From G296 to E116 – How Strategic Decommissioning and DSM Modelling Transformed a 1970s Industrial Site

“For the cost of running an accurate EPC simulation, we avoided needing to touch the fabric of a 15,000+ sqm building.”

Video of the digital building model, produced in DesignBuilder software, by Matthew Walton (MEES Level 5 Assessor).

Property Overview

This large industrial site, spanning approximately 16,000 sqm, was originally constructed in the 1970s and comprises a mix of office, warehouse, and processing space. MEES Solutions first assessed the property in 2023, with a follow-up visit in early 2024 due to changes in operation and heating strategy.

This assessment was instructed by Clearbell as part of a wider portfolio review.

Initial EPC Ratings
When first assessed, the property presented the following results:
G296 @ Level 4
G201 @ Level 5

After a revisit and updated modelling:
G218 @ Level 4
G178 @ Level 5

While still a G, the reduction in carbon emissions and revised fuel data indicated a clear opportunity for improvement —particularly around the heating system.

The key shift was the change in fuel use. The site’s steam-fed boiler was initially modelled as dual-fuel with oil, but during the revisit it became clear that natural gas had been used exclusively for over a year. Updating this input had a significant effect on the modelled emissions.

Final Lodged Rating
Following further investigation and full Level 5 DSM modelling, we lodged a final EPC rating of:
E116 @ Level 5 DSM

This brought the property into MEES compliance and allowed Clearbell to proceed with its strategic plans for the site.

Key Improvements and Strategy

Our recommended strategy focused on practical, low-disruption measures rather than major fabric upgrades. Working in partnership with the on-site team, we:

- Removed heating from transient or low-use areas such as warehouse zones
- Retained heating in key operational areas
- Updated the fuel input from dual-fuel (oil) to natural gas, supported by usage evidence

This DSM-led approach delivered a compliant rating without costly interventions — and identified a pathway to a potential B rating in future, with further investment.

Notable Constraints and Challenges

Digital building model produced in DesignBuilder software.

The site’s scale and complexity made DSM modelling computationally intensive. Trial-and-error was not feasible, so each change had to be considered carefully for its likely impact before being simulated.

The solution also had to satisfy multiple stakeholder needs:

- Operational practicality
- Financial feasibility
- Regulatory compliance

We produced multiple model versions, zoning strategies, and held coordination meetings to balance priorities and reach a robust, workable solution.

Timeframe and Costs

- The roadmap to compliance was established within the first month
- The overall process took around 6 months from initial assessment to final EPC lodgement
- Clearbell’s investment focused on targeted decommissioning, not wholesale system replacement

Assessor Reflection

“It’s incredible what a DSM level assessment can bring to the table. At MEES, this is our standard approach - and this case shows why. Without that level of modelling, the E rating wouldn’t have been achievable with the available budget. For the cost of running an accurate EPC simulation, we avoided needing to touch the fabric of a 15,000+ sqm building. That’s a massive return on investment.” - Matthew Walton, Level 5 MEES Assessor

Final Insight

This project demonstrates the tangible value of a Level 5 DSM-led approach — especially when combined with collaborative planning and accurate data.

By replacing default assumptions with real-world evidence, and targeting changes where they would have the most impact, Clearbell was able to unlock a compliant, cost-effective outcome.

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