A recent joint webinar between FIS and Recolight looked at the drive to reduce carbon emissions in the built environment is rapidly shifting beyond operational energy performance and towards the carbon embodied within the products and materials used to create buildings. EPDs: The foundation of carbon measurement Historically, the construction industry has focused on operational carbon, emissions from heating, cooling, lighting and powering buildings. However, as buildings become more efficient and the UK’s electricity grid continues to decarbonise, embodied carbon is becoming an increasingly significant part of a building’s total impact. Flavie Lowres who has a dual role of Sustainability Champion for FIS and Recolight explained: “As buildings become more energy efficient, the grid decarbonises, and buildings become less dependent on gas, the proportion of operational and embodied carbon will change. Therefore, it is important that we start to look at embodied carbon emissions as well.” Embodied carbon covers emissions generated throughout a product’s lifecycle, from raw material extraction and manufacturing through transport, installation, maintenance and end-of-life disposal. Central to this transition is the Environmental Product Declaration (EPD).  Flavie described an EPD as: “An independently verified and registered document, based on a Life Cycle Assessment that provides transparent and comparable information on the environmental impact across a product lifecycle assessment.” While creating an EPD requires investment, manufacturers do not necessarily need an EPD for every individual product. As Flavie noted: “You don’t have to worry about doing one EPD for every single permutation of your products.”   Using product families and scaling methodologies can often provide a practical route to delivering meaningful environmental data without excessive cost. Carbon budgets are becoming standard practice One of the most striking messages from the webinar was how quickly embodied carbon is becoming embedded in mainstream design processes. Rachel Hoolahan, from architectural practice Orms, explained that carbon budgets are now increasingly being set at the earliest design stages and used throughout project development. “When we start with carbon, we’re thinking about it from the very start of any project.”  She described how carbon is now treated much like project finances: “We have a base budget set and then a developing budget, where we’re looking to reduce carbon in key areas.” Later in the discussion, she confirmed how widespread the practice has become within her practice: “All of our projects, no matter how big or small, have a carbon budget at this point.” From sustainability claims to evidence For contractors, the demand for reliable environmental data is growing rapidly. James Upstill-Goddard  from Willmott Dixon explaines that the sector is moving beyond sustainability marketing claims. “There’s been a shift from claims to evidence.” He highlighted how EPDs help provide confidence in the environmental performance being reported to clients: “It enables us to move more from making generic assumptions about how a product or building will perform to using product-specific data.” The value of EPDs, he explained, extends beyond measurement: “EPDs help us move from just reporting carbon to carbon reduction – actually being able to do something with it.” Frameworks are driving market demand James also highlighted the growing influence of public sector procurement frameworks in accelerating embodied carbon measurement.  He noted that the Department for Education’s latest framework represents a significant step change. “The DfE expect that 85% by mass of all materials and products in that school will have an EPD available.” He described this as: “A huge undertaking … but that’s clearly where the industry is going.” As more frameworks and clients adopt similar requirements, manufacturers able to provide verified environmental data will be better positioned to compete. What does this mean for FIS members? The Q&A helped underpin why this is important for FIS members, particularly those supplying fit-out and interiors products, the importance of embodied carbon is only increasing. Ian McIlwee highlighted how fit-out’s relatively short replacement cycles make the issue particularly relevant: “We fit out such a fast cycle. Every five, every seven years, we’re stripping stuff out. We’ve got to be thinking longer term about the decisions that we’re making.” At the same time, speakers stressed that EPDs should not become a barrier to innovation. Rachel cautioned against excluding products solely because they lack an EPD: “The EPD is not the be all and end all.”   Whilst it provides the best framework, she added: “I certainly don’t want to stifle innovation.”  James reminded agreed, whilst recognising the benefit of consistency, he reflected, the goal is to understand real impacts and support better decisions in the most consistent way possible. Looking beyond carbon The discussion also touched on the next stage of environmental assessment. Rachel suggested that future attention will increasingly focus on wider ecological impacts beyond carbon alone: “We’ve been in a carbon-blinkered world for the past couple of years.” She highlighted growing interest in embodied ecological impact, including factors such as water consumption, pollution and biodiversity. Circularity was another recurring theme. Encouraging manufacturers to think beyond product sales, Rachel urged businesses to consider reuse and refurbishment models: “Circularity is a huge growing piece.” The direction of travel is clear The overall message from the webinar was that embodied carbon is rapidly becoming a key metric alongside cost, programme and quality.  Public sector frameworks, client requirements and emerging standards are all pushing the industry towards greater transparency. For manufacturers and suppliers, environmental data is increasingly becoming part of market access. For designers and contractors, it is becoming essential for informed decision-making. As James concluded: “The real value in EPDs is when the important decisions are made.” For FIS members, now is the time to engage with embodied carbon, understand the role of EPDs and prepare for a market where verified environmental performance is no longer optional, but expected.

