The government is banning combustible materials on new high-rise homes and giving support to local authorities to carry out emergency work to remove and replace unsafe aluminium composite material (ACM) cladding.
Regulations have been laid in Parliament which will give legal effect to the combustible materials ban announced in the summer. The ban means combustible materials will not be permitted on the external walls of new buildings over 18 metres containing flats, as well as new hospitals, residential care premises, dormitories in boarding schools and student accommodation over 18 metres.
Schools over 18 metres which are built as part of the government’s centrally delivered build programmes will also not use combustible materials, in line with the terms of the ban, in the external wall.
The Communities Secretary is also taking action to speed up the replacement of unsafe ACM cladding, like the type used on Grenfell Tower.
Local authorities will get the government’s full backing, including financial support if necessary, to enable them to carry out emergency work on affected private residential buildings with unsafe ACM cladding. They will recover the costs from building owners. This will allow buildings to be made permanently safe without delay.
The government is already fully funding the replacement of unsafe ACMcladding on social sector buildings above 18 metres.
Secretary of State for Communities, Rt Hon James Brokenshire MP said:
Everyone has a right to feel safe in their homes and I have repeatedly made clear that building owners and developers must replace dangerous ACMcladding. And the costs must not be passed on to leaseholders.
My message is clear – private building owners must pay for this work now or they should expect to pay more later.
So what does this mean for Timber?
The past five years has seen engineered timber take hold in the UK where, thanks in part to falling prices and the rise of the sustainability agenda, it has been used to deliver over 500 buildings to date.
A proven solution for low and medium-rise residential buildings and schools, CLT is now being applied to swimming pools, gymnasiums, light industrial buildings and office blocks.
Innovative new products and design methods have allowed timber to compete structurally at scale with concrete or steel, which among other things has resulted in development of the world’s first nine-storey timber residential building, Murray Grove in the London Borough of Hackney, and the world’s largest cross-laminated timber (CLT) building, in terms of volume of wood, Dalston Works in east London.
Constructing with timber, versus traditional materials with high embodied carbon, helps cut emissions and may be critical to keep global warming below 1.5 deg C, needed to prevent the worst effects of climate change. CLT, which is relatively light and quick to erect, has even been held up as a potential solution to the housing crisis.
Its use by Sky, on the Believe in Better building – the tallest commercial timber building in the UK – and more recently Google, for the new European HQ currently on site at King’s Cross, are evidence of CLT’s increasing popularity. Key benefits include rapid installation, reduced waste, lighter weight compared to concrete, meaning fewer foundations, and much lower embodied carbon.
Innovations are driving the development of new engineered timber products and design methods. Hybrid structures that use CLT in combination with glulam, laminated veneer lumber (LVL) or steel beams make it possible to achieve the bigger spans required for commercial offices and industrial buildings. For example, the recently completed factory headquarters for Vitsoe in Royal Leamington Spa, Warwickshire, was able to achieve 25m column-free spans using a newly developed beech LVL.
New parametric modelling systems are also making it possible to develop panels that are bespoke to specific purposes using different types and thicknesses of timber and different laminates.
Adrian Campbell, director at engineering consultant Changebuilding, says: “There is a tremendous drive for offsite right now, fuelled by the digitisation of the industry, and a significant number of timber modular systems appearing, including volumetric CLT systems by Swan Housing. There are numerous ways engineered timber can be used to supplement or replace traditional building elements.”
The Grenfell tragedy sent out shockwaves that will be felt for many years to come. Where previously, insurance to construct tall buildings was relatively straightforward, albeit with slightly fluctuating premiums, post-Grenfell they have increased significantly. And although much of the media focus was on the tower’s cladding, a knock-on effect has been that insurers today perceive any tall building as an insurance risk.
“In the past the industry took it for granted that you could get insurance to build things, but the market is becoming tighter and tighter – it’s a rapidly changing landscape we have to operate in,” says Tim Carey, national product director at Willmott Dixon. “Certain products and systems that were previously acceptable, including engineered timber, are now very difficult to get insurance on. I wouldn’t be surprised if we start to see exclusion clauses relating to CLT appearing in insurance documents.”
He is part of an early adopters group set up by the Ministry of Housing, Communities and Local Government (MHCLG) to trial ways of working in line with the recommendations of the Hackitt Review.
According to Carey, things came to a head recently when the main contractor was unable to get insurance cover to build a circa 15-storey tower block out of CLT. The material was a requirement for the customer’s architect so Willmott Dixon was forced to decline the opportunity.
This prompted it to develop a new set of internal policies for fire safety and compliance to help futureproof the business and its customers and projects in the shorter term. In a move that pre-empted the latest government ruling, the company banned the use of any combustible materials in external wall build-ups, including structural elements, cladding and insulation, for any buildings over 18m tall.
“This is about taking a pragmatic position on what we think is reasonable. Our view is that in the wider industry, too many buildings are being built with inappropriate materials without sufficient duty of care or auditing to know what goes into a building to make it safe,” says Carey.
