
Why low latency matters in today’s smart buildings
Modern buildings do far more than provide shelter. They rely on connected systems to monitor occupancy, control indoor temperatures, manage energy use, and respond to security events. Many of these systems must process information and react almost instantly. Low latency refers to the short amount of time it takes for data to travel between connected devices, systems, and applications. In smart buildings, reducing this delay helps technologies respond quickly and operate reliably. For developers, engineers, property managers, and others involved in building design and construction, network performance is becoming an important part of early project planning. A building may contain advanced sensors and automation tools, but those technologies cannot perform effectively if the systems connecting them are slow or unreliable. What low latency means in a smart building Latency is the delay between sending information and receiving a response. In everyday consumer technology, a small delay may be little more than an inconvenience. In a smart building, however, excessive latency can delay the response of critical systems. A delayed security alert may slow a response to unusual activity. An HVAC system may take longer to adjust to changing occupancy levels. An access control system may hesitate before allowing someone to enter. Not every smart-building function requires an immediate response. However, systems that depend on real-time monitoring, automation, or rapid decision-making generally perform better when information can move and be processed quickly. Other industries face similar demands. Platforms running always-on live casinos, for example, rely on low-latency streaming to support timely interaction between live dealers and players in different locations. When delays increase, video, audio, and user actions can fall out of sync. Similarly, financial trading platforms rely on low-latency data feeds to execute time-sensitive trades across markets. When delays increase, pricing data can arrive too late to act on, and split-second decisions lose their edge. In a smart building, the goal is safe, efficient, and convenient operation. Achieving that depends on how quickly the building’s systems can sense a change and respond to it. The lower the latency, the closer a building gets to operating in real time rather than reacting after the fact. Network design is part of building design A smart building depends on a network of sensors, cameras, controllers, and software platforms. These components continuously collect and exchange information. Some data is sent to a central management platform. Other information may be processed closer to the device through edge computing, which allows certain decisions to be made locally rather than sending every request to a distant server. The right approach depends on the building, the systems involved, and how quickly each function needs to respond. What matters is that these requirements are considered before construction or major installation work begins. Ethernet cabling, fibre connections, wireless coverage, network capacity, and local processing resources should all be planned with performance in mind. Retrofitting this infrastructure later is possible, but it may require disruptive and costly changes. For this reason, network design should not be treated as an IT task that begins after the main building decisions have already been made. It is increasingly connected to architectural planning, electrical systems, mechanical services, and the property’s long-term use. Security monitoring and access control Security is one of the clearest examples of why latency matters. Modern building security may include high-definition cameras, motion detection, digital access controls, automated alerts, and facial-recognition tools. These systems rely on accurate information being transmitted and processed quickly. If a video feed is delayed, security staff may not see an incident as it happens. If an access control system responds slowly, it can create queues and frustration during busy periods. Delays in automated alerts may also reduce the time available to assess and respond to a potential threat. Low latency is only one part of an effective security system. Reliability, cybersecurity, accuracy, backup systems, and appropriate human oversight are also essential. However, when a security process depends on real-time monitoring or rapid alerts, network latency becomes a significant performance issue. HVAC, energy, and occupancy management Low latency also supports building efficiency. Modern HVAC systems may use occupancy sensors, temperature readings, air-quality data, and weather information to adjust heating, cooling, and ventilation. If the information reaching the control system is outdated or delayed, the system may react less effectively. This can lead to unnecessary energy use. For example, a building may continue heating or cooling a space after occupants have left, or it may take too long to respond when a room becomes crowded. Over time, these inefficiencies can contribute to higher operating costs and unnecessary carbon emissions. Energy management systems face similar challenges. Some buildings adjust electricity use in response to changing grid conditions, pricing signals, or internal demand. These systems must receive information and respond within the timeframe required by the relevant program or contract. Occupancy-management applications also depend on timely data. Desk booking, room