by skarating | Jul 11, 2025 | Case Studies
Circularity is one of SKArating’s key strategic environmental aims and is linked to the UN’s Sustainable Development Goals ‘Goal 12: Responsible Consumption and Production’. All our scheme updates, starting with Offices v2.0 in 2025, are mainly awarding active circularity on project assessments instead of just diversion from landfill. This new lift to benchmarks is a follow-on from the earlier lift seen in the Higher Education v1.0 scheme and reflects current industry good practice.
Circularity is a fundamental part of SAS International’s ESG programme. SAS are Cradle to Cradle certified Bronze for over 75% of the products designed and manufactured. SAS are committed to providing clients with low embodied carbon materials and adaptable and reusable products. Since 2023, SAS has actively engaged with UK clients, offering a feasibility-led take-back service for both closed-loop and open-loop circularity projects.
The partnership between SKArating and SAS is intended to support both organisations’ aims to enable circularity on interior fit-out projects across professional teams and supply chains. Both SKArating and SAS will endeavour to share knowledge on circular economy from interior fit-out projects to benefit the market and wider industry. We’re excited to see how this will manifest over the forthcoming years.
SKArating invited the team at SAS International to share solutions and know-how related to circularity in practice on their most recent take-back and re-use project at Winchester House, 75 London Wall.
The shell and core refurbishment are using another assessment methodology suited to whole building projects, and the use of SKArating is down to each future tenant to adopt as part of their interior fit-out project.
Background
Built in 1998, formerly known as Winchester House and once the London HQ for Deutsche Bank, 75 London Wall is being redeveloped as a modern, sustainable Grade A office destination.
The asset owner Castleforge, in tandem with development partner Gamuda, plan to bring to market a retrofitted 12-storey scheme designed to the highest BREEAM and NABERS standards. Offering 465,000sqf of best-in-class office space, high-quality finishes, desirable amenities and a central London location, the retrofit first approach for the scheme delivers future-proofed prime real estate. Orms’ architectural design is blending urban influences with the elegance of the existing structure, resulting in a building that is both visually striking and highly functional.
The design approach by Orms and the client team is adopting an efficient resource strategy by avoiding the installation of ceilings on all floors as part of the shell and core project. This is following repeated calls by the industry in recent years to prevent high volumes of wasted ceiling panels by tenants once they take a space and start design and refurbishment. Ceilings are being installed only in the new marketing suite to showcase the building’s potential and support potential tenants to assess it against their needs.
SAS International have supplied quality metal ceilings into this building since the initial 1998 development and has consistently revisited the building to replenish, refurbish or undertake remedial works. There are strong records of all the product types, quantities and locations they have installed, which demonstrates the groundwork done already to assist with circularity management.
Solution
With the departure of the incumbent tenant, SAS have agreed with Castleforge and ORMS to take-back 1,800m² of suspended ceiling tiles with plans to refurbish the products and re-instate 1,500m² into a dedicated marketing suite due to be completed in 2028. This agreement is a testament to circularity and evidential in demonstrating how SAS products are durable enough to perform in a second, and hopefully third life scenario.
Lessons & Insights
What drivers made this happen?
- Early engagement and commitment from the asset holder were critical in the process, ensuring the appropriate handling of the products during disassembly and site storage pre-collection. ORMS drove this initiative and enabled it through their design proposals.
- The exposure and risk of costs for the re-used ceiling tiles sits with SAS until an actual order is sent through by the contractor during the procurement phase. SAS must fund the storage of these tiles for approximately 4 years.
What was the main challenge that had to be overcome so far?
- Timing and logistics in coordination with the deconstruction team is the challenge but is overcome by means of early engagement and close collaboration.
What insights could help others implement close-loop circularity?
- Clear communication from the project stakeholders with a top-down imperative for re-use. Incremental steps starting with a few floors demonstrate a practical and achievable approach to circularity. Promoting communication and collaboration at the earliest stage, and working towards building confidence between manufacturers, building owners and project stakeholders.