The decision by government to impose its own ban on combustibles was welcomed by many, but strongly criticised by architects, manufacturers and others working with CLT (currently the only viable structural timber solution for high-rise) who believe its inclusion within the regulation was arbitrary and unjustified.
The law applies to all new housing, student accommodation, registered care homes, hospitals and boarding school dormitories over 18m tall and states that only materials with European fire rating of Class A1 or A2 may be used in external walls, which excludes all wood products.
Some critics pointed to the fact that Grenfell was a concrete-framed tower and the spread of the flames is thought to have been accelerated by combustible aluminium-composite cladding, not by wood.
Also notable is the fact that the final Hackitt report itself does not recommend a ban; instead it states that too much focus has been placed on the faults of the Grenfell cladding rather than on reviewing the system as a whole.
One of its eight key recommendations is to develop a clearer, more transparent and more effective specification and testing regime of construction products, including products as they are put together as part of a system. It states that this should include clear statements on what systems products can and cannot be used for, with their use made essential.
Mark Stevenson, chairman of the Structural Timber Association, says: “Given the way that clients are looking at their buildings and wanting to better understand performance and how things get delivered, we need to be looking at overall systems. This isn’t about individual products, it is more about how they come together to provide safety for occupants.
You could imagine a situation where a collection of non-combustible materials still act like a chimney to spread fire, so wouldn’t it be better to design a system that prevents something like that from happening?”
Connecting timber with elevated fire risk might seem like common sense, but one of the major advantages of CLT is its inherent fire resistance. As a panelised system with a thick cross-section, it is designed to char slowly and maintain its structural integrity.
In addition, the emphasis on upfront design and offsite manufacture makes it possible to create super-airtight spaces that prevent the spread of fire. In practice, a combination of timber charring and fire-resistant boards are commonly used to achieve the fire rating.
However, CLT remains a relatively new material with limited in-use fire testing, and codes are still being adapted to accommodate it.
Given the global drive to build increasingly taller “ply-scrapers” (see below), there are concerns that the recent ban will compromise Britain’s position at the forefront of innovation in engineered timber.
The ban is likely to result in changes to specifications and approaches but is unlikely to prevent the general use of engineered timber frames. The reality could be some form of hybrid structural solution, which may have an impact on sequencing, speed of delivery and the amount of onsite labour.
Architect Waugh Thistleton, a prominent CLT advocate, is amending design proposals to take into account the need for some form of steel frame system for external walls, alongside internal CLT floor slabs, walls, core and stairs.
“It’s not the best way to build; part of the advantage of building in CLT is that the frame for each floor goes up simultaneously and from a single source of delivery, which ensures that the site is fully accessible and safe for use by follow-on trades on every floor below the one being built,” says founding partner Anthony Thistleton.
“We expect the speed of CLT erection to be compromised by this regulation in the short term. We are currently working to see if we can tie up with manufacturers of offsite panel systems so we can synchronise installation with CLT.”
Meanwhile, the CLT Hub, a collection of all key UK stakeholders, continues to lobby the government and local authorities to overturn the ban. Evidence from global fire performance testing is being compiled to present the case.
Connecting timber with elevated fire risk might seem like common sense, but one of the major advantages of CLT is its inherent fire resistance. As a panelised system with a thick cross-section, it is designed to char slowly and maintain its structural integrity.
In addition, the emphasis on upfront design and offsite manufacture makes it possible to create super-airtight spaces that prevent the spread of fire. In practice, a combination of timber charring and fire-resistant boards are commonly used to achieve the fire rating.
However, CLT remains a relatively new material with limited in-use fire testing, and codes are still being adapted to accommodate it.
Given the global drive to build increasingly taller “ply-scrapers” (see below), there are concerns that the recent ban will compromise Britain’s position at the forefront of innovation in engineered timber.
The ban is likely to result in changes to specifications and approaches but is unlikely to prevent the general use of engineered timber frames. The reality could be some form of hybrid structural solution, which may have an impact on sequencing, speed of delivery and the amount of onsite labour.
Architect Waugh Thistleton, a prominent CLT advocate, is amending design proposals to take into account the need for some form of steel frame system for external walls, alongside internal CLT floor slabs, walls, core and stairs.
“It’s not the best way to build; part of the advantage of building in CLT is that the frame for each floor goes up simultaneously and from a single source of delivery, which ensures that the site is fully accessible and safe for use by follow-on trades on every floor below the one being built,” says founding partner Anthony Thistleton.
“We expect the speed of CLT erection to be compromised by this regulation in the short term. We are currently working to see if we can tie up with manufacturers of offsite panel systems so we can synchronise installation with CLT.”
Meanwhile, the CLT Hub, a collection of all key UK stakeholders, continues to lobby the government and local authorities to overturn the ban. Evidence from global fire performance testing is being compiled to present the case.
Whatever the ultimate outcome, its proponents argue engineered timber remains one of the quickest and most sustainable methods of construction and believe the current situation may constitute a bump in the road.