The £5 billion Universal Studios resort planned for Bedfordshire will create far more than a world-class visitor attraction, according to acoustic consultancy Cass Allen; it will also generate one of the most complex environmental noise challenges the region has ever faced – as new transport infrastructure, hotels, housing, commercial developments and leisure facilities emerge around the landmark scheme. While much of the attention surrounding Universal’s arrival has focused on jobs, investment and tourism, the consultancy believes acoustics will become an increasingly important part of the planning process as Bedfordshire prepares for millions of additional visitors each year and the significant development that is expected to follow. The Universal United Kingdom Resort, due to open in 2031, is expected to attract around 8.5 million visitors annually and create almost 20,000 construction jobs. For Cass Allen, however, the project represents something much bigger than a theme park. It is likely to act as a catalyst for widespread residential, commercial and infrastructure growth across Bedfordshire, placing environmental noise and acoustic design firmly at the heart of future planning decisions. “The Universal resort represents an extraordinary opportunity for Bedfordshire,” said said Sam Bryant, Director at Cass Allen. “Projects of this scale inevitably generate enormous economic benefits, but they also create significant environmental challenges. Noise is often one of the least visible issues during the planning process, yet it has a direct impact on quality of life, planning approval and the long-term success of major developments.” Transport is expected to become one of the biggest considerations. Government estimates suggest the resort will welcome around 8.5 million visitors every year, supported by substantial investment in new road and rail infrastructure across Bedfordshire and the wider Oxford-Cambridge Growth Corridor. While these improvements are essential, increased traffic volumes, altered traffic patterns, expanded rail services and associated infrastructure will inevitably require detailed acoustic assessment to protect existing communities and ensure future developments comply with national planning policy. However, the resort itself is only part of the story claims Cass Allen. Major destination developments typically act as catalysts for significant secondary investment. New hotels, restaurants, logistics facilities, residential neighbourhoods, commercial premises and supporting infrastructure are all expected to emerge as Bedford evolves into a major tourism and business destination. “As developments like this grow, they rarely exist in isolation,” added Bryant. “They stimulate entirely new communities around them. Hotels need to sit alongside transport corridors. New housing often needs to be delivered close to expanding commercial areas. Mixed-use developments become increasingly common. Successfully balancing these competing land uses depends heavily on good acoustic design from the very beginning.” Early acoustic assessments are already recognised as an important part of the planning process for major developments, helping designers manage road traffic noise, rail noise, building services, entertainment venues and mixed-use schemes while protecting residential amenity and supporting successful planning applications. As environmental standards continue to evolve, developers are increasingly expected to demonstrate that potential noise impacts have been properly assessed and mitigated before projects receive approval. Cass Allen believes demand for specialist acoustic consultancy is therefore likely to grow significantly across Bedfordshire over the coming years as developers respond to the opportunities created by Universal’s investment. “The resort itself is obviously a landmark project,” said Sam Bryant. “But perhaps its greatest legacy will be the wave of development that follows. Every new residential scheme, hotel, logistics hub, office development and transport improvement will require careful environmental consideration. Acoustic design has an important role to play in ensuring growth enhances communities rather than detracts from them. “The earlier acoustics are considered within the design process, the greater the opportunity to create places that are not only commercially successful, but enjoyable places to live, work and visit.” With enabling works are already underway and construction gathering pace, the Universal development is expected to reshape Bedfordshire for decades to come. For environmental specialists like Cass Allen, it also represents the beginning of a new chapter in the region’s built environment, where acoustic performance will become just as important as architectural design, transport planning and sustainability in delivering successful places. Building, Design & Construction Magazine | The Choice of Industry Professionals

