The future is smart buildings: Using data to enhance performance

David Aird, Net Zero & Energy Solutions Director
27 March 2025
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There has been a huge uptake in the use of data within the built environment as a way of building a picture of the performance of estates and assets, be it energy consumption, occupancy trends or meeting ESG goals. But for the FM sector, the huge influx of solutions – particularly AI – is often treated with trepidation.

David Aird, Director of Net Zero & Energy Solutions at Amey offers some reassurance. He has been with Amey for over 18 years and has held a variety of posts, including Account Director and Regional Operations Director and now heads up Amey’s Net Zero capability, offering clients data-driven and connected solution to how customers transition to a more sustainable and efficient estate.

He maintains that the use of data, when combined with facilities and building management expertise, results in a deeper understanding of how buildings can be better utilised to enhance building performance.

David Aird, Director of Net Zero & Energy Solutions at Amey:

Says Aird: “The technology piece is of course important, but while I like to understand how things work it's really all around the outputs and ensuring that the tech does what it says on the tin. For some it is scary, particularly with AI, but ultimately, if you set the right parameters, digital data can help reduce the day-to-day approvals that were previously required to optimise many of the assets in the buildings that we look after.”

“The analogy I would draw is that it's when you recommend a person for a role, it's an extension of yourself, and the same goes for deploying a piece of software. That's a reflection of me and the organisation, which means that there's an element of trust.”

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"For some it is scary, particularly with AI, but ultimately, if you set the right parameters, digital data can help reduce the day-to-day approvals that were previously required to optimise many of the assets in the buildings that we look after.”

This was the case with the introduction of Amey’s new energy solution E60+.

Energy management solutions

This was the case with the introduction of Amey’s new energy solution E60+ which is designed to make real-time changes to building assets in response to how a property is used. The platform, which was developed by Grid Edge, was first deployed in Amey’s own sites.

Says Aird: “We've done some very intensive trials on kit as we only deploy something that we believe in, so by testing it on ourselves first we could gauge the results. Because it delivers an element of AI capability and learning it can identify issues that you wouldn't know about unless you were constantly walking around a building at two o'clock in the morning and asking, ‘why is that on?’”

“These insights mean being able to challenge how a BMS is set up versus the actual requirement of the facilities, as they may differ considerably.”

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Amey’s new energy solution E60+ which is designed to make real-time changes to building assets in response to how a property is used.

E60+ was able to provide dynamic, data-driven evidence at a site where all the heating and ventilation zones had been set up to run at the same time, irrespective of demand. By deconstructing and splitting those zones out – which cost around £700 - huge reductions were made in energy costs, leading to £30,000 savings in utilities.

The strategic projects teams work across a range of sectors, including defence, the public estate, local authorities and the private sector. This means says Aird: “No one glove fits all. In each project we'll take a bespoke approach, and our account teams don’t just ‘sell’ to the customer. What we do is ask the right questions to find out what their frustrations are. It's about understanding what the client’s needs are, and then providing a solution.”

Some clients are provided with a ‘decarbonisation roadmap’ that charts a route to understanding their objectives, for instance if they want to achieve net zero before 2030, the roadmap will help to deliver that within the timeframe.

Explains Aird: “With our decarbonisation roadmaps we can deploy a range of solutions across vastly different set clients, locations and building types, from listed buildings to depots to office blocks. It's about understanding the estate, what its capabilities are, utilising the best output for the money that's available and then providing a plan going forward.”

“There are also varying degrees of maintenance spends available to our clients so we can identify - and I hate the term - ‘the best return on spend,’ that is, a solution which is right for them.”

On top of the technology, is the need to analyse human behaviours.

Human factors 

Overlaid on top of the technology, however, is the need to analyse human behaviours and according to Aird an important advantage of using smart technology is that it enables site managers to challenge how a building is set up to run versus its actual requirements – which often differ. Often some of the elements that are measured show a system that was originally set up some 5 - 10 years ago when in the interim the use of the building has changed considerably, particularly with the widespread adoption of hybrid working patterns.