“We often draw a parallel with the growth of concrete and reinforced concrete in the 20th century. When you look at the trajectory of innovation and architecture that emerged in the concrete age, we are only just at the beginning of the timber age and there is still a huge amount to achieve,” Thistleton concludes.
Whatever the ultimate outcome, its proponents argue engineered timber remains one of the quickest and most sustainable methods of construction and believe the current situation may constitute a bump in the road.
“We often draw a parallel with the growth of concrete and reinforced concrete in the 20th century. When you look at the trajectory of innovation and architecture that emerged in the concrete age, we are only just at the beginning of the timber age and there is still a huge amount to achieve,” Thistleton concludes.
Away from the UK, the rest of the world continues to build higher and higher with timber.
Last month, the US-based International Code Council (ICC) gave the go-ahead for 14 tall mass timber code change proposals that will allow mass timber buildings to reach up to 18 storeys. The changes will be included in the 2021 International Building Code.
The world’s highest mass timber tower, at 53m, is currently the 18-storey high Brock Commons in Vancouver, which is supported on a timber frame but enclosed by a skin of drywall and concrete.
Australia’s tallest timber building is a 45m-high office in Brisbane, which uses an offsite manufactured structure of glulam and cross-laminated timber (CLT). It was completed last year after a build of just 15 months.
The 10-storey building, known as 25 King, was designed by architect Bates Smart for Lendlease.
Meanwhile, the world’s tallest timber tower is under construction in the Norwegian town of Brumunddal: the Mjøstårnet tower at 80m high will dwarf its closest rival by 27m.
The 18-storey structure is based around a perimeter frame of glulam columns, beams and diagonals that brace the external walls and carry vertical and horizontal loads.
A CLT core holds three elevators and two staircases. There are about 400 giant glulam elements in total, the biggest of which has a cross section of 1.5m x 0.6m.
The Mjøstårnet tower is due to open next month.
Sources: gov.uk / Construction Magazine
New energy efficient Domus Ventilation MVHR wall units launched
/0 Comments/in Home Page news feed, News /by joannevickersDomus Ventilation, part of the Polypipe group, has launched the HRXE range of high performance Mechanical Ventilation with Heat Recovery (MVHR) units for small to medium size residential properties.
MVHR systems combine supply and extract ventilation in one system. They efficiently recover the heat typically lost in waste, stale air and use it to temper the fresh air drawn into the building via a heat exchanger. The filtered, pre-warmed air is distributed to areas of the home such as living rooms and bedrooms, effectively meeting part of the heating load in energy efficient dwellings.
Building on its success in MVHR, Domus has developed the HRXE units to provide even greater efficiency through advanced heat exchange proficiency and low Specific Fan Power (SFP). When used with a kitchen and one wet room, at typical installation, the HRXE provides a 90% heat exchange performance and boasts a very low SFP down to 0.57W/(l/s).
The new HRXE range is not only efficient, but also exceptionally quiet, with background (normal) ventilation at 24dB(A) (typically whisper quiet). Noise reduction can be further reduced through the use of an Anti-Vibration tray, which isolates the unit from the wall to reduce any low levels of vibration induced noise which can be distracting to residents.
There are four models in the HRXE range, all with a two year warranty and all featuring 100% thermal (summer) bypass which automatically activates when the air temperature reaches a pre-set level, allowing in cooler, fresh, filtered air without warming it through the heat exchanger.The smart design of the HRXE means there is no reduction in airflow when operating in bypass mode.
Within the range, models are available with integral humidity sensors, which is much in demand.By accurately measuring air humidity, the HRXE’s extract speed automatically changes from background to boost as the level of humidity increases, thereby providing optimal ventilation performance.
When it comes to installation, Domus Ventilation has designed the HRXE units to be even smaller than their predecessors making them ideal for wall-mounted cupboard installation, with opposite handed models available to meet different on-site requirements. Spigots on the top of the HRXE are 125mm, but with Domus Ventilation’s extensive duct portfolio, adaptors are available to enable direct connection to the most common ducting size – 204x600mm flat channel duct –for quicker and more cost-effective installation. Furthermore, integrated controls are accessed via a front panel for easy commissioning.
The HRXE range has been designed to work most efficiently when used with Domus duct systems, including its Flow Control Plenum and High Efficiency Green Line Bends, which reduce duct bend resistance by up to 60%. Domus duct systems offer improved system performance through the exacting tolerances and engineered fit of the system, whereby pressure drops are minimised and air leakage virtually eliminated.
Domus Ventilation has a well-deserved reputation for quality, supported by excellent technical support, from a market leading manufacturer and designer. It is well placed to offer immediate, practical solutions to Building Regulations Parts F & L.
Source: UK construction week
168,500 new jobs to be created
/0 Comments/in Home Page news feed, News /by joannevickersCITB experts are predicting an extra 168,500 new construction jobs will be created over the next five years despite the uncertainty of Brexit.
