“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.
Smartphones are all-consuming vampires, sucking our mental energy and leaving city dwellers disoriented and alienated. But they’re here to stay — so how can urban designers use their immense power for good?
We are living in a time of unprecedented visual distraction. In the modern urban environment, our attention has to battle with myriad layers of signage and communication — some useful, some not — from billboard advertisements to traffic lights. At the same time, an even more pervasive source of visual pollution can be found in our own hands. The constant drip, drip, drip of digital diversions originating from our smartphones and other devices is reshaping how our minds behave and function, and how we perceive the world around us.
The “tragedy of the commons” — the term used to describe a situation in which individuals act in accordance with their own self-interest at the expense of the common good — is often used to explain the persistence of modern environmental problems. If only we had more data, facts and knowledge of the unintended consequences of our actions, the thinking goes, we would make better choices that would benefit everyone.
I’ve come to realize that this is wishful thinking. Even with a clear understanding of the consequences of our actions, a vast majority of people will still seek to have their desires satisfied rather than extinguished. The desire for travel is no different.
In his “Confessions,” St. Augustine prayed to be delivered from his lustful desires. “Grant me chastity and continence,” he pleads with God, “but not yet.”
To put this into modern terms, most environmentally minded people (me included) are living as if to say, “I want to reduce my carbon footprint, but not yet.”
Cities stand to benefit from ever-increasing technological advances. Digital information is helping solve our most pressing urban challenges. Yet the rising level of data we are now capable of generating can obscure the original intention and purpose of this work if we don’t stay mindful of the social dynamics at play by engaging with the people that are meant to benefit from it.
Smart and connected technologies embedded across city infrastructures can help monitor, anticipate and manage urban issues in new and effective ways. From spotting economic trends and improving health to combating crime and optimizing traffic flows, intelligent infrastructure has the potential to help us make more informed decisions for solving some of the greatest issues that cities face.
Much of the optimism surrounding intelligent infrastructure, however, relies on concepts that can be easily misunderstood or overhyped, particularly those related to smart buildings and smart cities such as the Internet of Things (IoT), artificial intelligence (AI), and Big Data. “Smart” should be understood not as something that you simply install as an add-on; rather, it is an enabler of larger outcomes, something that requires human intervention and implementation. To really get the most out of these technologies, in other words, we first need to take a step back — and maybe even slow down.
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.