- Designers and project managers creating space for these circular approaches to be reviewed and implemented with the supply chains.
- Providing greater levels of commitment to manufacturers that the returned products will be taken back and not replaced, changed, etc… leaving them with unsold stock. Set up tracking systems inside manufacturers’ data records and collaborate with asset tagging services to link products with the stock records.
- Provide circularity information to clients for their records and access at end of life of the ceilings or next refurbishment project.
What is being worked on to support the circular offering?
- SAS’s journey is still evolving with many lessons learnt and insights gained. This includes being agile in the way the company responds to circularity requests due to short notice, proactive responses to site conditions and logistics, and being willing to work around challenges in tandem with the project team.
- Currently, SAS take-back and re-use is a limited and selective service provision due to infrastructure requirements that a full offering would demand. Due to constraints like storage and logistics, SAS can currently work with a managed number of clients on projects where conditions are clear, operations are well managed, and outcomes are pre-defined. As learnings and experiences improve, and as the market increases circularity demands, SAS hope to extend the service to match the market appetite, creating a sustainable and flourishing economic system for all concerned.
Circular Opportunity
As tenants are engaged to occupy the whole or part of the building in the years ahead, they will be able to design and deliver their interior spaces using SKArating. The Offices scheme drives and awards the end-of-life and new life cycle for ceilings when they form part of a pre-loved or closed-loop circularity solution. This will deliver against the Materials and Waste ceilings measures and contribute more widely to the embodied carbon reductions, aligning to Net Zero. SAS are looking to explore Material Passports and asset tagging provisions next. Equally, SAS’s CRM system captures and holds over 30-years of product and project information that is ready to be used for designers and clients looking for circular products. In this respect, SAS retain a wealth of information on where their products are installed and their re-use potential. Due to the standardised sizes of popular products like SAS130 and SAS330, their acoustic and fire credentials and EPD’s, these systems are ideal for circularity in office environments.
Closing thoughts
SAS International products strengthen circular approaches in interior design and fit-out due to the adaptable and durable qualities of metal. Modular ceilings like these, manufactured by SAS, fall within the SKArating framework for good practice in design.
SKArating provides landlords, designers, and fit-out contractors with good practice measures for selecting products that contribute to sustainable design and product selection. By designing the reuse of the SAS products at 75 London Wall, Orms demonstrate how these systems can be recirculated to minimise environmental impact while meeting high aesthetic and performance standards.
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by skarating | May 27, 2025 | News
This is a technical note relating to the Offices v2.0 scheme update and forms part of a series of related technical articles. To read the previous post on Energy & CO2 please follow this link, and to read the post on Materials & Ecology please follow this link.
SKArating is stepping up its approach to resource management with significant updates that prioritise reuse, traceability, and shared responsibility across the supply chain and supply cycle. This change is also demonstrated by the category renaming from ‘Waste’ to ‘Resource Management’.
The standout shift? A firm requirement for design for disassembly and traceability. Every product or material must now be removable without contamination, and installed or moved on with data traceability, enabling safe future reuse. Reused materials must also come with circularity data or if possible a material/product passport to ensure traceability and performance integrity.
The revised Resource Management measures also introduce new benchmarks for levels of circularity, following the trajectory started in the Higher Education scheme in 2016. These benchmarks are drawn from high performing products, from supply chain sector performance and the elements’ nature and features themselves, aligning ambition with achievability for good practice levels.
Data can support circularity and increase safety and performance. It is recognised that in non-integrated projects or projects and teams where new process systems are being introduced, this is likely to add resource to current businesses and project sizes. This change is a forward investment for clients, suppliers and nations and ensure we start retaining more of the value created in fixed assets.
Together, these changes represent a more systemic, practical and data-driven scheme — one that builds confidence, reduces greenwashing, and helps the industry and market move forward with purpose.