availability, elevator scheduling, and crowd monitoring are more useful when the information reflects what is actually happening in the building. When data becomes outdated, automated systems may make poor decisions. When the data is up to date, the building can respond more accurately to how people are using the space. User expectations are raising the standard People have become accustomed to fast digital experiences. Smartphones, streaming platforms, connected appliances, and online services have created an expectation that technology should respond quickly and without friction. These expectations now extend to workplaces, residential developments, hotels, hospitals, and other connected environments. Occupants notice when smart lighting reacts slowly, a meeting room display fails to update, or an access system takes too long to respond. These delays may seem small, but they influence how modern, convenient, and reliable a building feels. Low latency is therefore not only a technical concern. It can also affect occupant comfort and satisfaction. A smart building should make everyday activities easier, not introduce extra waiting or uncertainty. As more services become automated, responsiveness will play a larger role in how people judge the quality of the building experience. Building

Precision Engineering in the Beverage Industry: Why Coffee Machine Switches Matter
Most people judge a coffee machine by the quality of the roast, the precision of the grind, or its aesthetic on the worktop. What happens beneath the surface during an extraction rarely crosses our minds. Yet tucked away inside is a complex arrangement of parts that quietly decides whether your morning coffee succeeds or fails. Acting as a bridge between the user and the electromechanical heart of the machine is an element we use every day, yet to which we hardly ever pay any attention. Featured on every model, from commercial café counters to private kitchens, coffee machine switches are often taken for granted, considered nothing more than aesthetic details or simple, automatic gestures in our daily routine. In reality, these switches play a key role: they control the power supply, determine how the machine responds to manual commands and ensure the continuity of the entire workflow. It only takes a seemingly trivial component like this to break down or malfunction for us to realise its true importance, given that without that simple click, the entire system inevitably comes to a standstill. Daily Wear and Tear: From the Cafe Counter to the Kitchen Working conditions inside a hot beverage machine are harsh, putting internal components through their paces. In the hospitality and catering trade, the pace is relentless: hundreds of shots pulled a day, machines left running for twelve hours straight, and steam levers or buttons constantly battered by staff on shift. At home, daily usage drops off, but the challenge simply takes a different form. Inside a domestic machine’s casing, trapped steam, constant humidity, and continuous temperature swings create a surprisingly aggressive environment for any electrical contact. That’s why you need robust electromechanical components capable of responding instantly to every press without hesitation or false contacts. Ensuring these small parts last as long as possible means, on the one hand, avoiding costly downtime for bars and cafés, for which a machine breakdown directly translates into lost revenue, and, on the other, sparing private customers premature breakdowns and complex malfunctions, which are often difficult and costly to deal with unless a specialist technician is called in. In-House Design and Production: The Case for Direct Control Delivering components that operate for years under such critical conditions is never down to luck or manufacturing shortcuts. It takes a clear industrial model built around strict, direct control over every single stage of development. When the technical engineering and assembly of electromechanical and electronic elements happen entirely under one roof, final product quality stops being a gamble. This integrated approach allows manufacturers to audit raw materials right at the source and check every single build tolerance before anything hits the market. Coffee machine manufacturers get thoroughly tested components that prevent premature contact wear or heat-build-up issues. No fluff, no gimmickry: just solid engineering calibrated to the millimetre. Balancing Electromechanics and Electronics for Total Safety A coffee maker operates at its best when power-handling mechanical parts and electronic control logic work in total harmony. While traditional electromechanical options handle high-current switching and heavy physical use, integrated electronic modules coordinate commands with pinpoint precision. This technical balance ensures structural durability and steady current management across the machine’s most vulnerable points. The practical payoff? The risk of short circuits or sudden failures drops right down, even when dealing with high internal heat and steam. It is precisely this meticulous attention to hidden details, especially those controls we use every day without thinking, that guarantees compliance with the strictest international appliance safety standards. True industrial reliability, after all, does not only lie in the most complex technologies, but is to be found precisely in those details that we constantly take for granted, until they enable us to make our perfect cup of coffee without the slightest hitch.

