What followed was the most fascinating few months of building research. This week the report surfaced again and through a different lens I looked at the project in a new way – this time through the lens of sustainability.

When sustainability in the built environment is discussed, the focus often falls on new developments, innovative materials, and energy-efficient technologies. While these are undoubtedly important, one of the most effective sustainability strategies is often overlooked: preserving and extending the life of existing buildings.

18 Crown Passage, St James’s, London is a remarkable example, a building that has stood continuously since the 1670s and remains in active use today. More than 350 years after its construction, this modest property demonstrates how historic buildings can deliver lasting environmental, social, and economic value.

A Building That Has Already Passed the Ultimate Lifecycle Test

Completed in 1676, 18 Crown Passage has survived fires, industrialisation, world wars, technological revolutions, and dramatic social change while continuing to serve the community around it. Originally constructed as a house, it has adapted over time to accommodate a range of uses, from residential occupation to commercial activities supporting the renowned hatmakers James Lock & Co.

Its story highlights a key principle of sustainable construction: the greenest building is often the one that already exists.
Modern sustainability assessments increasingly recognise that the environmental impact of a building extends far beyond operational energy. The extraction of raw materials, manufacturing of products, transportation, construction activities, and eventual demolition all contribute to a building’s embodied carbon footprint.

By remaining in use for more than three centuries, 18 Crown Passage has effectively spread the carbon emissions associated with its original construction across generations of occupants, dramatically reducing its lifecycle environmental impact.

Fairthorne and Newcourts map 1643-7                

Blome’s map 1689; the parish of St James

Preserving Embodied Carbon

Every brick, timber beam, lime mortar joint, and floorboard within a historic building represents carbon that has already been invested.

Demolishing a building prematurely not only wastes this embodied carbon but typically creates additional emissions through demolition activities, waste transport, and the construction of a replacement building.

At 18 Crown Passage, many original materials remain in service today, including substantial areas of historic brickwork, timber structure, and traditional construction elements.

From a carbon perspective, retaining these materials avoids the emissions that would otherwise arise from:

• Producing new structural materials.
• Transporting those materials to site.
• Construction and installation activities.
• Waste disposal and processing of demolished materials.

As organisations seek pathways to net zero, extending building life is increasingly recognised as one of the most effective means of reducing whole-life carbon emissions.

Using locally sourced materials and labour

Prioritising locally sourced materials in the 1670s was generally a given. Whilst some materials such as timbers were sourced from outside of London, these were transported without the use of burning fossil fuel.

Of course, some fuels were used such as for the firing of bricks. Yet the bricks themselves would have been made from local clay and London Brick earth; a layer of dust that drifted across London around 25,000 years before. This pre-history of London highlights an interesting connection between the geology of St. James and the fabric of 18 Crown passage – built tens of thousands of years later.

It is known that bricks of this period were largely produced local to the site, but brickfields were in existence and the deciding factor of brick supply was the cost of transportation and local availability at a time of high demand.

The earth excavated from construction of a basement was sometimes used in the construction but otherwise spread evenly on the bordering roads, raising their level. Foundations of rammed earth or maybe ash were usually laid to support stepped brickwork footings. This formed the base for the walls, which the bricklayers tended to build simultaneously so as to load the foundations evenly.

Brickwork was laid with the use of lime mortar, traditionally mixed with earth, clay or maybe dung to improve adhesion. The lime has a quality that draws and sequesters carbon from the atmosphere for decades or even centuries as CO₂ slowly penetrates further into the mortar.

Lime was produced from chalk and imported in large quantities into London at that time, chiefly from Greenhythe in Kent where the chalk hills were easily accessible and close enough to the river for transportation. Testament to the quantity of chalk quarried for this purpose can be seen by the size of the quarries at Greenhythe, one of which now houses the Bluewater Shopping Centre; built as Europe’s largest.

Historic Buildings as Carbon Stores

Many historic buildings also act as long-term carbon stores.

