From design intent to building performance INDUSTRY COMMENT
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The gap between how buildings are designed to perform and how they actually operate remains one of the most persistent challenges in the built environment, says Jen Vickers, president of the Building Controls Industry Association (BCIA)
ost buildings are
modelled, specified and handed over with clear intentions around energy efficiency, comfort, carbon performance
and operational resilience. Yet across the built environment, the gap between design intent and real-world performance remains a familiar problem.
For consultants, contractors and engineers, this raises an important question: what is missing between the way a building is designed and the way it actually operates? In many cases, the answer lies in building controls. If building controls are not considered early, integrated properly, commissioned thoroughly and optimised in use, the performance gap can effectively be designed into a project from the outset. Performance is not determined by design intent alone. It depends on how systems respond in real conditions, how they interact with occupancy, and how effectively they are monitored, adjusted and maintained over time. Controls provide the link between design assumptions and operational reality. By the time BEMS specialists are brought in, key decisions around plant, zoning, metering, interfaces and operational strategy may already have been made. This can limit what the controls system is able to achieve, even where the original design objectives are sound. Early involvement of controls specialists can be important for energy performance, but also for usability, maintainability, resilience and long- term value. In many projects, the eventual use of a
building or the behaviour of its occupants is not fully known at the point of construction or commissioning. This makes it even more important that control strategies are designed to be flexible and capable of adapting to real- world conditions once the building is in use. If the controls strategy is not aligned with how the building is actually used in operation, performance will suffer, regardless of how strong the design may appear on paper. Commissioning is another critical point in the performance journey.
Inconsistent commissioning, limited validation and gaps in ongoing maintenance are common reasons why buildings fail to achieve their intended performance. The BCIA white paper is clear on this, calling for stronger commissioning, servicing and maintenance to support the continual performance of BEMS. Commissioning cannot be treated as a box- ticking exercise at the end of a programme. It is where design intent is tested against operational reality.
Buildings can quickly drift from their intended
performance. Systems may conflict, equipment may run unnecessarily, occupants may experience poor comfort, and facilities teams are left managing issues reactively. The value of BEMS does not end at handover. Modern building controls can provide a detailed picture of performance, identifying energy waste, inefficiencies and opportunities for improvement. However, data alone does not improve performance. It only creates value when it is reviewed, understood and acted upon.
In many cases, buildings generate significant volumes of operational data that are simply not
used. This represents a missed opportunity to improve performance in use. Buildings are not static. Occupancy patterns shift, seasonal conditions vary, and space use evolves. Systems also drift over time. Without ongoing monitoring and optimisation, even well- designed buildings can underperform. This is where smart controls and building automation deliver real value, enabling building owners and operators to move beyond a set-and-forget approach towards continual improvement. As the BCIA’s research highlights, advanced BEMS can integrate and optimise HVAC, lighting and metering systems, with the potential to reduce energy-use in non-domestic buildings by up to 20-30% when properly implemented and managed. Used effectively, this supports lower energy use, improved comfort and more reliable performance. The growing focus on competence across the built environment makes the role of building controls even more important.
The Building Safety Act 2022 has sharpened attention on responsibility, coordination and the need for appropriate specialist input across complex systems. While much of the discussion has focused on safety, the same principles apply to performance. Clear roles, accountability and competent input across the lifecycle of a building are essential if systems are to perform as intended. For project teams, this raises a practical point. If building controls are central to high- performing buildings, BEMS expertise cannot remain peripheral. It must be engaged earlier, coordinated effectively and recognised as a strategic part of design, delivery and operation.
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