The training body’s annual Construction Skills Network (CSN) report anticipates average annual industry growth of 1.3% until 2023.
That is down a third of a percent on last year’s forecast and is based on the scenario that the UK agrees an exit deal with the EU, rather than a ‘No Deal’ Brexit.
Despite the wider economic uncertainty approximately 168,500 construction jobs are to be created in Great Britain over the next five years – 10,000 more than in last year’s forecast.
Construction employment is expected to reach 2.79m in 2023 – just 2% lower than its peak in 2008.
Steve Radley, Policy Director at CITB, said: “Assuming that a deal is agreed, we expect low but positive growth for construction.
“Even as infrastructure slows, sectors like public housing and R&M are strengthening.
“This will see the number of construction jobs increase over the next five years, creating growing opportunities for careers in construction and increasing the importance of tackling the skills pressures we face.”
The CITB and industry trade bodies have published a plan to help brace the sector for tighter migration controls after Brexit.
Building After Brexit: An Action Plan for Industry identifies the need for construction to adopt a twin-track strategy: growing investment in the domestic workforce and driving up productivity, while working with Government to agree how to maintain access to migrant workers to give it the breathing space to adapt.
Recommendations include:
Steve Radley, Policy Director at CITB, sayid: ‘Construction needs a twin-track strategy, increasing investment in the domestic workforce and working with Government to agree how we can maintain access to migrant workers to give it the breathing space to adapt to changing rules.
‘The latest forecast has revealed over 168,000 new jobs will be created over the next five years and with a likely post-Brexit reduction to the availability of foreign workers, the industry must act now to avoid widening the skills gaps.
‘We must do more to attract new talent to the sector and get better at retaining and upskilling the current workforce. Finally, the sector must fully embrace digital skills in order to become more productive and mitigate the widening skills gap.’
Alasdair Reisner, Chief Executive at CECA, said: “The date for leaving the European Union is rapidly approaching and employers are finding it harder and harder to recruit the right people for their business.
“Recruitment is already very difficult for some key roles and this will be exacerbated once migration from the EU is reduced post-Brexit.
“We must work together, as an industry and with Government to target these gaps; boosting UK-based recruitment and training while looking to sensible migration from the rest of the world to meet demand.”
Brian Berry, Chief Executive of the Federation of Master Builders, said: “The single biggest issue keeping construction employers awake at night is the skills shortage.
“If we’re going to address this skills gap post-Brexit, the whole industry needs to step up and expand their training initiatives. Even Sole Traders can offer short term work experience placements and large companies should be aiming to ensure at least 5 per cent of their workforce are trainees or apprentices.
“But realistically speaking, the UK construction sector can’t satisfy its thirst for skilled labour via domestic workers alone.
“With record low levels of unemployment, we’ll always need a significant number of migrant workers too – particularly in London and the south east.
“The Government needs to work with construction to amend its Immigration White Paper and rethink the current definition of low-skilled workers.
“Level 2 tradespeople play a vital role in the sector and would currently be excluded, which is wrong. We urge Ministers to engage with the construction industry to help improve these proposals.”
Source: Construction Enquirer.com
Brexit will have no impact on the construction industry
/0 Comments/in Home Page news feed, News /by joannevickersA detailed analysis of the UK’s withdrawal from the European Union, with or without a deal, has shown that it will have little or no impact on UK construction, according to Laing O’Rourke group finance director Stewart McIntyre.
He has lead an analysis of Brexit implications and explained his findings in the company’s 2018 financial review.
He said that: “Laing O’Rourke has analysed its current order book and pipeline and this review supports an assessment that, to date, a ‘no-deal Brexit’ would present minimal, if any, risk to current projects and liquidity forecasts. The business has also considered implications for the sector and, to date, has not identified any negative impact on the UK construction market either in the traditional built environment or infrastructure sectors. We are concluding that, based on evidence to date and assuming the sector’s clients continue with their projects, there are minimal risks to liquidity forecasts arising from any deterioration in revenue.”
He continues: “The business has conducted a detailed review of its staff and workforce with a full analysis across primary job families. Based on the most recent data, 16.1% of the total UK headcount are EU citizens and 23% of that total are Irish citizens who have the full ongoing right to work in the UK. This risk assessment has highlighted a dependency on EU nationals in certain job families and the business is monitoring developments in these areas, however, it is clear that earnings and rewards are such that it does not present a significant risk to staff retention, staff recruitment or the ability to comply with the minimum earnings threshold for securing visas.”
Mr McIntyre also finds little to fear should the UK have to revert to trading under World Trade Organization (WTO) rules. “The UK business buys assets such as tower cranes as part of its core business and has conducted a detailed analysis on potential tariffs based on the past 12-month record of direct imports from the EU and possible registration procedures available to mitigate import supply difficulties,” he writes. “No tariffs apply under WTO rules to the import of tower cranes and it is assumed that additional customs procedures will create delays of no more than seven days. Apart from construction capital assets, the level of direct EU imports is low and the estimated additional costs arising from a ‘no deal Brexit’ are deemed to be immaterial.”