Unite Reshapes Student Housing Strategy as Build Costs Stall New PBSA Development
The UK’s largest purpose-built student accommodation (PBSA) provider is embarking on a major strategic overhaul, with plans to dispose of up to 20,000 student beds while warning that rising construction costs are threatening the delivery of new developments across the sector. Unite Group has confirmed it intends to streamline its portfolio, reducing its holdings from around 72,000 beds to approximately 55,000 beds across 20 key university cities. The move follows its acquisition of Empiric and reflects a growing focus on the UK’s highest-performing universities, where student demand continues to strengthen despite wider challenges facing the higher education sector. The company has already completed around £190 million of property disposals this year and now expects total sales to reach approximately £400 million, with proceeds supporting its wider investment strategy and share buyback programme. The portfolio reshaping comes at a time when many universities are facing financial pressures and softer student demand, particularly outside the country’s leading institutions. In contrast, applications to so-called high-tariff universities continue to grow, prompting Unite to concentrate future investment around locations with stronger long-term occupancy prospects. Alongside its portfolio review, Unite has issued a stark warning over the future pipeline of student accommodation developments, highlighting that soaring construction costs, more stringent building regulations and weaker investment values have made many new schemes financially unviable. According to the company, developments outside London now require weekly rents of more than £300 to achieve acceptable returns, compared with Unite’s current average regional rent of around £190 per week. The same economic pressures are also affecting the Build-to-Rent sector, where viability challenges are slowing the delivery of new residential developments across many parts of the UK. Despite these headwinds, Unite expects demand for high-quality student accommodation to remain resilient. A combination of fewer new developments, older PBSA schemes leaving the market and continued reductions in private rented housing available to students is expected to tighten supply over the coming years. Construction activity continues on two major off-campus developments. Hawthorne House in Stratford, providing 719 student beds, has now reached practical completion and is awaiting Building Safety Regulator approval before opening for the 2026/27 academic year. Meanwhile, the 934-bed Central Quay development in Glasgow remains on schedule for completion in 2027. The company is also reviewing plans for a further 2,400 consented beds across London and Bristol, with options including revised funding arrangements, joint venture partners or potential disposal depending on market conditions. Future growth is expected to be increasingly focused on partnerships with universities themselves. Unite has already committed to delivering more than 4,300 additional student beds through on-campus joint ventures, including the Castle Leazes redevelopment in Newcastle and Cambridge Hall in Manchester. For the construction and property sectors, Unite’s latest strategy reflects the changing dynamics of the PBSA market. While demand for student accommodation remains robust in key university locations, escalating construction costs, tighter regulatory requirements and shifting investment returns are reshaping development priorities, with greater emphasis on long-term partnerships, asset optimisation and selective investment in high-demand markets. The company also confirmed it expects to invest a further £61 million in fire safety remediation works over the next two years as part of its ongoing building improvement programme. Unite anticipates recovering between 50% and 75% of total cladding remediation costs through claims against contractors, although reimbursements are expected to follow after the remediation works have been completed. As the sector adapts to changing economic conditions, Unite’s strategy signals a significant shift towards portfolio quality over scale, reinforcing the importance of targeting resilient university markets while navigating one of the most challenging development environments the PBSA sector has experienced in recent years. Building, Design & Construction Magazine | The Choice of Industry Professionals

Vistry and Abri agree forward sale of 141 homes at Fordham, unlocking delivery of 1,500 home masterplan
