Circular By Design: Rethinking the Workspace Lifecycle

Sustainability has steadily become a decisive factor for investors, occupiers and landlords alike when factoring the flex workspace. At GCUC London, technologywithin brought this conversation to the main stage with Circular By Design: Rethinking the Workspace Lifecycle, exploring what it really takes to reduce impact, extend asset life and meet rising ESG expectations. 

From ‘nice-to-have’ to non-negotiable: Tenant expectations have changed 

A standout message from the panel: sustainability is no longer a perk, it’s an expectation. 

“Tenant requirements have moved beyond green gestures,” noted Joanna Conceicao. “We’re seeing demand for evidence, energy data, air quality, and wellness standards. It’s about performance, not PR.” 

Across London, occupiers now arrive with their own ESG agendas. HR teams, not just Finance or Procurement, are increasingly leading leasing conversations because spaces are viewed as extensions of brand, culture and talent strategy. 

What tenants now prioritise: 

• EPC, BREEAM, WELL, NABERS credentials 

• Transparent energy and emissions data 

• Fit-outs that support health, wellbeing and flexibility 

According to Savills research, 65% of office leasing in 2025 occurred in buildings rated BREEAM Excellent or Outstanding, proof that performance is driving demand. 

ESG doesn’t have to kill profit 

Sustainability is often seen as expensive, but the panel challenged that assumption head-on. 

“Not every ESG initiative is capex-heavy,” said Gosia Jacygrad. “Start with efficiency and wellbeing initiatives that either reduce costs or directly enhance tenant attraction/retention. Larger decarbonisation projects could be timed with asset lifecycle upgrades.” 

Joanna Conceicao added, “Circularity can be cost-positive. There’s value locked in existing materials, it’s not waste, it’s resource.” 

Examples of low-cost, high-impact initiatives:  

• LED lighting and motion sensors 

• Smart sub-metering and dashboards 

• Low-VOC and recycled materials during refurb 

• End-of-journey facilities (bike storage, showers) to enhance wellbeing 

• Community engagement and behaviour change (not always financial investment) 

Data and Proof: Measuring what matters  

Investors, regulators and tenants all want proof, but not all data is equal. 

“ESG needs to be measurable to be credible,” said Summer Lowe. “Even smaller tenants are submitting environmental compliance data.” 

What to track: 

• Annual CO₂ emissions 

• Energy Use Intensity  

• Water consumption and waste 

• Indoor environmental quality  

• Post-Occupancy Evaluation  

Certification frameworks like BREEAM In-Use, WELL, Fitwel and NABERS provide structure and comparability, but operators must separate data that informs action from vanity metrics. 

Retrofitting vs Rebuilding: Where carbon really counts 

With growing pressure to decarbonise, retrofits are emerging as the responsible route, but they’re not without barriers.  

“Retrofitted spaces can absolutely rival new builds,” emphasised Gosia. “The challenge isn’t desirability, it’s about creating spaces that support wellbeing, flexibility, and long-term value.” 

Yet, beyond design and delivery, ownership mindset plays a pivotal role. Retrofit success often hinges on the ambitions of those controlling the capital. 

“Landlords are not all the same, even if users want the same things,” noted Jon Allgood. “It depends on the capital stack behind a building, you might have a progressive team on the ground, but if the equity isn’t aligned, sustainability won’t be a priority.” 

Key barriers to retrofit: 

• Upfront capital and uncertain payback 

• Physical constraints of legacy buildings 

• Operational disruption during upgrades

Despite these hurdles, the consensus was clear: the greenest building is the one that already exists… 

True Circularity: It starts at strip-out 

Circularity is more than recycling. It’s systemic, designing for reuse, reversibility and longevity. 

 Joanna shared a live case: “In one London refurbishment, we recycled 100% of bricks, glass, plasterboards and insulation. We salvaged 70% of timber for direct reuse.” 

Summer added, “Lifecycle assessments at fit-out stage change decision-making. It reveals where embodied carbon is hiding.” 

Circularity runs deeper than the building itself, it starts with your supply chain.
At technologywithin, we apply circular principles by reusing existing client hardware wherever possible, avoiding unnecessary manufacturing and waste. Since 2021, we’ve reduced our own carbon emissions by 47 tonnes, and our data centre has remained carbon neutral, powered entirely by 100% renewable energy. 

Landlords: Partners or Barrier? 

Collaboration was a central theme, especially when it comes to cost sharing. 

From a landlord perspective, ESG isn’t just an ethical obligation, it’s a financial imperative. Jon Allgood highlighted that owners are now acutely aware of the growing risk of asset obsolescence, particularly as 2030 regulatory deadlines approach. 

“We’re not talking about premium anymore, we’re talking about protection,” Jon remarked. 

Summer commented, “Tenants are paying for ESG already. Demand is there. The question is speed: who moves first?”  

Flex operators, often sitting between tenant and landlord, are uniquely positioned to align these expectations, but only if they bring data to the table. 

Looking Beyond Flex: Learning from Other Sectors 

The panel also warned against flex developing in isolation. Joanna pointed out that other asset classes, especially hospitality and residential, are ahead in circular thinking and customer experience. 

“In hospitality, feedback is constant,” she noted. “Flex can borrow that model; real-time insight, not annual surveys.” 

Circularity isn’t just about materials, it’s about adopting systems that evolve, not replace. 

Technology’s Role: From Insight to Accountability 

As Mary Nolan highlighted during the session, technology is the backbone of a circular workspace model. 

Data-rich platforms such as twiindata enable operators to: 

• Track energy and utility performance in real-time 

• Provide tenants with transparent ESG dashboards 

• Support green leases with measurable outcomes 

• Reduce operational carbon through automation 

Circularity isn’t just physical, it’s digital. Without data, there’s no accountability.  

The flex sector is the ideal testbed for circular innovation. Its operational agility, tenant intimacy and shorter lifecycle models put it ahead of traditional real estate. 

But the challenge is clear: Sustainability must move from aspiration to operation, from signage to systems, from recycling bins to building intelligence. 

Circular by design isn’t a trend. It’s a new economic model. And the operators who embrace it now won’t just meet regulation, they’ll lead expectation. 

Read more tips to support your ESG initiatives in the ESG Playbook for Coworking Success.