He concludes with a caveat that continued vigilance is required. “In summary, there has been no change to the group’s workwinning methodologies, or material negative impact on current live projects or staff recruitment and attrition. However, with the political environment continuing to develop, few companies can declare themselves immune to the risks of withdrawal from the EU. The board will continue to monitor developments in the UK business and political environment, and remains vigilant to the need to respond to changes in market conditions such as freedom of movement, finance and tariff implications, disruption to supply of plant and equipment and key construction components, logistics, exchange rates and primary commodity prices as we approach 29th March 2019, and for the period immediately after any other withdrawal date.”
Laing O’Rourke’s phlegmatism in the face of political uncertainty is in contrast to concerns that the Construction Leadership Council (CLC) has aired to government. CLC co-chair Andy Mitchell has written to construction minister Richard Harrington, copying in the chief executive of the civil service, warning that “it will not be possible to mitigate all of the potential impacts of ‘no deal’”. These include employment issues, trade in construction products, the future regulatory regime for construction products and potential impact delaying projects and adding costs.
Source: The Construction Index
Spotlight on plastics and packaging
/0 Comments/in Home Page news feed, News /by joannevickersThe Considerate Constructors Scheme has launched its industry-wide campaign ‘Spotlight on…plastics and packaging’ to raise awareness and showcase best practice in how the construction industry can reduce, reuse and recycle plastics and packaging.
Plastics and packaging are unavoidable in modern society, with the global market driven by consumerism and convenience, the demand for plastic is only increasing. According to the United Nations Environment Programme, more than 8 billion tonnes of plastic has been produced since the early 1950s, and around 60% of that plastic has ended up in either landfill or the natural environment.
For decades, society has ignored the environmental risks associated with plastics and packaging. However, recent scientific studies and documentary exposés such as David Attenborough’s Blue Planet have revealed just how detrimental plastics and packaging are to the environment and to human health.
The following statistics illustrate the severity of this environmental issue:
Plastics and packaging
Packaging is defined as any material used to hold, protect, handle, deliver and present goods. Such materials might include cardboard, paper, timber and most notably, plastic.
Despite the environmental risks associated with plastic, the construction industry is reliant on plastic in its working practices. This is because plastic is cheap, lightweight, water-resistant and chemically inert, making it an ideal resource for the industry to use.
In fact, the construction industry is the second largest consumer of plastic in the UK:
The scheme encourages businesses to create a comprehensive site waste management plan to be incorporated into every site’s waste management and logistics plan to reduce waste being disposed of to landfill.
A Site Waste Management Plan can be developed before construction commences. The plan describes how materials, including plastics and packaging, will be managed and disposed of and explains how the reuse and recycling of waste will be maximised.
Although the Scheme’s survey results found that 91% of construction industry professionals have a Site Waste Management Plan in place, over 50% said the plan is inefficient for managing waste produced on site. To build an effective Site Waste Management Plan, the following should be considered:
Using a Site Waste Management Plan not only protects the environment, but can significantly reduce financial costs. Sites could even consider implementing a Site Waste Management Plan solely for the purpose of plastic waste.
This campaign has shown that the construction industry is making considerable progress and is working hard towards reducing its consumption of plastics and packaging. However, the industry must now continue to make long term commitment to tackling plastic pollution as an entire sector.
For more information and to read the full report please go here: https://ccsbestpractice.org.uk/spotlight-on/spotlight-on-plastics-and-packaging/#what_can_you_do
House-building boosts construction activity
/0 Comments/in Home Page news feed, News, Residential /by joannevickersSurging mortar sales reached a record high in 2018, indicating that house-building in Great Britain remained buoyant in 2018. However, faltering concrete sales suggest an industry in limbo, waiting for planned infrastructure projects to get going.
Latest data from the Mineral Products Association (MPA) show volumes of mortar sales at their highest level since records began in 2004.
The majority of mortar sales take place within six months of house-building projects starting, so increased volumes indicate that new starts also grew during 2018.
Year-on-year mortar volumes increased by 14.3%, despite dropping by 1% in the fourth quarter. This trend suggests more cause for optimism than other market indicators such as Office for National Statistics data on brick deliveries, which show just a 1.6% increase in the 12 months to Q3 2018.
Beyond house-building, the wider picture of construction demand for construction mineral products is more muted, reflecting an industry still waiting for major projects to get going.
Ready mixed concrete sales volumes fell 1.6% nationally in 2018, weighed down by reduced demand in London, where sales declined by 4.8%.
The MPA’s analysis shows that the southern regions of England and Wales led asphalt sales in 2018, indicative of roadbuilding and maintenance activity, contributing to a 0.7% growth nationally and offsetting declines in most other regions. Many Highways England projects appear to have been pushed to the back end of the current spending periods.
