How mass timber has thrown real estate a carbon lifeline

COMMENT The drive to meet net zero targets by 2050 is rapidly reshaping how we approach city building. The imperative of finding a low-carbon future has spurred on huge innovations, both in how we think about and design genuinely healthy and sustainable buildings. My concern is driving this forward into delivery. It’s a responsibility that sits on the shoulders of the entire industry, yet, currently, meaningful delivery against net zero ambitions lies with only a handful of UK developers willing to spearhead innovation. And if the UK is set to reach its goal of net zero carbon by 2050, we need to stop playing it safe; business as usual is no longer good enough. This means the widespread adoption of impactful, long-term solutions, which in our resource-hungry sector must mean creative reuse and the adoption of truly sustainable materials. Fortunately, mass timber has thrown the sector a lifeline – but it’s up to us to use it.  Reasons for cheer There is reason to feel cautiously optimistic. We are starting to see more interest in timber with a small core of entrepreneurial developers – which we’re proud to be a part of – acknowledging the breadth of benefits that come with building mass timber structures, which increasingly now includes support from political decision-makers. In fact, the value of the material is recognised in the government’s own net zero strategy. Key advisory bodies have echoed the government’s comments on timber, including the Environmental Audit Committee and the Climate Change Committee – which all see mass timber as a key component to tackling the emissions caused by the built environment. But welcome though they are, these “big picture” initiatives will take time to have impact and we need to see immediate action to reduce carbon. Busting myths There is still some reticence to designing and building timber structures, with some common misconceptions and a lack of understanding of the wider benefits halting further progression. As part of that small core of entrepreneurial developers we have our work cut out in myth-busting some of these persistent concerns. One of the more prevalent concerns we often hear is that timber is unable to meet stringent fire safety standards. Of course, careful attention must be paid when designing with timber and we routinely involve fire engineers from the earliest stages of a project, working through design challenges from the inception rather than applying timber to a design solution conceived for another material. Nor are we advocating a restrictive “timber-only” approach. Optimised solutions that are deliverable frequently involve hybrid approaches, such as a cross-laminated timber slab and steel or concrete frame. Early specialist engagement and incremental evidenced-based design evolution is key to risk mitigation. I also frequently hear concerns about prohibitive insurance costs on timber structures. Again, this usually comes down to lack of early engagement. Through treating insurers as partners in the process, who do understand the benefits that timber can bring but have legitimate concerns, we’ve been able to find design solutions early in the process that mitigate those concerns and follow though to pricing. Fortunately, there is progression here, with the insurance cost gap between timber and traditional materials continuing to narrow in recent years. Unquestionably, timber’s biggest advantage is its ability to capture and store carbon throughout the life cycle of a building. Putting this into context, we are in the process of constructing Paradise, a mass timber office building in London. Setting a new benchmark for minimising the impact of construction, the cross-laminated timber being used is equivalent to 1,881 trees and has helped remove 1,884 tonnes of CO2 from the atmosphere during growth. For every tree used in the construction of Paradise, three to four are planted. The key, of course, is extending the life cycle of our built environment, and ensuring that when we do build, we design and manage both for the long term and with reuse in mind, including careful deconstruction. Again, timber has an inherent advantage here, and the dry joints and bolted details used at Paradise mean that at some future point we can’t foresee that giant Meccano set could be disassembled, reused or reworked. Don’t forget the occupiers And what of occupiers? Perhaps the stakeholders with fewest concerns, occupiers continue to prioritise the physical and mental wellbeing of their workforce and the largest and most engaged search out “purpose-led” buildings that articulate their own corporate culture and objectives. Research into biophilic design is growing and has found that the incorporation of natural materials into buildings decreases occupier stress levels, enhances positive moods and increases productivity. It’s therefore not surprising that we are seeing intensified interest in timber-led workspaces outstripping the development sector’s caution. Ultimately, timber provides an accessible and impactful solution to the built environment sector’s overriding challenge of decarbonisation, as well as answering the demand from occupiers for healthier buildings. Its sustainability credentials far outweigh the challenges and, as we have demonstrated, these can be mitigated through careful early-stage design, patient innovation and long-term belief. We’re making progress with recognition for the vital role that timber can play as part of the roadmap to net zero and we’ve been proud to be an early adopter on that journey. We hope the wider industry now follow that lead. Theo Michell is chief operating officer at Bywater Properties