Prologis has completed a 15-year lease agreement with UK on-demand vinyl platform, elasticStage, for the 53,787 sq ft DC8 unit at Prologis Park Hemel Hempstead. The facility will support elasticStage’s continued expansion, enabling the business to scale manufacturing capacity for its UK site to +15 million vinyl records per year.  Strategically located, DC8 will provide elasticStage with strong connectivity to London, while also supporting access to other key UK and European markets. The location will underpin the business’ next day delivery offering and facilitate continued growth across its European customer base.   Given the highly technical nature of elasticStage’s process, Prologis had to meet highly specific requirements, and careful consideration was given to acoustics, vibration control and temperature regulation to ensure optimal operating conditions. Prologis was able to accommodate all requirements and support the advanced vinyl manufacturing methods.  Aligning with elasticStage’s sustainable approach to vinyl production, DC8 is net zero in both its construction and operation and meets Prologis’ BREEAM Outstanding and EPC A+ targets. The unit has been equipped with a solar PV roof array estimated to generate 107,000 kWh per year, smart LED lighting, with 12 EV charging points onsite.   In addition to a 3,864 sq ft office space, DC8 also includes a 7,988 sq ft mezzanine floor, providing room for flexibility and maximising floor space on site.    This leasing mirrors Prologis’ recent Logistics Rent Index findings, which found that properties in the South East market remain in high demand, due to their ability to service London effectively, while also reaching wider markets in a cost-effective way.   Vail Williams acted for elasticStage and Brasier Freeth for Prologis.  Simon Perks, Director, Capital Deployment, Prologis UK, said:  “This leasing is a perfect example of the strength held in our South East portfolio and at Hemel Hempstead specifically. As demand for Prologis space continues to grow, we are delighted to have completed this agreement and look forward to welcoming elasticStage to this prime location. As the business looks to scale up global operations, DC8 is the ideal space, offering a strategic location, flexibility, high quality specification and strong sustainability credentials.”  Steve Rhodes, CEO, elasticStage, said:    “Our new space at Prologis Park Hemel Hempstead marks a major moment for elasticStage. We’re growing at pace and need somewhere that can both accommodate our expansion plans and meet our advanced manufacturing requirements. It’s safe to say that the unit’s quality build and sustainability credentials were instantly attractive to us and played a very large role in our final decision.  “We are all about providing a bespoke service to our customers and it is great to find a logistics provider that shares this value. We look forward to seeing where this space takes us and what growth is in store for the business.”  Cllr Adrian England, Portfolio Holder for Place, Dacorum Borough Council, said:     “Prologis Park heralds Hemel Hempstead arrival from the east-side/M1 and is a key asset to our community. As businesses move in, not only is the development creating hundreds of skilled and meaningful jobs, but its recent expansion has enabled more and more innovators to choose Hemel Hempstead as their base for operations.      “We welcome elasticStage to the borough and look forward to seeing the development of this truly unique business.”  Two further units are available for leasing at Prologis Park Hemel Hempstead: 66,419 sq ft DC10 and 60,065 sq ft DC12. Contact Prologis UK for enquiries.  Building, Design & Construction Magazine | The Choice of Industry Professionals

Intelligent window control technology protects people and buildings Heatwaves in the UK are becoming more frequent and more severe. According to the Met Office, the number of days exceeding 28°C has more than doubled since the 1961-1990 baseline, and very hot days above 30°C have more than trebled.¹ The South East of England now averages over 12 such days per year. As buildings heat up during the day and fail to cool overnight, schools, offices and public buildings are turning into heat stores.  To mitigate this problem, WindowMaster is harnessing its expertise as a leading hybrid-ventilation specialist to advocate natural night flushing as a simple, passive solution to cool down city centre and vulnerably-located buildings overnight. Its suggested solution? Automated windows[1] that use the cool night-time hours to regulate indoor temperatures, without the need to engage expensive and resource-depleting air conditioning. Passively tackling rising temperatures The UK’s heat problem is worsening. The summer of 2022 saw an estimated 2,985 heat-associated excess deaths in England alone, according to the UK Health Security Agency (UKHSA).² The Office for National Statistics (ONS) recorded 3,271 excess deaths across England and Wales during the same period.