Aurelie Delannoy, director of economic affairs at the MPA, said: “Like many sectors, construction is awaiting the outcome of Brexit negotiations, but our data shows that Great Britain is still building despite the uncertainty. In particular, strong mortar sales indicate continuing new house-building projects in 2018. Our analysis, based on actual sales and on-the-ground activity rather than sentiment, suggests this has been higher than forecasted by other metrics.
“Elsewhere, the picture for the industry is more muted as we wait for several major infrastructure schemes to make the leap from the planning phase to the construction site. Policymakers and clients need to be mindful that the critical mineral resources that underpin our built environment don’t flow from a tap, and preparations to ensure a ready supply need to begin early in a project’s lifecycle.”
The MPA represents more than 520 companies across the £20bn sector. Its sales data is seasonally adjusted and drawn from the MPA membership which covers 100% of GB cement production, 90% of aggregates, 95% of asphalt and more than 70% of ready mixed and precast concrete production.
Source: The Construction Index
What does a ban on timber cladding for high rise buildings mean?
/0 Comments/in Home Page news feed, News /by joannevickersThe government is banning combustible materials on new high-rise homes and giving support to local authorities to carry out emergency work to remove and replace unsafe aluminium composite material (ACM) cladding.
Regulations have been laid in Parliament which will give legal effect to the combustible materials ban announced in the summer. The ban means combustible materials will not be permitted on the external walls of new buildings over 18 metres containing flats, as well as new hospitals, residential care premises, dormitories in boarding schools and student accommodation over 18 metres.
Schools over 18 metres which are built as part of the government’s centrally delivered build programmes will also not use combustible materials, in line with the terms of the ban, in the external wall.
The Communities Secretary is also taking action to speed up the replacement of unsafe ACM cladding, like the type used on Grenfell Tower.
Local authorities will get the government’s full backing, including financial support if necessary, to enable them to carry out emergency work on affected private residential buildings with unsafe ACM cladding. They will recover the costs from building owners. This will allow buildings to be made permanently safe without delay.
The government is already fully funding the replacement of unsafe ACMcladding on social sector buildings above 18 metres.
Secretary of State for Communities, Rt Hon James Brokenshire MP said:
Everyone has a right to feel safe in their homes and I have repeatedly made clear that building owners and developers must replace dangerous ACMcladding. And the costs must not be passed on to leaseholders.
My message is clear – private building owners must pay for this work now or they should expect to pay more later.
So what does this mean for Timber?
The past five years has seen engineered timber take hold in the UK where, thanks in part to falling prices and the rise of the sustainability agenda, it has been used to deliver over 500 buildings to date.
A proven solution for low and medium-rise residential buildings and schools, CLT is now being applied to swimming pools, gymnasiums, light industrial buildings and office blocks.
Innovative new products and design methods have allowed timber to compete structurally at scale with concrete or steel, which among other things has resulted in development of the world’s first nine-storey timber residential building, Murray Grove in the London Borough of Hackney, and the world’s largest cross-laminated timber (CLT) building, in terms of volume of wood, Dalston Works in east London.
Constructing with timber, versus traditional materials with high embodied carbon, helps cut emissions and may be critical to keep global warming below 1.5 deg C, needed to prevent the worst effects of climate change. CLT, which is relatively light and quick to erect, has even been held up as a potential solution to the housing crisis.
Its use by Sky, on the Believe in Better building – the tallest commercial timber building in the UK – and more recently Google, for the new European HQ currently on site at King’s Cross, are evidence of CLT’s increasing popularity. Key benefits include rapid installation, reduced waste, lighter weight compared to concrete, meaning fewer foundations, and much lower embodied carbon.
Innovations are driving the development of new engineered timber products and design methods. Hybrid structures that use CLT in combination with glulam, laminated veneer lumber (LVL) or steel beams make it possible to achieve the bigger spans required for commercial offices and industrial buildings. For example, the recently completed factory headquarters for Vitsoe in Royal Leamington Spa, Warwickshire, was able to achieve 25m column-free spans using a newly developed beech LVL.
New parametric modelling systems are also making it possible to develop panels that are bespoke to specific purposes using different types and thicknesses of timber and different laminates.
Adrian Campbell, director at engineering consultant Changebuilding, says: “There is a tremendous drive for offsite right now, fuelled by the digitisation of the industry, and a significant number of timber modular systems appearing, including volumetric CLT systems by Swan Housing. There are numerous ways engineered timber can be used to supplement or replace traditional building elements.”
The Grenfell tragedy sent out shockwaves that will be felt for many years to come. Where previously, insurance to construct tall buildings was relatively straightforward, albeit with slightly fluctuating premiums, post-Grenfell they have increased significantly. And although much of the media focus was on the tower’s cladding, a knock-on effect has been that insurers today perceive any tall building as an insurance risk.
“In the past the industry took it for granted that you could get insurance to build things, but the market is becoming tighter and tighter – it’s a rapidly changing landscape we have to operate in,” says Tim Carey, national product director at Willmott Dixon. “Certain products and systems that were previously acceptable, including engineered timber, are now very difficult to get insurance on. I wouldn’t be surprised if we start to see exclusion clauses relating to CLT appearing in insurance documents.”