A joined up and practical approach – RMPT process
The refinement of the RMPs (now RMPTs) and SWMP documents and processes is the most notable starting point for the category. The Resource Management Plans are now refined to act as a wider umbrella process that focuses on the active planning of assets onto or off the site, and helping teams track, manage and measure. The measure is removing the need to create long word generic documents that are not helping teams actively in project decisions, to a predominantly schedule-based tracker which includes planning decisions specific to each item. The start of the resource management planning at the design stage, and the need for updates along key project milestones by respective teams, is also another key change that will support the original aims for this measure and the overall category.
The renaming of the title to add the word ‘Tracker’ is done to highlight the actively tracking focused nature of this measure rather than it being a word document that few refer to. At least, we hope so as this issue needs support based on past project demonstrations.
Resource management begins right at the start of the project, before design starts. The introduction of the pre-refurbishment survey into the Offices scheme aims to inform design teams of the resource they have available as soon as they on-board the project. The role of dilapidations must not be sidelined and it is hoped that pre-refurbishment surveys can form part of this asset stage in the very near future and link-up with resource management.
Whole life and In Use scheme drivers
The re-named and updated ‘D60 Designing out Waste’ measure to now focus on whole life thinking and optimising the resource’s use as long as possible, also aligns with the SKArating strategic direction to include whole life thinking of projects. The lift of the aims for this measure from reducing waste to increasing circularity is also reflecting the lift of benchmarks and performance to reflect current good practice.
Of note is the new measure ‘D84 Fixed asset tagging register’ which looks to take part in the relay of information from the project delivery team to the facilities/asset management team and then onto the next project team or material supplier or processor. Projects are gathering a mine of information during the design and delivery stage on products and materials and this does not find its way forwards, or forwards in an accessible and tagged way. It is hoped this is the first step to support product passports and fixed assets becoming the norm and retaining for longer the resource value.
A Systemic approach
The resource management measures are part of a system of steps, some of which are also found in the Materials and Project Delivery categories. For example;
- Materials measures start with the requirement for disassembly before they move onto the additional criteria to be achieved.
- The Project Delivery new measure ‘D88 Project Delivery Programme’ looks to raise the issue of time and project sequencing to enable the systemic changes that support circular economy and resource management in practice.
The Offices v2.0 Public Consultation is now open, find out more and how to provide feedback below.
by skarating | May 23, 2025 | Events, News
Great progress is underway as we move closer to launching the Offices v2.0 scheme — a major update we can’t wait to share with you. To help guide the rollout and shape the future of this update, the Public Consultation launched last week (12th May), running for 4 weeks (noon June 9th), giving you the chance to ask questions and share your thoughts.
Find out more about the Public Consultation here:
And the feedback form here:
If you would like to join us in a consultation related online event, please follow the links below to find out more information and register:
► General update plus focus on Materials and RM
Wednesday 21st May, 12:00–1:30pm.
Booking closed – event passed
► General update plus focus on Energy & CO2
Thursday 29th May, 12:00–1:30pm.
Book here
► Assessors and CPs only event
Tuesday 3rd June, 12:00–1:30pm.
Book here
To support understanding of the update and changes, we’re also in the process of publishing a series of technical blogs exploring the impact categories and key subjects at the core of Offices v2.0.
Dive into our latest posts and get up to speed on what’s changing and why:
If you have any questions around the public consultation events, please email us at: support@skarating.org
by skarating | May 12, 2025 | News
This is a technical update relating to the Offices v2.0 update and forms part of a series of related articles. To read the previous post on Energy & CO2 please follow this link.
The updated SKArating Offices scheme is driving a major evolution in how materials and embodied impacts are addressed in interior fit-out projects. Moving beyond merely requiring the presence of EPDs (Environmental Product Declarations), the new scheme version harnesses the data within EPDs to benchmark performance, shifting from “do you have one?” to “what does it tell us?”
With the development of the UK Net Zero Carbon Buildings Standard and a newly developed and aligned archetype model, SKArating now introduces embodied carbon limits for most material categories such as partitions, furniture, finishes, and ceilings. These limits are informed by the near-top performing products in the market, triangulated from sector-leading supplier data sources in the UK market, and Materials2050 and OneClick LCA data.
