Smart Buildings and the ‘problem’ of data

John Browne’s recent book “Make, Think, Imagine” asserts that “human knowledge is cumulative: as more people contribute to a network, more useful insights emerge”.  The digital revolution is disrupting all aspects of our lives with both its scope and impact likely to expand exponentially. It demands new approaches, and new intellectual coalitions. This is the first of three articles produced collaboratively by Dr Sophie Taysom, an independent consultant at Keyah Consulting, and Dr Sue Chadwick, a Strategic Planning Advisor at Pinsent Masons LLP, on smart buildings and the ‘problem’ of data.

Smart buildings are now possible thanks to digital innovations including the Internet of Things (IoT), 5G, and advanced data analytics that can provide real time feedback. It’s clear that there is much on offer, from making buildings more efficient and responsive, to improving our working environments. At the same time, there are real concerns about what this means for us as individuals, what it means for our privacy and how we engage in public and private spaces –  a backdrop of growing unease about the encroachment of data driven systems in our everyday lives.  

These issues are increasingly being played out in the media and in the courts.  The Information Commissioner’s Office (ICO) is investigating the use of facial recognition technology at Kings Cross, while the Swedish equivalent of the ICO has recently fined a school for using facial recognition to record student attendance.  On the other hand, facial recognition can make us feel safer, contribute to the reduction of crime and reduce pedestrian congestion at large venues.  We all want to make the most of the advances in technology without suffering from the unintended consequences of innovation. Perhaps it is time for data to be managed from its digital conception at the planning stage and then through every evolution of both the built form and a host for various uses.

Sophie kicks off this mini-series of articles by exploring what we mean by smart buildings and outline what they have to offer – to owners, tenants, and occupiers and flag some of the emerging issues. In the second article, Sue drills down into the world of data and why it’s such an important issue. We’ll end the series with our thoughts on the new regulatory tools we need for the digital age.

Why we need smart buildings 

A smart building is a broad term that refers to the application of interconnected technologies to make buildings more responsive and improve their performance. Ideally, a smart building can, through the use of these technologies and the data derived from them, facilitate better decision making and automate responses. These have been made possible through digital innovations including the Internet of Things (IoT), 5G, and advanced data analytics that can provide real time feedback.

Smart buildings have the potential to be better aligned with the priorities of owners and occupiers. And this is important. It’s clear that place matters in doing business. In London for instance, there’s a real drive towards improved amenity provision. Business and employee needs are changing, with tenants putting increasing emphasis on flexible and sustainable workplaces that support collaborative and agile working.   

Occupiers are increasingly using workplaces to support strategic transformation and attract and retain talent (see: The London Report 2019). Amenity-rich offices provide occupiers with both a physical product and a strong business solution and have the potential to support the physical and mental health and wellbeing of staff.  Not only can this provide a positive and productive workplace but can reduce staff turnover which in itself is a significant cost to business.

For building owners, integrating ‘smart’ solutions into assets has the potential to increase a building’s value and marketability while also reducing ongoing running costs. Indeed, smart technologies are already in use in housing construction via ‘site worker augmentation’ and site worker productivity planning tools such as GPS and wearables. This is referenced in the Modern Methods of Construction definition framework which provides definitions for different forms for innovative construction methodologies. 

The potential of smart buildings 

Smart buildings have much to offer. Just some of the opportunities include:

• Reducing energy consumption and supporting sustainability through connectivity of systems such as lighting and air conditioning. Using sensors and data, it is possible to better understand occupancy patterns, thus optimising energy consumption.
• Predictive maintenance, where owners can be identified of potential problems via sensors before equipment fails, saving both time and significant cost.
• Improved utilisation of physical environment by using data derived from sensors to better understand how physical space within buildings is used. 
• Building a healthier and more productive workplace though optimising space, lighting, temperature, and air quality. 

Smart buildings are also a critical factor in the development of Smart Cities in the improved management of assets and resources.

There are demonstrable benefits in making buildings ‘smarter’, but there are also risks. The smarter a building is, the more data-rich it becomes. Data has been described as ‘the new oil’. Perhaps a better analogy is ‘the new crude oil’ – while a rich resource it also carries with it significant cost, and risk. While costs may reduce over time, risks remain.  In smart buildings, these risks are intensified when, as is increasingly normal, the collection of data is autonomous, predictive, and potentially conflicts with privacy. It must be clear why data is being collected, and by whom, and systems must be made secure to reduce the risk of malware or hacking. 

The next article looks at these risks in relation to privacy – focusing in particular on AFR or automatic facial recognition –  which has hit the headlines recently. In the final article, we propose a process for managing the digital life of buildings.