Net Zero & Decarbonisation Report
420 Thames Valley Park, Reading
Location: Thames Valley Park Drive, Reading, Berkshire
Property: Commercial office — 7,537.80 m²
Service: Net Zero Report / EPC Plus Energy Modelling
Existing EPC: D82 | Potential modelled EPC: A24

The Project
British EPC was instructed to develop a decarbonisation strategy for this substantial commercial office building, identifying how improvements to its building services could reduce energy demand and improve EPC performance.

Through three progressive modelling scenarios, we established a potential pathway from EPC D82 to A24, allowing the client to compare different levels of intervention before committing to major capital expenditure.

The Existing Building
The building incorporated LTHW boilers, an air-cooled chiller, three air handling units and fan coil units serving the office floorplates.
Lighting was predominantly LED, although part of the vacant second floor retained older fluorescent fittings. The existing EPC D82 established the baseline for assessing each improvement strategy.
Modelling the Route to EPC A

Measure A — Central Plant Decarbonisation
Replace the existing boilers and air-cooled chiller with high-efficiency VRF technology and upgraded air handling equipment, while retaining the existing fan coil units.
This assessed the improvement achievable through upgrading the principal plant without replacing all terminal equipment.
Modelled EPC: B42

Measure B — Enhanced HVAC and Lighting
Build on Measure A through higher-efficiency terminal equipment and improved lighting performance throughout the building.
This demonstrated the additional benefit of a more comprehensive building services upgrade.
Modelled EPC: B28

Measure C — Fan Coil Replacement with VRV
Replace the existing fan coil arrangement with high-efficiency VRV systems, supported by upgraded air handling equipment.

This more extensive strategy introduced refrigerant-based heating and cooling with improved zoning and local control, establishing a potential route to EPC A.

Modelled EPC: A24
Energy Performance
Scenario EPC rating Modelled energy consumption
Existing building D82 135.34 kWh/m²/year
Measure A B42 79.32 kWh/m²/year
Measure B B28 52.42 kWh/m²/year
Measure C A24 46.54 kWh/m²/year
The final strategy delivered an approximately 66% reduction in modelled energy consumption against the baseline.

Model First. Invest Second.
Replacing heating, cooling and ventilation equipment represents substantial investment. British EPC modelled the proposed specifications before installation, helping the client understand the likely performance benefits of each approach.
The result was a clear, evidence-based pathway:
D82 → B42 → B28 → A24
These results represent modelled outcomes, subject to the final specification, installation and assessment. An A-rated EPC does not, by itself, demonstrate net zero operation.

British EPC Net Zero Reports
Our Net Zero Reports help commercial property owners, investors and asset managers understand existing performance, compare improvement options and plan investment towards lower energy demand and long-term decarbonisation.
Understand the Building. Model the Options. Invest with Evidence.