Another key addition is the mandatory requirement for (most) elements to be designed for disassembly, setting a new baseline that enables reusability and circularity, and reducing legacy problems.
Options of Compliance for Projects
The new criteria have followed the SKArating system philosophy of incentivising good practice and making sure the scheme aligns with current good practice and not standard or best. Following this, the research team has responded to an ever widening band of good practice in the industry which veers close to best practice. A project that falls in line with current Net Zero alignment, and achieves close to 100% Circularity, as best practice. As a consequence, the criteria is providing multiple options for compliance, some veering more towards best practice and Net Zero aligned, and some at good practice and not necessarily aligned to Net Zero aligned performance. SKArating is always aiming to move the industry and market more widely than one or two parties and thus creating a more sustainable system change. With the proposed criteria, project teams can opt if they wish to target and achieve the Net Zero aligned criteria, labelled as such, or one of the other good practice levels in the list.
When projects achieve both the annual embodied and operational limits of the UK Net Zero Building Standard, they will be able to certify as a SKArating Net Zero aligned project. This will set them on a path to comply with the UK Net Zero Building Standard itself.
Ranking What Matters
Each issue in SKArating is ranked by its environmental impact relative to each other, and following the SKArating Philosophy this prioritises direct real impact over potential change in the future. There is also a reflection of the scheme’s aims and priorities from the brief which reflect current critical issues and priorities – Net Zero alignment and 100% Circularity being the two top issues. Following this, the Materials and Resource Management categories are of the highest ranking measures in the scheme. Hierarchy within the Materials category has been allocated following the embodied data and office sector patterns of design. The highest embodied impacts and quantity measures are found at the top with Joinery and many of the furniture measures, some of the newest MEP related measures are found at the bottom due to data quality and challenge of implementation in the current market.
MEP Embodied Impacts
Embodied impacts related to mechanical and electrical elements have started being addressed with three new measures covering some key mechanical, electrical and light fitting items. Because of the lack of progress for the MEP embodied impacts there is some way to be made before their accountability and positive impact can achieved. We will be reviewing closely the take-up and implementation of the new measures and refine accordingly into other schemes and revisions but initial industry engagement has been very positive.
Reducing Greenwash Risk
By using more available industry and market embodied impact data through an increase of EPDs and project LCA modelling, SKArating supports everyone involved reduce risks of using misleading claims and targets. Clients can ensure the performance they require will be more closely targeted and delivered, and architects and designers are supported by the provision of good practice knowledge through the good practice measure criteria benchmarks.
This marks a major step in aligning environmental and design decision-making with real-world lifecycle impacts, bridging the gap between targets and practice.
Measures of note:
- New – D89: new measure requiring the target and modelling of upfront embodied carbon in line with the limits of the UK Net Zero Building Standard.
- New – Chairs – Soft seating: splitting the chairs measure into task and soft seats to support the achievement of either/both and reflect each’s target limits of upfront carbon.
- New – M30 HVAC equipment: covering embodied impacts for heat pumps, heat recovery units and AHUs
- New – M31 cables, pipes, ducts and light controls: % of project scope to comply with one of the criteria, and expanded criteria for larger projects.
- New – M31 Light fittings: integrated lamp light fittings to align with one of the criteria, driver for re-fabrication of recently installed fittings, and expanded criteria for larger projects.
- New – M32 Decorative and other light fittings: requiring half of the fittings to comply with one of the criteria and covers main types of decorative fitting types.
- Updated – Measures M03 to M23 have been updated in their criteria and refined scoping sections.
- Combined measures such as Partitions; solid and glazed.
- Removed the overarching Materials measures, and M05 Hardwoods.
- Removed measures that are deemed standard industry practice or where regulations have been lifted.