He is part of an early adopters group set up by the Ministry of Housing, Communities and Local Government (MHCLG) to trial ways of working in line with the recommendations of the Hackitt Review.
According to Carey, things came to a head recently when the main contractor was unable to get insurance cover to build a circa 15-storey tower block out of CLT. The material was a requirement for the customer’s architect so Willmott Dixon was forced to decline the opportunity.
This prompted it to develop a new set of internal policies for fire safety and compliance to help futureproof the business and its customers and projects in the shorter term. In a move that pre-empted the latest government ruling, the company banned the use of any combustible materials in external wall build-ups, including structural elements, cladding and insulation, for any buildings over 18m tall.
“This is about taking a pragmatic position on what we think is reasonable. Our view is that in the wider industry, too many buildings are being built with inappropriate materials without sufficient duty of care or auditing to know what goes into a building to make it safe,” says Carey.
The decision by government to impose its own ban on combustibles was welcomed by many, but strongly criticised by architects, manufacturers and others working with CLT (currently the only viable structural timber solution for high-rise) who believe its inclusion within the regulation was arbitrary and unjustified.
The law applies to all new housing, student accommodation, registered care homes, hospitals and boarding school dormitories over 18m tall and states that only materials with European fire rating of Class A1 or A2 may be used in external walls, which excludes all wood products.
Some critics pointed to the fact that Grenfell was a concrete-framed tower and the spread of the flames is thought to have been accelerated by combustible aluminium-composite cladding, not by wood.
Also notable is the fact that the final Hackitt report itself does not recommend a ban; instead it states that too much focus has been placed on the faults of the Grenfell cladding rather than on reviewing the system as a whole.
One of its eight key recommendations is to develop a clearer, more transparent and more effective specification and testing regime of construction products, including products as they are put together as part of a system. It states that this should include clear statements on what systems products can and cannot be used for, with their use made essential.
Mark Stevenson, chairman of the Structural Timber Association, says: “Given the way that clients are looking at their buildings and wanting to better understand performance and how things get delivered, we need to be looking at overall systems. This isn’t about individual products, it is more about how they come together to provide safety for occupants.
You could imagine a situation where a collection of non-combustible materials still act like a chimney to spread fire, so wouldn’t it be better to design a system that prevents something like that from happening?”
Connecting timber with elevated fire risk might seem like common sense, but one of the major advantages of CLT is its inherent fire resistance. As a panelised system with a thick cross-section, it is designed to char slowly and maintain its structural integrity.
In addition, the emphasis on upfront design and offsite manufacture makes it possible to create super-airtight spaces that prevent the spread of fire. In practice, a combination of timber charring and fire-resistant boards are commonly used to achieve the fire rating.
However, CLT remains a relatively new material with limited in-use fire testing, and codes are still being adapted to accommodate it.
Given the global drive to build increasingly taller “ply-scrapers” (see below), there are concerns that the recent ban will compromise Britain’s position at the forefront of innovation in engineered timber.
The ban is likely to result in changes to specifications and approaches but is unlikely to prevent the general use of engineered timber frames. The reality could be some form of hybrid structural solution, which may have an impact on sequencing, speed of delivery and the amount of onsite labour.
Architect Waugh Thistleton, a prominent CLT advocate, is amending design proposals to take into account the need for some form of steel frame system for external walls, alongside internal CLT floor slabs, walls, core and stairs.
“It’s not the best way to build; part of the advantage of building in CLT is that the frame for each floor goes up simultaneously and from a single source of delivery, which ensures that the site is fully accessible and safe for use by follow-on trades on every floor below the one being built,” says founding partner Anthony Thistleton.
“We expect the speed of CLT erection to be compromised by this regulation in the short term. We are currently working to see if we can tie up with manufacturers of offsite panel systems so we can synchronise installation with CLT.”
Meanwhile, the CLT Hub, a collection of all key UK stakeholders, continues to lobby the government and local authorities to overturn the ban. Evidence from global fire performance testing is being compiled to present the case.
Connecting timber with elevated fire risk might seem like common sense, but one of the major advantages of CLT is its inherent fire resistance. As a panelised system with a thick cross-section, it is designed to char slowly and maintain its structural integrity.
In addition, the emphasis on upfront design and offsite manufacture makes it possible to create super-airtight spaces that prevent the spread of fire. In practice, a combination of timber charring and fire-resistant boards are commonly used to achieve the fire rating.
However, CLT remains a relatively new material with limited in-use fire testing, and codes are still being adapted to accommodate it.
Given the global drive to build increasingly taller “ply-scrapers” (see below), there are concerns that the recent ban will compromise Britain’s position at the forefront of innovation in engineered timber.
The ban is likely to result in changes to specifications and approaches but is unlikely to prevent the general use of engineered timber frames. The reality could be some form of hybrid structural solution, which may have an impact on sequencing, speed of delivery and the amount of onsite labour.
