But increasingly significantly, a refurbishment should be seen as an opportunity to boost the shopping centre's sustainability credentials, including improving energy efficiency and the carbon footprint. A much 'deeper' approach to refurbishment projects needs to be taken if real future-proofing or value-adding benefits are to be gained.

DLG advocates that no decisions should be taken in an upgrade project without first undertaking a full sustainability audit, perhaps using a checklist based on the South East England Development Agency (SEEDA) structure. This should focus not just on energy efficiency, but on social and economic sustainability.

All too often measures to reduce the carbon footprint are included in a refurbishment brief, but are then given little further attention beyond complying with Building Regulations Part L (in itself limited in that it only measures energy 'in use', and does not reflect aspects such as embodied energy, transport energy and so on.)

However, in the right hands, a refurb can present opportunities to improve energy efficiency significantly by looking beyond the obvious. This in turn means savings that can be passed on to tenants in reduced service charges.

Moreover, a refurbishment project can present opportunities to apply a wider view of sustainability, beyond just energy efficiency. Being seen to be green is attractive to the growing band of retailers keen to promote their green credentials, and can also add value to the shopping centre owner/developer's own corporate image.

However, improvements undertaken without a proper audit in advance can turn out to be a mistake. For instance, opening up and modernising the feel of the centre while maximising use of natural light may be achieved with greater use of glass, but this can cause excessive heat gain, which then requires higher energy consumption in air conditioning, or (if the aircon system is removed as part of 'green' development) shading, which could mean a greater need for lighting.

A historical consideration for refurbishment projects, now more applicable to new schemes, is whether the scheme should be covered, partially covered, or open. An open scheme may appear more attractive in energy consumption terms, but Part L requirements for 'consequential improvement' come into play, and the resulting additional costs may not be justifiable for smaller schemes, whereas a different air cooling approach such as natural stack ventilation, tempered air systems, ground source cooling or indeed CHP systems (particularly if powered by woodchip, given that transportation energy is not too high) may have a greater advantage.

On the other hand, while an open or partially covered scheme will require increased shop front insulation and greater maintenance, being exposed to the elements, it also means simpler fire systems, better natural light, minimised cooling requirements and reduced service charges, as well as generating an opportunity to recreate traditional street patterns and revitalise night-time activity (for a better use mix.)

This is one among many areas in which an audit will help to identify optimum solutions not only to meet today's requirements by bringing the shopping centre up to date, but to future-proof it, adding value for the next 20 years.

For example, resurfacing a car park and introducing sustainable drainage systems can help to mitigate future flooding risk, particularly as systems are likely to become overloaded during intense periods of heavy rain as the climate changes.

Similarly, a review of the need to re-roof should consider not just the need to stop leaks, but opportunities to introduce added insulation to reduce heating and cooling loads. Additionally, the roof can contribute to the balance of natural and artificial light and natural and artificial ventilation with options such as roof light installations.

Crucially, any changes must be made with a long-term view in mind, and flexibility built in. While removing air conditioning, for instance, may appear to be a sustainable solution today, it may not be so given different weather conditions ten years hence, whereas using ground source energy can allow heating or cooling to be provided as required.

Importantly, design changes introduced in a refurbishment project should be with an eye to sustainability in the broadest sense. It's important, for instance, to ensure maximum flexibility and adaptability for economic sustainability, so that tenant changes, or retailers wanting to update their branding or refresh their unit, can be accommodated with only minor adjustments and disruption, and minimal waste.

Fabric and structure should always be designed for both disassembly and recyclability. Future landfill costs will inevitably be high, so minimising waste is key to making any future alterations viable.

Likewise, materials sourcing should be closely considered - giving strong preference to materials that can be locally maintained and recycled, and perhaps that are locally manufactured.

To sum up, investment in a full audit at the outset will guide and inform all your development decisions, aid your selection of the most effective options, pave the way to add future value to your centre and ensure that the refurbishment achieves the best possible returns.

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