Vistry, the UK’s leading provider of mixed-tenure homes, and Abri, a large housing provider operating across the south of England, have reached a key milestone at their 1,500-home Fordham development in West Sussex, agreeing the forward sale of 141 affordable homes to Abri through their joint venture, Ford North LLP. The transaction is for 76 Section 106 affordable homes and a further 65 affordable homes, which Abri plan to develop with support through grant funding from Homes England, the government’s housing and regeneration agency. These homes will be delivered as part of Phase 1 of the scheme. Crucially, the forward sale enables the commencement of the housing phase at Fordham, marking the transition from planning to delivery of this major new community, with construction anticipated to start in September 2026. Ford North LLP, the joint venture between Vistry and Abri, is leading the delivery of the wider scheme, with Abri also acting as the end purchaser for the affordable homes within this first phase. The agreement demonstrates the strength and flexibility of the partnership, enabling both organisations to accelerate the delivery of much-needed homes. Fordham is a landmark mixed-use development on the former Ford Airfield site, which will deliver around 1,500 high-quality new homes alongside extensive infrastructure and community facilities. Of these, 960 homes are being delivered through the Vistry and Abri joint venture. Planning approval has already been secured from Arun District Council for the initial phases of development, including nearly 700 homes and significant infrastructure. This includes a primary spine road, new pedestrian and cycle routes, bus connectivity, and more than 11 hectares of public open space, alongside play areas, sustainable drainage systems and ecological enhancements. The wider development will also feature a new primary school, a care home, a local centre and employment space, creating a sustainable and well-connected neighbourhood. The vision for Fordham has been shaped by more than a decade of collaboration with local partners and is a key strategic allocation within the Arun District Local Plan. Alex Jordan, Managing Director for Vistry South East, said: “This forward sale represents a major milestone for Fordham and, importantly, enables us to begin delivering new homes on site. Our partnership with Abri is central to the success of this scheme, and this agreement highlights how our joint venture model can accelerate delivery while maintaining a strong focus on quality and place-making. “Fordham is a transformational development that will provide not just new homes, but the infrastructure and community facilities needed to support long-term, sustainable growth.” Sally Ingham, Director of Development at Abri, commented: “This agreement secures a significant number of affordable homes for Abri customers and marks the next stage of delivery at Fordham, transforming a long-held vision into a new community with homes, green spaces, transport links and facilities for local people. The inclusion of additional homes that we plan to develop with support from Homes England grant funding will help maximise the affordable housing provision delivered through the development. “Our long-standing partnership with Vistry demonstrates what can be achieved when organisations work together. Fordham is a great example of how collaborative working can unlock large scale developments, helping us deliver the homes and communities needed while supporting Abri’s ambition to build 20,000 new homes by 2036.” Building, Design & Construction Magazine | The Choice of Industry Professionals

Jones Hargreaves marks strong H1 with completion of 3 Embankment refurbishment
Jones Hargreaves, the national commercial building, project and sustainability consultancy, has completed the project management of 3 Embankment, a five-storey Grade A office refurbishment in Leeds city centre. Located on Sovereign Street in Leeds’ Southbank, the brick-fronted building has been comprehensively refurbished to create high-quality, contemporary workspace. The scheme features a striking reception, business lounge and upgraded communal areas, with suites ranging from 2,507 sq ft to 33,281 sq ft. Jones Hargreaves delivered the six-month project on behalf of UKRO, working alongside RU Creative, Adapt Real Estate and Time Limit Interiors. Other projects completed by Jones Hargreaves during the first half of 2026 include a variety of landlord and tenant-led office refurbishments together with the £1.6m refurbishment of Robin Hood Industrial State, Nottingham, for Hines. The office refurbishment projects reflect a growing trend across the UK, with landlords increasingly investing in the refurbishment of existing office buildings to deliver the high-quality, sustainable workspace occupiers are seeking. Avison Young reports that refurbishment projects now account for the majority of office development pipelines across the UK’s nine largest regional office markets, with refurbishment space increasing 12% year-on-year. The recent project completions cap a busy first half of 2026 for Jones Hargreaves. Between January and June, the consultancy delivered 540 instructions nationally, including more than 5,000 onsite inspections covering ESG, building surveys, project management and dilapidations. The business also welcomed six new team members during the first half of the year, taking its headcount to 59 across offices in Birmingham, Bristol, Cardiff, Glasgow, Leeds, London and Manchester. The team in Manchester have recently moved to bigger premises to support future