At 18 Crown Passage, the timber joists, floor structures, partitions, doors, and other wooden elements have been locking away carbon for centuries. Georgian homes often sequestered carbon in the use of around 30 mature trees in their construction.
When buildings are maintained and adapted rather than demolished, this stored carbon remains safely sequestered within the structure. In contrast, demolition can release a proportion of this carbon back into the atmosphere, particularly where materials are incinerated or otherwise degraded.

This is a powerful reminder that conservation is not simply about protecting heritage. It is also about protecting carbon already captured from the atmosphere.

Adaptability Is Sustainable Design

One reason 18 Crown Passage has survived for so long is its adaptability.

Over its lifetime the building has evolved from a residential property to a mixed-use commercial space, accommodating changing economic and social needs without requiring wholesale reconstruction. Alterations such as new services, shopfront modifications, and internal upgrades have enabled continued occupation while retaining much of the original structure.

This flexibility represents a fundamental principle of sustainable building design.

Buildings that can be adapted for new purposes have the potential to remain useful for generations. By contrast, buildings designed with limited flexibility can become obsolete, leading to costly refurbishment projects or complete replacement.

Delivering Social Value Through Heritage

The benefits of preserving historic buildings extend beyond carbon savings.

Buildings like 18 Crown Passage provide a tangible connection to local history and identity. Its story reflects the development of St James’s from open farmland into one of London’s most influential districts, while the property’s long association with tradespeople, residents, retailers, and the celebrated hatmaker Lock & Co. illustrates the changing social and economic life of the capital.

Historic buildings contribute social value by:

• Preserving cultural heritage.
• Supporting local character and sense of place.
• Creating attractive and distinctive environments.
• Providing educational opportunities.
• Strengthening links between communities and their history.

In an era when many urban environments can feel increasingly uniform, historic buildings offer authenticity that cannot be replicated through new construction alone.

Amongst the long history of the building is the ownership by Lock and Co and their invention of the Bowler Hat, although at Lock’s they refer to it as the ‘Coke’ after the customer that commissioned it rather than by the name of the manufacturer that was appointed to produce it; Bowler. History of this type enhances social value.

Each building has a story – it connects us.

The metropolitan archives (ref B/LK) have order and day books from James Lock and Co that date back over the centuries; their customer list clearly represents royalty, politics, the military and international celebrity for any given period of their history; names such as Charlie Chaplin, Lawrence Olivier, Montgomery, Duke of Wellington, Bob Hope, Lord Lucan, Sinatra, Churchill, Jackie Oanasis, Oscar Wilde, The Queen.

One of the last tasks Nelson attended to before leaving England for the battle of Trafalgar, and ultimately his death, was to settle his bill to date at Lock’s (£11 19s 6d), which included his last cocked hat and eyeshade that he’d ordered three days previous.
20 years ago, to give myself a flavour of the kind of hats that sat in boxes to await despatch at Crown passage, I remember scanning through their visitor’s book with considerable interest. Visitors since 1900 had included; Prince Charles, Stephen Fry, Noddy Holder, Sarah Ferguson, Michael Portillo to name just a few. And Jeffery Archer, who’d cleverly written ’just stole a hat!’ in the comments section; a comment that he may not have had the bravado to write if he’d known that a perjury trial and prison lay several years ahead. Paul McCartney’s signature lay just above Jimmy Tarbuck’s who’d inserted a small arrow pointing up to McCartney’s name with the comment, ’used to listen to him when I was a kid!’

In more recent times Bowler hat is still made, yet for a different clientele. Recent orders include Chris Eubanks, Mike Tyson and rap star, Puff Daddy.

When the project began I’d had some expectation of discovering some of the property’s history. In the event, the property yielded a considerable story. The 1670s, when its story began, are almost incomprehensible compared with modern day living; an age before many of the things that we now consider mandatory, before the progression of medicine, industrialisation, mass transportation, consumerism, the United States of America… even 150 years before cockney rhyming slang first appeared. Yet the property stands much as it did then; unaffected by world circumstances, war or crisis.