³ The UK’s statutory mandated independent adviser, the Climate Change Committee (CCC) warns that without adaptation, heat-related deaths could triple to exceed 10,000 per year by 2050.⁴ The West Midlands records the highest rate of heat-related mortality per million population, while London and the South East account for the highest absolute numbers of heat-associated deaths.² Schools, offices and public facilities across England are increasingly turning into heat stores as days grow hotter and buildings fail to cool overnight. Natural cooling instead of artificial air conditioning Night flushing is a straightforward, sustainable approach to refreshing a building’s ambient temperature, and one that WindowMaster advocates over energy-intensive air conditioning. The principle is simple: it draws on the temperature difference between hot days and cooler nights. In the evening, fresh outdoor air flows in through automatically controlled windows, carrying accumulated heat away with it. The heat stored in walls, ceilings and furniture during the day escapes overnight. By morning, the building is already cooler, before anyone has arrived. Mainstream hybrid systems, including those from WindowMaster, manage this process automatically. Sensors monitor temperature, CO₂ levels, humidity and weather conditions. When conditions are right, the windows open on their own and close again as soon as wind or rain picks up. Window openings stay within burglar-proof gap widths throughout. A refreshingly efficient solution Night flushing works differently to air conditioning. It operates passively, using natural air currents, it saves electricity and is kinder to the environment.  A peer-reviewed study from London South Bank University found that natural ventilation can reduce building cooling energy use by between 13% and 40% compared to mechanical systems.⁵ Reducing reliance on the use of energy-intensive cooling equipment lowers operating costs, while comfort and wellbeing improve at the same time. The technology works in both new builds and existing buildings: easy to retrofit motorised window actuators fit directly onto existing windows, so there’s no need for complex duct installation. Fitting typically takes just a few days, making it well suited to school refurbishments during the holidays. For example, the urgency for schools is real. DfE-funded research from the University of Southampton found that the average English school currently exceeds 26°C for approximately 59 days per academic year.⁶ The Department for Education’s Building Bulletin 101 (2018) sets the ventilation and thermal comfort standard for all new and refurbished school buildings in England,⁷ yet many existing schools still lack adequate passive cooling. Night flushing offers a low-cost, low-disruption route to compliance and comfort. A regulatory tailwind Regulation is moving in the same direction. Part O of the Building Regulations, which came into force in June 2022, now requires all new residential buildings to limit solar gain and provide passive means of heat removal.⁸ Pure-play mechanical cooling is only permitted as a last resort. The FutureBuildings Standard sets out the path to net-zero-ready new homes, with passive cooling at its core.⁹ For existing buildings, night flushing is a practical, cost-effective way to meet the spirit of these requirements today. Building, Design & Construction Magazine | The Choice of Industry Professionals

One hundred days after the outbreak of conflict in Iran, the UK construction sector is facing mounting pressure from rising energy costs, persistent inflation and weakening demand, according to analysis by the Building Cost Information Service (BCIS). While the conflict initially impacted commodity markets, its effects are now spreading more widely through the economy, creating challenges for construction firms, clients and investors alike. Dr David Crosthwaite, BCIS chief economist, said: “The conflict is no longer simply a commodity market story. The longer it continues, the more its effects are spreading. “Construction is being affected through multiple channels simultaneously. Higher energy costs are increasing pressure on supply chains and materials, while inflationary pressures and uncertainty around interest rates are weighing on confidence, investment decisions and demand. “What makes the current situation unusual is that the industry is experiencing rising cost pressures at the same time as activity is weakening. Previous shocks have often been characterised either by strong inflationary pressures or weak demand. Today we are seeing both forces at work simultaneously.” The most immediate impact has been through energy markets. Brent crude oil has remained above $100 per barrel since mid-March, while natural gas prices have also remained elevated. This has increased transport, logistics and manufacturing costs across the construction supply chain. Provisional data from BCIS work category indices show that DERV (diesel engined road vehicle) fuel prices were 38% higher