“I have rivers but no water; forests but no trees; cities but no buildings. What am I?”
It took a few seconds to realize that the question being asked of me was actually a riddle.
I was in Hong Kong, dining at a cha chaan teng. Literally translated as “tea restaurant,” these humble, retro diners have been serving no-nonsense comfort food since the 1950s. To the uninitiated or unprepared, eating at a cha chaan teng can be a jarring experience. You are made to share an impossibly small table with complete strangers. Servers can be a bit too brisk, too impersonal. Upon entering, one immediately feels the pressure to quickly sit, order, eat, pay and leave. Servers have no time to engage customers in idle chit-chat, let alone issue existential challenges. The fact that this server was bending these unwritten rules to ask me a riddle — so calmly and so nicely — was a surprise.
The first three days of 2018 were unlike any I had ever experienced. I was in Laos visiting the town of Luang Prabang, a UNESCO World Heritage site known for its rich urban character and remarkably well-preserved architectural and cultural heritage. As I wandered the side streets — with its human-scale temples, humble homes, cool cafes, and seamless integration with the local ecosystem — I was struck by just how good this town made me feel. It was a sense of well-being so unique that it was almost palpable, yet difficult to put into words. What I found so striking wasn’t just its visual appearance, but also its acoustic ecology, its friendly residents, and its simple cuisine. As others who have visited Luang Prabang before me have noted, I learned after I returned home, it’s the kind of singular place that can elicit this sort of response for no other reason than just being there.
The experience reminded me
of what the acclaimed architect and urban theorist Christopher Alexander
described as architecture’s ability to heighten one’s sense of being in the
world. Under ideal circumstances, Alexander contends, the built environment
could help people “feel their own existence as human beings”; a certain kind of
existential experience can arise between building and individual.
As human health and wellness has become more mainstream within the real estate industry, tenants, developers, and property managers have grown more sophisticated and comprehensive in their approach for addressing it. Results from the 2018 GRESB Real Estate Assessment demonstrate how participation in the 2018 Health & Well-being module has grown significantly since its initial release in 2016. Over 75% of GRESB participants now have health and well-being policies that address both employee and tenant/customer health.
Like ESG sustainability in real estate,
which has evolved and matured to the point where greater importance is now being
placed on actual performance rather
than just predicted performance, health
and wellness outcomes are moving from the merely aspirational to the more tangible.
But how best do you evaluate the ongoing health and wellness performance of a
building or space?
One option is with environmental sensors
that can directly measure quantitative information of relevant indicators, such
as air quality, noise, thermal comfort and lighting levels. What this overlooks,
however, is how this data translates to human experience: Do people find
certain environmental conditions comfortable, healthy and productive? When? And
to what extent? To obtain such insight, one could make use of another type of low-tech
environmental sensor: people. This is where a “post-occupancy evaluation” (POE)
becomes particularly valuable.
One of the benefits of early participation in the GRESB Real Estate Assessment was that it helped real estate portfolios improve their environmental, social and governance (ESG) -related policies and management systems. As ESG policies and management systems have matured, real estate companies and funds that have been early adopters in reporting to GRESB have made continuous performance improvements. But which key performance indicators are most important? Up until now, energy has been the primary indicator for measuring the performance of green buildings and portfolios. More recently, however, another indicator has come to the forefront as the key indicator for measuring real estate sustainability performance: carbon.
In many cities, buildings are responsible for a majority of the city’s overall carbon emissions. For this reason, low-carbon buildings will be an essential component for the development of sustainable cities. Effectively reducing building emissions will require a combination of advancements in low-carbon energy systems technology and initiatives to reduce building-related energy use in both new and existing buildings. A building’s energy use is also a function of the operations-related management practices and the behavior of the people who use the building and it is estimated that about half of the world’s building stock in 2050 will consist of buildings that already exist today. Subsequently, improving the energy use patterns of existing infrastructure has the potential to play a major role in the advancement of low-carbon buildings.
Smart urban technology has the potential to transform our cities — but watch out for unintended consequences.
What would cities look like if they were built from scratch, from the internet up? This is the question being asked by Sidewalk Labs, the urban innovation unit of Google’s parent company Alphabet Inc. What’s emerging from this thought experiment is a new approach to city-building, one that sees urban districts as platforms for testing and refining technologies that improve quality of life. Sidewalk Labs’ mission, it claims, is not to create a city of the future, but to create the future of cities. Continue reading →
Around the turn of the 20th century, public imagination turned to what life would be like in the year 2000. In newspapers and magazines, writers and artists illustrated visions of a society replete with personal flying machines, pneumatic tubes, moving sidewalks, entire cities enclosed beneath glass domes. From today’s vantage point, these predictions are all too cliché. But take a step back from these specific predictions and you’ll discover a unifying assumption that these futurists got right: the future would be urban.