And the property’s use continues. It may be that in it’s connection with hat making its dealing with tomorrow’s Charlie Chaplin or Lord Lucan; and in this way it seems that the history of 18 Crown Passage is still being written.

A Sustainability Strategy Hidden in Plain Sight

The story of a buildings use and its construction go hand in hand. 18 Crown Passage demonstrates that sustainability is not always about building more. Sometimes it is about caring for what we already have.

By maintaining and adapting existing buildings, we can:

• Avoid significant embodied carbon emissions.
• Preserve valuable carbon-storing materials.
• Reduce demand for new construction products.
• Minimise construction waste.
• Protect cultural and social heritage.
• Extend the useful life of built assets for future generations.

More than 350 years after its construction, 18 Crown Passage continues to serve a purpose. Its longevity reminds us that truly sustainable buildings are not simply those designed for today’s standards, but those capable of remaining useful, adaptable, and valued for centuries.

For building owners, developers, and occupiers alike, the lesson is clear: retaining and enhancing existing buildings is often one of the most powerful sustainability decisions we can make.

Source: Historical information derived from The History of 18 Crown Passage, London by Stan Rayfield (2006).

For service businesses, the message is clear: every environmental claim should be specific, measurable and supported by evidence. Companies that can prove their sustainability performance will thrive; those relying on vague marketing slogans may face increasing legal and reputational risks.

Environmental claims have become a key part of marketing for many businesses. Whether promoting a service as “sustainable”, “carbon neutral”, “green” or “environmentally friendly”, organisations are increasingly using environmental credentials to attract customers. However, misleading or poorly substantiated claims can create confusion and undermine consumer trust.

To tackle this issue and give consumers greater confidence in sustainability claims, the European Union has introduced much stricter rules to tackle greenwashing. Businesses will need to rethink how they communicate environmental and sustainability claims.

What Has Changed Under the EU’s New Greenwashing Rules?

The most significant development is the EU’s Empowering Consumers for the Green Transition Directive (Directive (EU) 2024/825). Member States were required to transpose the directive into national law by 27 March 2026, with the new rules applying across the EU from 27 September 2026.

The directive amends existing consumer protection legislation and introduces specific prohibitions on misleading environmental marketing practices. The aim is to ensure that consumers can trust sustainability claims and make informed purchasing decisions.

It is important to note that while the proposed Green Claims Directive was withdrawn by the European Commission in 2025, the anti-greenwashing measures within the Empowering Consumers for the Green Transition Directive remain in place and will apply from September 2026.

Which Environmental Claims Are High Risk Under the New EU Rules?

The new rules specifically target several common marketing practices.

1. Generic Green Claims

Businesses will face tighter restrictions on broad terms such as:

• “Eco-friendly”
• “Environmentally friendly”
• “Green”
• “Sustainable”
• “Nature friendly”

unless they can demonstrate recognised and outstanding environmental performance. Generic claims without robust evidence may be considered misleading.

2. Carbon Neutral and Climate Neutral Claims

One of the most significant changes is the restriction on claims such as:

• “Carbon Neutral”
• “CO₂ Neutral”
• “Climate Positive”
• “Net Zero Service”

where these claims rely primarily on carbon offsetting schemes rather than actual emissions reductions within the organisation’s operations and value chain. The EU has concluded that consumers can be misled when offsetting is presented as eliminating environmental impacts.

3. Self-Created Sustainability Labels

Businesses will no longer be free to create their own sustainability badges or environmental certification marks unless they are based on an approved certification scheme or established by public authorities.

4. Future Environmental Commitments

Claims such as:

• “Net Zero by 2030”
• “Carbon Free by 2035”
• “Sustainable Operations by 2040”

must be supported by a clear, realistic and publicly available implementation plan with measurable targets and regular monitoring. Ambitious promises without evidence will face increased scrutiny.

What Do the New Rules Mean for Service Businesses?

Many discussions around greenwashing focus on physical products, but the new rules are equally relevant for service providers.

