New energy efficiency standards for buildings in england and wales mean that one in ten offices in central london could become obsolete by the end of this year. Vando: Most policy is focused on making buildings more efficient at the expense of carbon omissions in the construction phase. In many modern buildings, to day, embodied carbon already represents as much as half of the total lifetime emissions. Added to that is the problem that developers are much more likely to demolish a building than to make it more efficient and re use it. Do you think we'll see real, meaningful change across the sector?