“If a site is supposed to be operational 24/7,” says Aird, “by overlaying other elements of data, such as sensors, we can say, ‘that's your perception, but you’ve only got five people in on a Saturday between 5pm and 2am. If you're able to get them to work in one area of the building, you can just concentrate utility costs in that area."
 
One of the concerns surrounding AI, is that the technology will, in some kind of dystopian scenario, take over from FMs in managing estates. Says Aird: “People hear AI and have preconceptions of what is it going to do. But this is not what happens in practice.”

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The use of the building has changed considerably, particularly with the widespread adoption of hybrid working patterns.

As an example, E60+ continuously learns and adapts, so a BMS that usually brings the boilers on at three o'clock in the morning, hitting optimum temperature at 4am even when the first occupants aren't in until seven o'clock, will calculate that and delay it for two hours, resulting in huge energy savings. 

Explains Aird: “The system can also monitor areas such as the electricity draw and gas usage. This means the software could for instance detect some anomalies that show a spike in energy use at two o'clock in the morning and we can then flag it up to our clients. 

“This enables us to deal with the root cause and focus on an issue, as opposed to waiting for a bill coming in 90 days. It's allowing FMs to operate ‘real time’ as it is self-learning within set parameters.”

He also believes that when using technology of this nature, it is crucial to bear in mind the pivotal interaction between technology and people – and advises that any changes must be made carefully to ensure against it being to the detriment of occupants.

“It’s very important when deploying tech that we're not dictating to clients or occupants and saying we know best, but we can help drive behaviours. I’ve been talking to a lot of local authorities which find encouraging green behaviours is where that they often struggle.

“Signs may say, ‘please turn off light switches.’ But ultimately, there is a disparity between how you treat your workplace versus your home, so for us it’s important to support the customer with those behavioral traits and use the data for learning and awareness.”

Digital innovations are helping create a comprehensive view of estates.

Evidence based

The ‘Technology Hub’, an integrated suite of MRI Software products is a good example of how this can work in practice. The software carries out a range of audits of properties across an estate, to not only prioritise backlogs in maintenance but drive improved estate management. For instance, it can suggest solutions such as remodeling office layouts that improve building performance and can also enhance the workplace experience for building users via user-friendly customer interfaces.

Says Aird: “By using this kind of solution we can better understand how facilities and are utilised, which helps clients make more informed decisions and even provide training to staff in order to get the most out of the technology.”

The impact of hybrid working hasn’t just affected the way buildings are used but has spelt huge changes for the daily commute. In 2023 the purchase of technology company Citi Logik means Amey’s team has the capability to harness insights on travel patterns from AI processed anonymous mobile phone and GPS data that help clients make better informed, evidence-based decisions.

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Citi Logik means Amey’s team has the capability to harness insights on travel patterns from AI processed anonymous mobile phone and GPS data.

By using anonymised sim data and GPS data from one fixed point the tech identifies how many people are coming to and from one fixed point, that is into a building throughout the day, including which route they take – which indicates if they’ve used a car, active travel or public transport.

This provides broader infrastructure data on whether for example, there is a need to lobby or support the local authority to extend a cycle path but it also delivers vital insights into the usage of buildings across an estate. For example, the software may find that despite needing to spend £10m on one building and £8m on another, the first site is much more practicable for most of the commuters.

Says Aird: “We've used this mobile data within Amey to look at locations and divestments within our own estate. It’s a powerful tool that we've shared with some local authorities to help them determine where best to concentrate their building resources.”

It is clear from our conversation that digital innovations are helping create a comprehensive view of estates which helps customers make clearer decisions. It’s also apparent that leveraging AI alongside human expertise is helping organisations implement changes more efficiently.

What does Aird see as the next big thing?

With so many solutions coming into the market, what does Aird see as the next big thing?

“We're keeping an open mind,” he says, “because we don't want to just collect data for the sake of collecting data, but rather have an understanding of what our customers want and how we're going to help them achieve that. We are however keeping a close eye on the market for potential acquisitions and we’re also keen to form an R & D partnership with innovators such as Grid Edge.

“But our principal role is in proving that any digital innovation works before we put it in front of the client. Because it is, as I said, an extension of ourselves.”

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