Net Zero Carbon Pathway – One Forbury Square

One Forbury Square


• Technical Audit and Report for Net Zero Carbon (in Operation)

• Prestigious Grade A real estate in heart of Reading business district

• 3D dynamic thermal modelling of existing energy usage

• Predicted energy savings/carbon emissions reductions

• Identify energy saving initiatives and carbon offsetting

• Report covers Phase 1 of Canada Life Asset Management Net Zero Carbon Roadmap

• IFE recommendation allows the building to use the existing system (avoiding unnecessary embodied carbon to replace it) whilst maintaining a Net Zero Carbon plan in place with future scheduled elimination of fossil fuels.

• Post-report, the Landlord (Canada Life Asset Management) has instructed IFE to project manage replacement of the property’s centralised heating plant.

Project Overview

The Managing Agent engaged Intrinsic Facilities Engineering on behalf of Landlord, Canada Life Asset Management, to review the current energy performance at One Forbury Square. The consultancy's brief was to identify practical net zero pathway options for decarbonisation of the property in line with the Landlord’s stated aims.

IFE’s report outlined the existing energy consumption and carbon emissions associated with the property, and set out a range of measures aimed at reducing energy consumption and lowering Greenhouse Gas (GHG) emissions towards a Net Zero Carbon building.


One Forbury Square is a commercial office building located in central Reading, UK.

The building provides 3,080m2 of office accommodation over five floors, plus Landlord areas in the basement and roof including a basement car park (shared with an adjacent building) and plant areas in the basement and on the roof.

The building was constructed in 2002 and underwent significant refurbishment in 2019, including replacement of the main supply and extract Air Handling Units (AHUs) and local 4-pipe Fan Coil Units (FCUs), along with refurbishment of the tenant floors to a Cat A fit-out standard.

The c. 2000 centralised hydronic heating and cooling plant serving the AHUs and FCUs is located at roof level and approaching the end of its economic life. In addition, one of the three boilers was non-operational at time of this project. Furthermore, IFE’s survey indicated a number of limitations with the current BMS/controls setup and several potential faults which could be contributing to inefficient operation of the services.

Project Summary

Canada Life Asset Management published its Net Zero Carbon Roadmap in August 2022. It sets out a clear commitment to achieving Operational Net Zero Carbon (Scopes 1 and 2, relating to fuel combustion directly on site or indirectly through purchased grid electricity) across all assets by 2030, within Phase 1 of the Roadmap.

Phase 2 of Canada Life Asset Management’s Roadmap (2030-2050) extends the target to include embodied carbon and other Scope 3 emissions which are not directly under Landlord control.

IFE’s report focuses on the Landlord’s Phase 1 targets relating to operational carbon emissions only. It takes account of the Landlord’s obligations during any works to maintain a suitable working environment for its occupiers. IFE considered the current condition of the plant and future opportunities to conduct improvements (such as lease events and plant maintenance plans) and identified recommended measures and timeframes for implementation. The report groups together the most beneficial measures in a phased approach to implementation of the Landlord’s Net Zero Carbon Pathway.
IFE’s Recommended Net Zero Carbon Pathway key steps for the property are:
2023 Building Management System and Controls Upgrade
2024 Replacement of Heating/Cooling Plant like-for-like and further PV
2030 Occupier Small Power Allowance
2035 Lift controls and energy recovery
2038 Heat Recovery VRF

Additionally, IFE proposed an alternative Net Zero Carbon Pathway recommendation should the client opt to prioritise an immediate transition away from fossil fuels:
2023 Building Management System and Controls Upgrade
2024 Hybrid Air Source Heat Pump/ Water Source Heat Pump and further PV
2030 Occupier Small Power Allowance
2035 Lift controls and energy recovery
2038 Heat Recovery VRF

Both decarbonisation pathways outline a clear phased approach to achieving a Net Zero Carbon Building (operational energy) at One Forbury Square, based on a reduction in energy demand, increasing on-site renewable generation, and sourcing renewably generated electricity.


One Forbury Square, The Forbury, Reading RG1


Net Zero Carbon Pathway


Canada Life Asset Management


Sanderson Weatherall LLP


3,080 sq. m.

Our Role

Decarbonisation Consultant


3 months