The case for cut and carve: balancing commercial ambition and carbon responsibility
The discussion began with a clear recognition of why the London market is moving away from new build in favour of retrofit and repurpose (also known as cut and carve) solutions. Attendees agreed that a combination of planning pressures, ambitious carbon targets, and limited development opportunities have made this both a commercial necessity and an environmental responsibility.
Sustainability was seen as central to this shift. Participants emphasised that genuine carbon responsibility requires more than meeting regulatory standards. It involves early and rigorous audits of materials, strategies for reuse, and a deeper focus on embodied carbon at every stage of the design process. Policy has a role to play in driving this agenda, but the group highlighted that retrofit and repurpose can be most effective when embraced as an opportunity to create long-term value rather than treated as an obligation.
Planning and heritage constraints were also highlighted, not as barriers, but as conditions that can spark new approaches and encourage innovation in design and delivery. Several contributors pointed out that while policy can push the agenda, the most successful schemes treat retrofit and repurpose as an opportunity to unlock hidden commercial and social value. Others noted that heritage and planning challenges, when approached positively, can act as creative levers rather than obstacles. There was also strong agreement that carbon responsibility goes beyond simple compliance; it requires careful audits, material reuse and a clear understanding of embodied carbon from the earliest stages of design.
The group concluded that the tipping point for retrofit and cut and carve adoption lies at the intersection of sustainability and commercial viability. When schemes demonstrate that environmental responsibility and financial performance can align, retrofit and repurpose moves from being a constraint to becoming the most compelling choice for London’s built environment. With a growing focus on carbon reduction, regulatory pressures and the scarcity of developable land in London, the industry is increasingly pivoting from new build to innovative repurpose approaches.
Retrofit and cut and carve isn’t just about compliance; it can be a strategic opportunity. Making the best use of the bones of a building often makes both commercial and sustainability sense."
Most processes are still designed around new build, which leaves gaps in knowledge and design when applied to retrofit and cut and carve. The opportunity lies in working more fluidly with contractors and design teams to share insight earlier and improve deliverability."
We manage a £2bn estate across five campuses, much of it ageing and in need of renewal. Sustainability is now a decisive factor for our students and government funding, so we are embedding the circular economy into how we invest and modernise our estate."
Planning and policy pressures
Sustainability and whole-life carbon targets
Scarcity of developable land
Commercial value and operational efficiency
Demand for office space remains, and cut and carve offers a way to unlock value without the cost and disruption of a full new build, while also supporting sustainability targets."