Consultancies, law firms, engineering firms, facilities management companies, technology providers and professional services organisations frequently make sustainability claims in tenders, websites and marketing materials. These businesses should ensure that environmental statements are supported by clear and relevant evidence.

Examples of Potentially Risky Environmental Claims

• “We provide sustainable consultancy services.”
• “Our data centre audits are carbon neutral.”
• “We are an environmentally friendly company.”
• “Our services help create a greener future.”

These statements may be viewed as overly broad or insufficiently substantiated.

Examples of Better, Evidence-Based Environmental Claims

Instead, organisations can make specific, measurable claims such as:

• “Our ISO 50001 consultancy services help clients improve energy management systems.”
• “We reduced our Scope 1 and Scope 2 emissions by 35% between 2020 and 2025.”
• “100% of our purchased electricity comes from certified renewable energy contracts.”
• “Our environmental management system is certified to ISO 14001.”

Specific, evidence-based claims are more likely to withstand regulatory scrutiny.

What Should Businesses Do Now?

1. Audit Existing Marketing Materials

Review:

• Website content
• Brochures
• Tender responses
• Social media posts
• Sustainability reports
• Email marketing campaigns

Identify any vague environmental statements that lack supporting evidence.

2. Create a Green Claims Register

Maintain records showing:

• The claim being made
• Supporting data
• Calculation methodology
• Verification evidence
• Review dates

This creates an audit trail if regulators or customers challenge a claim.

3. Train Sales and Marketing Teams

Many greenwashing risks arise from well-intentioned but inaccurate marketing language. Staff should understand which terms can be used and what evidence is required before publication.

4. Focus on Facts Rather Than Labels

The strongest sustainability communications are increasingly factual rather than promotional. Rather than saying a service is “green”, explain exactly how environmental impacts are measured, managed and reduced.

The Business Opportunity

While the new regulations increase compliance obligations, they also create an opportunity. Organisations that can demonstrate genuine environmental performance with robust evidence will be able to differentiate themselves from competitors making vague sustainability claims.

The era of broad, unsubstantiated environmental marketing is coming to an end. Businesses that invest in credible data, independent certifications and transparent reporting will be better positioned to win customer trust and reduce regulatory risk.

The Future of Environmental Claims: Evidence and Transparency

The EU’s new rules represent a significant shift in the way businesses communicate environmental and sustainability credentials. From 27 September 2026, businesses making claims to consumers in the EU will face tighter rules around vague environmental statements, offset-based climate claims, sustainability labels and future environmental commitments.

For businesses, the key message is simple: environmental claims should be specific, relevant and supported by credible evidence. Moving away from broad statements such as “green” or “environmentally friendly” and towards clear, measurable information can help reduce regulatory and reputational risk while giving customers greater confidence in the claims being made.

This should not be viewed solely as another compliance challenge. Organisations that genuinely measure, manage and improve their environmental performance have an opportunity to stand out from competitors relying on vague sustainability marketing. The EU’s approach is designed to make environmental information more trustworthy and support better-informed consumer decisions.

Now is the time for businesses operating in, or marketing to, the EU to review their sustainability communications. By auditing existing claims, strengthening the evidence behind them and ensuring future commitments are realistic and verifiable, organisations can build trust while preparing for a more transparent approach to environmental marketing.

Need support with measuring and demonstrating your environmental performance?

Survey and Test can help organisations understand their environmental and energy data, identify opportunities for improvement and build a stronger evidence base for credible sustainability communications. Contact our team to discuss your requirements.

The Environment Agency released the Phase 3 Progress Update 1 dataset in August 2026, marking a significant step in the ongoing efforts to monitor and enhance energy compliance among ESOS (Energy Savings Opportunity Scheme) participants. This dataset includes  information submitted by participants by June 5, 2026, following their notifications of compliance (NOCs) and action plans.

Key Highlights from the ESOS Phase 3 Progress Update 1 Data

The Phase 3 Progress Update 1 dataset provides valuable insights into the energy-saving measures proposed and implemented by participating organisations.