in April 2026 than a year earlier, adding pressure to plant operation, distribution and wider construction logistics costs. At the same time, key construction-related commodities have experienced significant price increases. Aluminium prices, for example, rose from $2,967 per tonne in early January to $3,769 per tonne by late May, approaching levels seen during the Russia-Ukraine conflict. The BCIS aluminium windows and doors work category index increased by 14% between April and May. The wider economic implications are becoming increasingly significant. Although UK inflation eased in April, BCIS expects inflationary pressures to remain elevated for longer as higher energy, transport and import costs continue to feed through the economy. Financial markets have also shifted their expectations for interest rates, with the prospect of lower borrowing costs becoming increasingly uncertain. Earlier expectations for construction growth have also weakened as uncertainty around inflation, interest rates and economic growth has increased. Residential construction is expected to be among the sectors most exposed to these pressures due to its sensitivity to mortgage rates and consumer confidence. Dr Crosthwaite said the current situation differs from previous global disruptions affecting the construction sector. He said: “During the height of the Russia-Ukraine conflict, significant cost inflation was accompanied by relatively strong demand conditions, enabling higher costs to feed through more readily into tender prices.  “By contrast, the current conflict is unfolding against a backdrop of weaker economic growth, subdued construction activity and declining confidence. It also differs from the Red Sea shipping disruption, where impacts were more heavily concentrated on logistics and freight.” This tension between rising costs and weaker demand is also reflected in feedback from the BCIS Tender Price Index (TPI) Panel in 2Q2026. The panel, which comprises practising cost consultants from firms involved in multiple tenders across the UK, reported cost pressures in energy-intensive materials. Several respondents highlighted rising steel prices linked to geopolitical tensions and trade measures. Petroleum-derived products such as PIR insulation, PVC and roofing materials are also expected to see upward pressure. Dr Crosthwaite added: “Weak construction demand and material surpluses have limited the extent to which some increases have fed through into project costs, with mixed evidence of price rises in tender returns. This suggests that competitive market conditions are continuing to constrain the extent to which higher costs are reflected in tender prices. “The longer the conflict continues, the greater the risk that higher energy and commodity costs become embedded throughout supply chains. The key question for the industry is not whether rising costs will affect tender prices, but how far those pressures can feed through in a market where demand remains so weak.” Building, Design & Construction Magazine | The Choice of Industry Professionals

Property Management expert at Naylors, Katy Clark, explains how recent changes to the RICS Service Charge Code affect commercial property occupiers. Much of the advice around the new edition of the RICS Service Charge Code is aimed at landlords but if you occupy a commercial property – what does it mean for you? The 2nd Edition of the Code recently came into force and, for occupiers, the updated guidance brings better transparency, timing and accountability. But, also, more responsibility. Occupiers can leverage the new Code to gain clearer visibility around costs, reduce disputes, and ultimately make more informed property decisions. Changes to the guidance – including more predictable budgeting, better upfront communication and fairer cost-allocation – are all welcome developments. Clearer explanations of costs Budgets are no longer expected to be just a series of numbers presented in isolation. Instead, they should be accompanied by supporting commentary that contextualises expenses and highlights any material changes. This enables occupiers to better scrutinise and reduce their reliance on retrospective queries once costs have already been incurred. The new Code states that landlord-specific costs should be excluded – such as void unit expenses, for example – which helps ensure tenants aren’t unfairly charged. New rules around funding major works There is the push for a more consistent approach to how service charges are used to fund significant repair or replacement works. These big works can have a substantial impact on both occupiers and landlords due to their cost and disruption. While both parties typically support carrying out necessary works, the way they are funded – and the effect on cash flow – is a key concern. The updated Code provides clearer best practice on funding options, including where costs are collected in advance through the service charge, as well as approaches where the