What is the industry still getting wrong about sustainable offices?

At Thirdway, sustainability is embedded in everything we do, every day.

World Earth Day is a useful moment to reflect, but for us, it’s not a one-off conversation; it’s part of how we approach every project, from the earliest design decisions through to on-site delivery.

The industry has made real progress, and sustainability is now central to most briefs, expectations are higher, and there’s a clearer understanding of what good looks like - but the conversation is evolving.

It’s no longer just about setting targets or achieving certifications. Increasingly, clients are asking how buildings will actually perform, how they will operate over time, how they will adapt, and how they will support long-term value.

This shift is important because the next phase of sustainability isn’t about doing more, it’s about doing it properly.

Stop Chasing Certifications

There’s no question that certifications like BREEAM and SKA have helped move the industry forward. They’ve created a baseline and given clients a way to measure progress, which is important. The challenge is that they can sometimes become the focus, rather than the outcome.

It’s easy for a project to become centred around achieving a rating, making sure the right boxes are ticked, the evidence is in place, and the points are secured. But that doesn’t always mean the building will perform as expected once it’s in use.

We’ve all seen spaces that look great on paper but don’t quite deliver in reality, whether that’s in terms of energy use, comfort or usability. Clients are becoming more aware of this gap, and the conversation is shifting towards how a space will actually perform day-to-day, how it will be used, and what it will cost to operate over time.

We believe this is where the focus needs to be. Certifications still have a role to play, but they should support good outcomes, not define them.

Regal House moved from EPC D to EPC B, decarbonised from gas to electric, achieved SKA Gold, and utilised 340 sqm of waste metal from another Thirdway project to create the feature raft system.

Circularity: The Gap Between Talk and Delivery

Circularity is something almost every project aspires to now. It’s become a standard part of the sustainability conversation, which is a positive step. However, delivering it in practice is still inconsistent.

There are several reasons for this: time pressures can make it difficult to assess what can be reused effectively; there’s often a perception that working with existing materials introduces risk or complexity; and, commercially, it’s still often more straightforward to procure new products than to adapt what’s already there. Alongside this, there’s a tendency to associate sustainability with new ‘green’ materials, rather than looking first at what already exists.

What we’ve found is that circularity works best when it’s considered early. When existing furniture, finishes or systems are seen as part of the design from the outset, rather than something to work around later. It also requires the right expertise and coordination, which needs to be built into the programme.

When it’s done well, the benefits are clear - less waste, lower carbon and often a more efficient use of budget. But it does require a shift in approach and behaviours, particularly in how we think about value.

The Hidden Carbon Cost of CAT A

One area that doesn’t get enough attention is how often we remove and replace fit-outs. In many cases, spaces are still designed with relatively short lifespans in mind. When an occupier moves on, the default approach is often to strip back and start again, even when significant elements could have been retained.

This has a clear carbon impact, but it’s also driven by real commercial pressures. Landlords need to offer flexible, market-ready space. Tenants want environments that reflect their brand and ways of working.

The challenge is finding a balance between those needs and the need for longevity.

Rather than resisting change, the focus should be on designing spaces that can evolve. Layouts that can be reconfigured, materials that can be retained, and systems that don’t need to be replaced to suit a new occupier.

It’s not about doing less, but about designing more intelligently so that change doesn’t automatically mean starting from scratch.

Decarbonisation is now a Resilience Issue

The move away from fossil fuels is already underway, and it’s starting to have a direct impact on how buildings are designed and operated. In some cases, existing buildings simply aren’t set up for what’s coming next. Electrical capacity can be limited, systems may not be designed for full electrification, and upgrades can be complex and costly if they haven’t been planned for. At the same time, energy costs remain unpredictable, which is changing how clients think about risk.

Decarbonisation is no longer just about reducing emissions. It’s closely linked to resilience: how well a building performs over time, how adaptable it is, and how exposed it is to future changes in regulation or energy supply.

For landlords, that links directly to asset value. For occupiers, it’s about operational certainty and cost control. In both cases, it’s becoming something that needs to be addressed early, not something that can be added later.

The Forge, achieved BREEAM rating.

Sustainability = Value Creation

Perhaps the biggest change we’re seeing is how sustainability is being understood commercially.

It’s no longer viewed purely as a responsibility or a requirement - increasingly, it’s being recognised as a way to improve how buildings perform and how spaces are used.

Projects that take sustainability seriously tend to operate more efficiently, require fewer interventions over time, and provide better environments for the people using them. That has a direct impact on cost, experience and long-term value.

There’s also a growing expectation from occupiers that their space reflects their own ESG priorities. This is influencing leasing decisions and, in turn, how assets are positioned in the market.

When sustainability is approached properly, it supports both environmental and commercial objectives. It’s not about doing more, but about making better decisions at the right time.

Derry Street achieved a BREEAM Excellent rating.

Final Thoughts...

The direction of travel for the industry is clear, but the next phase isn’t about doing more - it’s about doing it properly.

This means focusing on what actually performs, making better use of what already exists, and designing spaces that can adapt rather than be replaced.