Energy Saving Measures and Implementation Progress

The dataset includes information on:

• The names of participating organisations and updates on their progress with energy-saving measures;
• Total projected energy savings from each measure;
• Whether proposed measures have been implemented;
• Whether measures were completed by the dates specified in the organisation’s Action Plan.

Energy Consumption Reductions

The data also provides information on reductions in energy consumption for the periods:

• 6 December 2024 to 5 December 2025
• 6 December 6 2023 to 5 December 2024.

How Energy Savings Are Calculated

The dataset provides transparency around the methods used to calculate and report their projected energy savings.

Updated ESOS Phase 3 Datasets

In conjunction with the release of the Phase 3 Progress Update, the Environment Agency has also updated the Phase 3 Notification of Compliance (NOC) and Phase 3 Action Plan datasets.

These updates reflect all data submitted up to June 5, 2026, helping stakeholders access the most current information. about ESOS Phase 3 compliance and the energy saving measures being taken by participating organisations.

ESOS Phase 3 Compliance Rates and Enforcement

A noteworthy statistic from the latest updates is that more than 86% of ESOS participants are now compliant with the requirements surrounding NOCs, action plans, and initial progress updates.

However, organisations that have not fulfilled their obligations may face investigations by the relevant compliance bodies. Enforcement actions may be taken against those organisations who have failed to submit the required documentation.

What Should Organisations Do If They Have Not Yet Complied? 

If your organisation has not submitted a Notification of Compliance (NOC), Action Plan, or initial progress update, it is crucial to act promptly. Contact the Environment Agency immediately to understand your next steps and mitigate the risk of enforcement action.

You may also wish to seek professional advice to better understand your organisation’s ESOS obligations and identify the actions required to bring your reporting and compliance requirements up to date.

Find out more at: ESOS Compliance or energy consultancy page 

The Next ESOS Phase 3 Progress Update Deadline

While the Progress Update 1 data has now been published, organisations should also be looking ahead to their next reporting requirements.

The second ESOS Phase 3 Progress Update is due by 5 December 2026. Organisations should review the commitments made within their Action Plans and continue monitoring progress against planned energy-saving measures.

Taking action early can help ensure the required information is available ahead of the deadline and reduce the risk of last-minute reporting issues.

[Read more at:  ESOS Service page reporting requirements]

Keeping Your MESOS Account and User Details Up to Date 

Organisations are encouraged to regularly review and update their contacts and users within the MESOS reporting account.

Some simple best practices include:

• Removing outdated contacts and users.
• Adding new users where responsibilities have changed.
• Ensuring relevant people within the organisation know who has access to the MESOS portal.

Keeping user details up to date can help ensure that important ESOS communications and reporting responsibilities are not missed.

Need Help with ESOS Compliance?

Understanding and managing ESOS requirements can be complex, particularly when organisations are tracking multiple energy-saving measures and reporting deadlines.

Survey and Test can help organisations understand their ESOS obligations and support their wider energy efficiency and compliance requirements. If you need advice about ESOS reporting or would like to discuss your organisation’s requirements, our team is here to help.

Together, we can make strides towards a more energy-efficient future.

Contact Survey and Test today and discuss your ESOS and energy compliance requirements.

What are the benefits?

Put simply, building owners are unlikely to secure finance or be able to let to a tenant where the energy efficiency at large buildings is poor. And tenants in turn will be occupying buildings that have the potential to be operated in an efficient, driving down costs.

What does this mean for ISO 50001 and ISO 14001?

Minimum Energy Efficiency Standards (MEES) are part of a management system’s compliance obligations. They require internally auditing and evaluation of compliance.

What has changed?

The government’s recent proposals are aimed at enhancing energy efficiency standards for non-domestic buildings in England and Wales. This interim response follows consultations from 2019 and 2021, and it outlines a targeted approach that focuses on helping businesses, particularly those renting larger premises, cut energy costs and improve energy efficiency.

Key Proposals:

Higher Energy Efficiency Standards:

• Starting in 2031, all private rented buildings over 1,000 square metres will need to achieve a higher energy efficiency rating of EPC B, where it is deemed cost-effective.
• Buildings below 1,000 square metres will continue to adhere to the current minimum standard of EPC band E.