landlord completes the works and then recovers the expenditure from tenants over an agreed period. More timely reconciliations Delayed reconciliations have long been a source of frustration for occupiers – often impacting financial planning and internal reporting. The new Code includes tighter expectations around the timing of year-end reconciliations which are designed to bring occupiers clarity sooner. Most institutional landlords and managing agents were already broadly aligned with best practice anyway but the Code gives those who weren’t, a push to do better. Hopefully, occupiers will see greater levels of compliance with the Code’s requirements to issue reconciliations within four months of year end. Fewer disputes The Code increasingly encourages upfront communication over reactive explanation. Early engagement between occupiers and landlords and better information sharing should ensure less disputes arise from unclear or unexpected costs. There are changes aimed at ensuring there is no ‘over-recovery’ and that there is clear treatment of reserve/sinking funds by reporting what landlords are doing, in advance.  This includes clearer supporting documentation – such as detailed cost breakdowns and clear apportionment matrices – as well as more explicit reporting on areas like reserve or sinking funds. Occupiers are no longer expected to simply accept charges; they are being given the tools to understand them. The result should be fewer disputes but the key to that is both parties being equipped to interpret and act on the information provided. More work for occupiers The new Code brings more responsibility for occupiers. This is due to the increasing volume and complexity of the information provided. Interpreting budgets, understanding reconciliations and assessing whether costs are ‘fair and reasonable’ all requires time, expertise, and often specialist knowledge. This is particularly true for national or multi-site occupiers, where inconsistencies between assets can quickly accumulate into significant cost inefficiencies. As the landscape becomes more complex, occupiers increasingly need property management professionals for support. Independent service charge reviews and audits are becoming more common, helping occupiers validate costs, identify discrepancies and ensure compliance with both lease terms and the Code. Lease advisory is another key area for occupiers, especially in assessing recoverability and identifying areas of risk – whether that’s linked to ESG expenditure, reserve funds or ambiguous lease wording. For occupiers with larger portfolios, strategic advice can unlock even greater value. By analysing service charge data across multiple sites, it becomes possible to identify inconsistencies, benchmark performance and uncover opportunities for cost savings. In summary The evolution of the Service Charge Code shouldn’t be viewed purely through a compliance lens. For occupiers, it is a chance to take greater control of property costs and engage more constructively with landlords and managing agents. However, doing so effectively requires more than passive receipt of information. It needs active interpretation, informed challenge and in many cases, professional support. In a market where margins are under pressure and operational efficiency is paramount, service charge transparency is not just an administrative improvement, it’s a strategic advantage. Those occupiers who embrace this shift and equip themselves with the right expertise, will be best placed to save both time and money in the years ahead. Find out more at www.naylors.co.uk Building, Design & Construction Magazine | The Choice of Industry Professionals

Dr David Crosthwaite, chief economist at BCIS, said: Bringing British Steel under public ownership may help secure a strategically important industry, but the cost of doing so is obviously a major concern. UK steelmakers continue to face some of the highest electricity prices in Europe, while energy market volatility is pushing production costs higher. For example, fabricated structural steel prices, according to the Department for Business and Trade’s producer price index for the product, rose by more than 8% in the year to March 2026. The government’s wider steel strategy, including tighter import quotas and 50% tariffs on some overseas steel from July, is intended to support domestic production, but it also risks adding further cost pressure across construction supply chains. Ministers have already agreed to review the policy following industry concerns over steel availability and project costs. In the near term, while energy markets and global trade conditions remain unpredictable, maintaining a competitive and secure UK steel industry is likely to require significant government support. It is crucial this intervention succeeds. Failure would risk undermining both domestic steel production and the wider construction sector. Building, Design & Construction Magazine | The Choice of Industry Professionals