutritious snack offerings in the office are examples beneficial nutrition programs.

Gyms, exercise and mental wellbeing in healthy buildings

Access to fitness rooms, gyms and fitness equipment can all be complemented by programs such as exercise classes, running clubs, or a bike-to-work week or contest are all potential implementations to encourage active travel and health. 

If occupant participation is consistently low, additional incentives may nee to be implemented to encourage resource use and highlight the importance of wellness in the workplace.

Often, it is helpful to have a designated employee as a ‘wellbeing champion’ who promotes health programs within a company, and this person or group can host health promotion meetings and communicate digitally with employees to further encourage participation.