Changes to Milestones:

• The previously proposed interim milestone of EPC band C for 2027 will not be implemented. This gives landlords and tenants more time to improve the efficiency of their buildings in accordance with their specific circumstances and lease agreements.

Flexibility Mechanisms:

• Existing flexibility mechanisms, including the 7-year payback test and exemptions, will remain in place. This ensures that only improvements that are practical, affordable, and cost-effective will be mandated.

Legislative Process:

• The changes to raise the Minimum Energy Efficiency Standards (MEES) to EPC B for larger buildings will take effect only after successful secondary legislation is passed through Parliament.

Benefits of the New Approach:

This targeted initiative is designed to deliver significant benefits, including:

• Cost Savings: Tenants in larger rented buildings are expected to save up to £360 million in energy bills annually by 2031, protecting them from potential energy price shocks.
• Reduced Energy Demand: The proposal aims to decrease the energy demand from rented non-domestic buildings, which will, in turn, strengthen energy security and reduce carbon emissions.
• Support for Smaller Properties: For SMEs and high street landlords with smaller properties, there will be additional flexibility to upgrade buildings over time, with no strict deadlines for surpassing the EPC band E standard.

How can we help?

We stay ahead of the game for our clients and help integrate energy and environmental regulations into day to day operations, avoiding the pitfalls and maximising the benefits.

Should you have any questions or require further clarification on how these updates might impact your business, please feel free to reach out to us. We’re here to support you in navigating these changes effectively.

Begin your compliance journey with Survey & Test and complete our form today or call our expert team on 07809 230 087.

Think about it. Imagine a world without the burst of colours and flavours in our fruits, veggies, and nuts. From that essential morning coffee to those juicy apples in our pies and the crunchy almonds and sweet summer berries in our snacks, bees are the secret ingredient. They’re not just about that delicious honey; they’re the unsung heroes of our food supply and the health of our amazing planet.

Speaking of honey, as several London hotels and institutions have embraced urban beekeeping, with hives located on rooftops, we here at Survey and Test Ltd are buzzing with excitement to work with clients across the UK and Europe who are responsible in their commitment to creating suitable environments for bee colonies, sometimes choosing locations outside of dense urban areas to optimise the health and well-being of their hives

But here’s the buzzkill: bees are facing big challenges like habitat loss, those nasty pesticides, and our ever-changing climate are all causing bee populations to decline. And that’s not just a bee problem- it’s a people problem.

But yes, there are things we can do on our part to help these vital creatures thrive.

Plant bee-friendly flowers: A windowsill or balcony is all it takes! Go for native, open flowers – bees love blue and yellow!

Skip the chemicals: Pesticides and herbicides? Big nope for bees. Try natural pest control instead

Boost a Bee! Spot a bee on the ground? It might be tired, chilled or overheated. Gently lift it onto a nectar-rich flower – it could be just the boost it needs!

Back your beekeepers: Buy local honey – it’s tasty and supports the amazing people who care for bee colonies.

Spread the buzz! Share it with friends and family – the more people who understand how important bees are, the bigger the impact we can make!

And here’s a pro-tip, straight from the experts at Ark Wildlife: If you find a tired-looking bee, a simple sugar-water mix (50/50 white granulated sugar and water) can give it a quick energy boost. Just offer a drop or two on a spoon or upturned bottle cap. It could be a lifesaver!

Fun Bee Facts

• Bees are incredible navigators, using the sun like a compass! They can even see polarised light, which helps them find their way on cloudy days.
• They communicate through dance! When a forager bee finds a good source of food, she does a “waggle dance” to tell the other bees where to go.
• They have an amazing sense of smell, way more powerful than ours!

World Bee Day is a perfect moment to appreciate the incredible work of these tiny insects and to take action to protect them. Let’s all do our part to create a world where bees can continue to buzz and thrive, ensuring a healthier and more vibrant future for all. Happy World Bee Day!