With our Build to Rent conference returning for a 15th time on 27th November, we caught up with two of our inspirational panel - Marion Baeli and Félicie Krikler.
Marion Baeli is Principal, Sustainability Transformation at 10 Design. Specialising in retrofit techniques, adaptive reuse strategies and low-energy design, she brings in over 20 years of expertise regarding the design and delivery of large-scale, complex projects that span the whole spectrum of housing as well as office sectors.
She is a renowned author on low-energy design decarbonisation strategies and recognised for her award-winning book on residential retrofits and recent research on building performance evaluation of 10 year old deep residential retrofits in collaboration with CIBSE. Additionally, she sits on the board of the UK PassivHaus Trust, contributes to the Westminster Council's Design Review Panel, serves as a frequent guest lecturer at London Universities (UCL, Imperial College), and acts as an architecture award judge for the RIBA, Architects’ Journal and Architecture Today.
Félicie Krikler is an experienced architect with both French and British qualifications. She specialises in residential-led urban regeneration and has been instrumental in the design of many of Assael’s key projects since joining in 2000. Alongside being one of our Build to Rent experts, Félicie has been leading on several research initiatives including a Social Value Toolkit in conjunction with the RIBA, ‘later living’ design, and the development of Assael’s urban design and landscape division.
Félicie is also a judge for a number of design awards (British Homes Awards, Love to Rent and Building Awards), a member of Croydon’s Design Review Panel, and part of the newly formed ARL co-living committee. She was also elected on RIBA council in September 2023.
Here’s what they had to say about the Build to Rent sector, and more.
To kick things off, could you outline some of the strategic approaches we can take to address the housing shortage?
M: Certainly. There are two main aspects, the densification of urban areas and the repurposing of non-residential buildings into homes. We have seen a pivotal approach in recent years in the densification of urban areas to help tackle housing shortages across the country. This means we need to build up, not out, which helps avoid putting extra strain on rural areas and biodiversity and avoids costly extension of existing infrastructure. Densification is about optimising the urban environment to accommodate more housing, but also being mindful of environmental impacts, like loss of green spaces, the urban heat island effect through increased quantity of hard surfaces and excessive overdevelopment which could lead to overcrowding and stress. The other opportunity at hand is the transformation of existing buildings into homes, especially the underutilised commercial spaces, which could be uses as residential units, and could also aligns with lesser need for central office spaces in a post-covid, remote-work era.
F: Adding to that, it's important to recognise that no single solution exists for the housing crisis. It's a matter of exploring multiple development and redevelopment options, from creating new towns to repurposing existing structures, all with a focus on energy efficiency and minimal environmental impact. Even a controversial idea like flexibility of space standards in housing could be considered, as these can make housing more affordable and efficient in the right settings.
What differentiates the Build to Rent (BTR) sector from other housing development models?
F: The BTR sector is fundamentally about the long-term management of assets. Unlike traditional for-sale developers, BTR developers are deeply invested in the operational costs and long-term appeal of the properties because these factors directly impact the asset's value over time. They focus on creating living spaces that not only look great but foster a sense of community, interaction and neighbourliness . They are designed to be attractive to residents but with maintenance and management costs in mind.
M: On an environmental point of view, the BTR format has a strong interest in the buildings to be energy efficient so that they can be as cheap to run as possible, simple to operate but robust and long lasting, and be comfortable for maximum occupant satisfaction and help with revenue security. There is a real opportunity here to create outstandingly efficient buildings which is unfortunately not always the case with speculative build to rent developments. This is something we observe in building performance evaluation.
How important is retrofitting in the current landscape of building and development?
F: Retrofitting is extremely important, especially given the urgent need to address climate change. By focusing on retrofitting existing buildings, we can significantly reduce the overall environmental impact of the construction sector. This includes updating buildings to be more energy-efficient, which not only helps in reducing operational carbon but also in enhancing the buildings' long-term viability and desirability.
M: Furthermore, policies could be adapted to encourage retrofitting by emphasising the value of buildings' embodied carbon. For instance, if planning authorities required new developments to offset their whole lifecycle carbon costs, not just operational emissions, it could shift the focus towards more sustainable practices like retrofitting as the benefit from re-using existing construction would have a cost benefit
Are greener buildings becoming a more significant factor in the attractiveness of rental properties?
F: Yes, there's a clear trend toward sustainability being a decisive factor for renters. Studies indicate a growing percentage of renters consider energy efficiency crucial due to its impact on living costs. There’s also a significant interest in features like recycling facilities and proximity to green spaces, which are tangible benefits that renters value highly.
M: The rising energy costs have definitely sharpened focus on building’s energy demand levels. Homes that are energy-efficient are no longer just an ineffective EPC sticker on a sales brochure; they have become a prime concern for homes owners. This shift is reflected in both regulatory measures and market demands, pushing developers to prioritise energy efficiency coupled with decarbonisation not just as a marketing tool but as a fundamental aspect of development long term value adding strategy.
Any final thoughts?
M: The value of assets is no longer solely determined by aesthetics and amenities; it is now crucial to provide low utility bills and year-round comfort (including increasingly hot summers). Moving forward, given that the industry accounts for 39% of the country's carbon emissions, the construction sector must prioritize the existing building stock. These buildings were constructed thanks to the emancipation of fossil fuel energy at the time, and we must avoid doubling these emissions through demolition and new construction. Another realisation is also appearing in the reuse of existing building and the difficulty in turning some into other uses, which is that all buildings should be flexible. This means designing new build or amending existing ones into structures and spaces that can cater to various uses over time, enhancing their longevity and functionality. We should think about buildings as adaptable frameworks that can evolve as societal needs change.
F: Exactly, and emphasising the circular economy in construction will be crucial. This involves designing now for future reuse and considering disassembly in the process; allowing materials to be reused and reducing the need for new resources. It’s about creating buildings that can serve future generations just as effectively, fostering a truly sustainable approach to construction, creating relevant and adaptable urban environments for years to come.
To learn more about the Build to Rent sector, book your ticket to our Build to Rent conference.