Ecology & Timber
Moved D20 Timber to the Ecology impact category that has been added to the scheme. The move of this measure to Ecology reflects more accurately the impacts which responsible management and sourcing of timber and timber containing products has. Embodied impacts from the logging, processing and transporting of timber are included with all other elements in each of the Materials measures. If a project targets any Materials measure, they will also need to comply with the criteria of D20 Timber as in previous scheme versions.
The Public Consultation is now open, find out more and how to provide feedback here: https://ska-rating-training.thinkific.com/pages/offices-public-consultation
by skarating | May 9, 2025 | News
Over the past year, we’ve been working on some important updates to the SKArating Offices scheme to ensure it continues to reflect good practice in sustainable interior fit-outs. As part of this process, we’ll soon be launching a Public Consultation, giving you the opportunity to share your thoughts and help shape the future of the scheme. To support this, we’ll be publishing a series of blog posts over the coming weeks, each focusing on one of the Impact Categories and the proposed updates that are happening within Good Practice Measures (GPMs) in each category. The first category we are focusing on is Energy & CO2.
As SKArating evolves, the Energy measures remain a critical issue in shaping sustainable fit-out projects — and it’s not standing still. Recent updates mark a shift toward more accurate impact prioritisation, better performance accountability, and smarter energy-related decision-making throughout the project lifecycle. Bringing the scheme in line with the strategic aims of SKArating; to align all projects to Net Zero carbon targets and 100% Circularity. With these as our key aims, the updated SKArating scheme brings a sharper focus to energy performance, efficient use of energy, and the reduction of greenhouse gas emissions in general — not just in design, but in delivery and operation.
Performance, Not Promises
Until now, many interior fit-out projects stopped at “energy-efficient design.” SKArating is now going further by assessing energy use during Occupancy and ensuring science-based targets are actually on track. The occupancy stage data demonstrating Net Zero aligned performance (12 months post-completion) is part of the Occupancy Stage assessment, closing the gap between intent and outcome. Projects will still be able to certify at Handover as being in alignment and ratify this performance following a year of Occupancy.
Ranking What Matters
Each issue in SKArating is ranked by its environmental impact relative to each other, and following the SKArating Philosophy, this prioritises direct real impact over potential change in the future. There is also a reflection of the scheme’s aims and priorities in the brief which reflect current critical issues and priorities – Net Zero alignment and 100% Circularity being the two top issues. Following this, Energy & CO2 measures are of the top-ranked measures. If your project includes a scope of works that impacts energy related elements, it’s not going to be optional — the ranking will include energy related gateway measures that must be achieved to get a project certified.
Designed by the Industry
This isn’t a theoretical framework. The updated Energy & CO2 measure have been co-developed by engineers, contractors, suppliers, designers, and clients. It’s practical, realistic, and ready to implement following current tools, knowledge and processes.
Reducing Greenwash Risk
By linking design, delivery, and operational performance, SKArating protects everyone involved from misleading claims and missed targets. Clients can ensure the performance they require will be actually delivered, and engineers and designers are supported to follow good practice through a project.
Measures of note:
- New – D85 Energy Use Intensity: new measure requiring the target and modelling of operational energy in line with the limits of the UK Net Zero Building Standard.
- New – P18 Zero carbon energy contracts: awarding tenants for energy supply that avoids fossil fuels.
- New – E31 Energy efficient ventilation equipment: supporting passive design and operation within the scope of fit-out demises.
- New – D86 Landlord & Tenant collaboration: a collaborative and coordinated approach to efforts between both parties at an early enough stage in the process.
- Updated – E29 Energy demand reduction: tightened the criteria and supporting teams with solutions to consider.
- Simplified and combined measures relating to lighting design and heat pumps.
- Simplified energy measuring and monitoring measures and criteria.
- Removed measures that are deemed standard industry practice or where regulations have been lifted.
In short: the Energy & CO2 measures now reflect how buildings and tenancies really work, making it a win for clients, our project teams, for the planet, and for the future of sustainable fit-out.
Look out for the Public Consultation starting on Monday, May 12th, for 4 weeks, found through our Knowledge Hub and comms channels, for an opportunity to engage in the proposed changes.
