Nationally, a growing awareness and action are being taken to prioritise the reduction of our energy consumption and lowering carbon emissions through retrofitting. Though much attention has been given to residential retrofits, the same can be said for businesses and property owners, who are increasingly aware of the importance of non-domestic retrofits. This, in addition to the fact that it comes with its own set of operational challenges.
Non-domestic retrofit is underscored by the PAS 2038 British Standard, a framework for improving the energy efficiency of non-domestic buildings, ensuring that projects are carried out with a clear focus on energy and carbon reduction.
A quality example of non-domestic retrofit can be seen at 350 Euston Road, where a 65% energy reduction was achieved, and showcases how, when done correctly, non-domestic retrofit can reduce carbon emissions and operational costs.
Discover more as we dive deeper into the project in our blog below!
Starting with the building: 350 Euston Road
350 Euston Road is a seven-storey building offering approximately 130,000 square feet of Grade A office space. Managed by British Land and Broadgate Estates Ltd., the property was previously serviced by a traditional boiler and chiller system, which over time had become outdated and inefficient. This system included three boilers, two air-cooled chillers, and two air-handling units (AHUs) – none of which were equipped with heat recovery mechanisms. Heat recovery mechanisms improve energy efficiency, lower costs, and reduce environmental impact by reclaiming waste heat. In their absence, there would be significant inefficiencies present still within the property’s HVAC system, contributing to higher costs and fuel waste.
Driven by the need to replace the ageing system and improve the building’s overall energy performance, retrofitting also proved to reduce operational costs, enhance sustainability, and futureproof against rising energy prices and more stringent environmental regulations.
Assessing the Options for 350 Euston Road
In collaboration with Climaveneta and Cavendish Engineers, the project team at 350 Euston Road began by conducting an extensive energy monitoring exercise. From this, a comprehensive energy model was built to simulate how the building operated, allowing the team to test various solutions before deciding on their next steps.
Two primary options were evaluated during this process:
- Option 1: Replace the existing units with upgraded high-efficiency boilers and chillers
- Option 2: Install an air-source heat pump capable of transferring heat from outside to inside (and vice versa) while delivering heating and cooling from a single system.
Of the two options, the second proved more worthwhile as it offered superior energy efficiency and the potential for greater lifetime cost savings due to retrofitting the property.
The Retrofit Process: Installing an air-source Heat Pump
The team’s chosen system, an air-source heat pump, replaced the need for separate boiler and chiller units, significantly improving the property’s energy performance. This ensured the overall system was more efficient by allowing for heat recovery, with the added benefit of saving space on the roof, but most crucially, meeting the property’s varying demands, maintaining occupant comfort within different spaces and operating hours.
The Results: Impressive Energy Savings and CO2 Reductions!
In the first six months following the successful retrofit, the property achieved fantastic results:
- Operational Cost Savings of £51,000
- Reduction in Gas Usage by 81%
- Reduction in Primary Energy Use of 46.8%
- Reduction in Electrical Energy Consumption of 32%
- CO2 emissions reduced by 218 tonnes compared to the year previously
These figures highlight the significant potential of non-domestic retrofit projects in achieving substantial energy and carbon savings when designed and executed effectively. Central to the success at 350 Euston Road was the installation of an air-source heat pump, which for this property, optimised not only the energy efficiency but delivered considerable financial benefits for the property’s owners and occupiers.
By combining innovative technology with a strategic approach, this retrofit project demonstrates the tangible advantages of aligning with recognised British Standards, paving the way for a more sustainable and cost-efficient future in commercial property management.
Challenges Faced During the Retrofit
While the project ultimately delivered outstanding results, it was not without its challenges. Retrofitting non-domestic buildings often involves addressing several key issues, and 350 Euston Road was no exception:
- Integration of New Technology: Incorporating new, cutting-edge technology into an existing building posed a significant challenge. The team had to carefully integrate the air-source heat pump into the building’s existing Building Management System (BMS) to ensure seamless operation. This required precise technical involvement to align the new system with the building’s unique energy demands.
- Funding Considerations: The original boiler and chiller system could have lasted an additional four years. Therefore, British Land and Broadgate Estates had to engage with occupiers to justify the early replacement by presenting robust energy-saving data. With strong support from this data, British Land agreed to forward-fund 50% of the capital costs, easing the financial burden on tenants.
- Logistical Issues: The installation of the air-source heat pump faced delays due to complications in obtaining road access for the crane needed to remove the old equipment and install the new one. These kinds of practical challenges are typical in retrofit projects and need to be factored into project timelines.
Key Takeaways: The Value of Non-Domestic Retrofit
The retrofit of 350 Euston Road provides several key lessons for the broader non-domestic retrofit sector:
Energy Modelling is Crucial: A thorough energy model, like the one created for and used at 350 Euston Road, is essential for accurately assessing the potential outcomes of different retrofit options. This ensures that the chosen solution delivers on the expected energy and cost savings.
Early Investment Pays Off: Although retrofitting requires upfront capital, the long-term benefits – both financially and environmentally – are undeniable. The air-source heat pump at 350 Euston Road provided a payback period of just three months compared to other options, making it a clear financial winner.
Collaboration is Key: The success of the project depended on close collaboration between building managers, engineers, and occupiers. Engaging all stakeholders early in the process ensures that retrofit solutions meet everyone’s needs.
Conclusion: Leading the way in Non-Domestic Retrofit
The retrofit of 350 Euston Road stands as a compelling example of how non-domestic retrofit projects can deliver transformative results. By adopting a meticulous, standards-driven approach and embracing innovative technologies, this project achieved impressive energy savings, substantial carbon reductions, and long-term financial benefits. It highlights the critical role retrofitting plays in shaping a sustainable future for commercial properties and provides a blueprint for success in the sector.
Ready to take the first steps towards more energy-efficient and sustainable properties?
The Retrofit Academy’s Understanding Non-Domestic Retrofit course is designed to equip professionals with the skills and insights needed to manage complex retrofitting projects with confidence.
Whether you are planning to retrofit, or looking to deepen your knowledge, enrol today and lead the way in transforming non-domestic buildings!