growth of Jones Hargreaves in the North West. During the same period, several graduates achieved Chartered Surveyor status after successfully completing their APCs. The team will also welcome back Abi Colling in August following the completion of her degree at the University of Reading, where she received the CIOB Certificate of Excellence for achieving the highest mark in her final year. Three other new graduate recruits are also set to join in late summer. Matthew Jones, Founding Partner at Jones Hargreaves, said: “The completion of 3 Embankment reflects the type of projects we’re increasingly delivering for investors, landlords and occupiers looking to reposition existing assets. Our joined up approach combining core Building Surveying, MEP and energy consultancy delivers real benefits for our clients. “Combined with the growth of our team and the volume of instructions we’ve completed in the first half of the year, it has been a positive period for the business. We’re grateful to our clients for their continued confidence and are looking forward to building on this momentum during the second half of 2026.” Jones Hargreaves’ expert multi-disciplinary team of building surveyors, ESG consultants and electrical & mechanical engineers advise on a range of commercial assets spanning predominantly industrial, office and retail space. With a number of large-scale retained clients, Jones Hargreaves is astute in delivering building projects together with dilapidations, TDDs, ESG work and much more. Established by founders Matthew Jones and Peter Hargreaves, and joined by Managing Partner, Matt Williams, the consultancy is a growing business which has a commitment to investing in its team and the next generation of the property industry. For more information, visit www.joneshargreaves.co.uk Building, Design & Construction Magazine | The Choice of Industry Professionals

Savills Strengthens Prime London Presence with Sloane Street Office Consolidation
Savills has strengthened its prime central London residential operations by bringing together several of its key sales and lettings teams under one roof, reinforcing collaboration across some of the capital’s most prestigious property markets. The property consultancy has relocated its Knightsbridge residential sales and lettings teams to its flagship office at 139 Sloane Street, creating a central hub for its prime residential business covering Chelsea, Knightsbridge, Belgravia and Mayfair. The move forms part of a wider operational consolidation strategy designed to enhance collaboration between specialist teams while providing clients with access to a broader range of expertise from a single location. Sloane Street, Savills’ largest and longest-established residential office in central London, now brings together residential sales, lettings and specialist advisory services within one of the capital’s most sought-after property districts. While the Knightsbridge lettings team will continue to operate under its existing brand and retain responsibility for the same geographical area, its relocation will allow closer day-to-day collaboration with colleagues across the wider Prime Central London business. The office also accommodates Savills’ London Private Office and Super Prime Lettings team, creating a comprehensive residential property hub serving domestic and international buyers, investors, landlords and tenants across London’s luxury housing market. For the residential property sector, the consolidation reflects an increasing focus on integrated client services, where sales, lettings and specialist advisory teams work more closely together to meet the evolving needs of high-net-worth individuals and institutional investors operating within Prime Central London. Richard Gutteridge, Head of Prime Central London and Head of the Sloane Street office, said: “We are delighted to be bringing everyone together under one roof. Having everyone back home at Sloane Street marks an exciting new chapter for the business, and increased collaboration will enable us to continue delivering the market-leading service our clients expect. With the Private Office and Super Prime Lettings team on hand, there will be even closer alignment across the whole of Prime Central London.” Georgina Bartlett, Head of Sloane Street Lettings, added: “We are very much looking forward to welcoming our colleagues to Sloane Street. Our personal approach and commitment to clients are second to none, and bringing our teams together will further strengthen communication, collaboration and the service we provide. This move creates an exceptional platform from which to support clients across some of London’s most sought-after residential markets.” The consolidation marks another step in Savills’ long-term investment in its Prime Central London operations, positioning its flagship Sloane Street office as a key destination for residential sales, lettings and advisory services while strengthening the firm’s presence across the capital’s luxury property market. Building, Design & Construction Magazine | The Choice of Industry Professionals