Architect Waugh Thistleton, a prominent CLT advocate, is amending design proposals to take into account the need for some form of steel frame system for external walls, alongside internal CLT floor slabs, walls, core and stairs.
“It’s not the best way to build; part of the advantage of building in CLT is that the frame for each floor goes up simultaneously and from a single source of delivery, which ensures that the site is fully accessible and safe for use by follow-on trades on every floor below the one being built,” says founding partner Anthony Thistleton.
“We expect the speed of CLT erection to be compromised by this regulation in the short term. We are currently working to see if we can tie up with manufacturers of offsite panel systems so we can synchronise installation with CLT.”
Meanwhile, the CLT Hub, a collection of all key UK stakeholders, continues to lobby the government and local authorities to overturn the ban. Evidence from global fire performance testing is being compiled to present the case.
Whatever the ultimate outcome, its proponents argue engineered timber remains one of the quickest and most sustainable methods of construction and believe the current situation may constitute a bump in the road.
“We often draw a parallel with the growth of concrete and reinforced concrete in the 20th century. When you look at the trajectory of innovation and architecture that emerged in the concrete age, we are only just at the beginning of the timber age and there is still a huge amount to achieve,” Thistleton concludes.
Whatever the ultimate outcome, its proponents argue engineered timber remains one of the quickest and most sustainable methods of construction and believe the current situation may constitute a bump in the road.
“We often draw a parallel with the growth of concrete and reinforced concrete in the 20th century. When you look at the trajectory of innovation and architecture that emerged in the concrete age, we are only just at the beginning of the timber age and there is still a huge amount to achieve,” Thistleton concludes.
Away from the UK, the rest of the world continues to build higher and higher with timber.
Last month, the US-based International Code Council (ICC) gave the go-ahead for 14 tall mass timber code change proposals that will allow mass timber buildings to reach up to 18 storeys. The changes will be included in the 2021 International Building Code.
The world’s highest mass timber tower, at 53m, is currently the 18-storey high Brock Commons in Vancouver, which is supported on a timber frame but enclosed by a skin of drywall and concrete.
Australia’s tallest timber building is a 45m-high office in Brisbane, which uses an offsite manufactured structure of glulam and cross-laminated timber (CLT). It was completed last year after a build of just 15 months.
The 10-storey building, known as 25 King, was designed by architect Bates Smart for Lendlease.
Meanwhile, the world’s tallest timber tower is under construction in the Norwegian town of Brumunddal: the Mjøstårnet tower at 80m high will dwarf its closest rival by 27m.
The 18-storey structure is based around a perimeter frame of glulam columns, beams and diagonals that brace the external walls and carry vertical and horizontal loads.
A CLT core holds three elevators and two staircases. There are about 400 giant glulam elements in total, the biggest of which has a cross section of 1.5m x 0.6m.
The Mjøstårnet tower is due to open next month.
Sources: gov.uk / Construction Magazine
The cheapest form of UK energy could soon be offshore wind
/0 Comments/in Home Page news feed, News /by joannevickersUnless the government makes changes to planning regulations affecting turbines on land, offshore wind will overtake onshore wind as the least expensive source of renewable power in the UK, a leading analyst argues.
Currently, onshore wind is one of the cheapest sources of renewable power. However, without changes to planning restrictions, Cornwall Insight has estimated offshore wind is likely to surpass onshore wind power as the new source of cheap renewable energy. It believes that process will occur in less than 10 years.
Offshore wind has seen significant innovations, such as larger turbines with longer blades, allowing it to capture more wind. The graph reproduced here shows its levelised cost of energy (LCOE) falling below onshore wind by 2028.
The projections are based on capital costs by technology, fixed and variable operational costs, expected hurdle rates and locational factors such as transmission losses and connection fees, using current load factors for offshore wind at 58.4% and onshore wind at 38%.
Cornwall Insight senior modeller Tom Edwards said, “The renewable energy market is undergoing transition with onshore wind facing the real prospect of being usurped by its offshore cousin as the cheapest source of clean power in the not so distant future.
“Improvements in offshore technology are occurring all the time and for offshore wind the increasing the size of turbines is having a significant impact. With 8-MW models currently being deployed and larger 10-MW and 12-MW models under development, economies of scale will inevitably see costs fall.
“However, the playing field is not level in Great Britain when it comes to these comparisons. Analysis by the Onshore Wind Cost Reduction Taskforce found that LCOE energy savings of between £4MWh (US$5MWh) and £7MWh were possible with tip height and rotor diameter optimisation for onshore wind. The latest turbine specifications claim to improve load factors by as much as 26%.
“While restrictions on onshore wind turbine height are maintained, projects will be unable to take advantage of these improvements to reduce costs. For onshore wind to keep pace with its offshore counterpart, planning decisions will need to be relaxed.
“This will not only to benefit consumers with cheaper cleaner energy but help the government towards its decarbonisation targets, not only in terms of facilitating the best conditions for newbuild onshore wind but also allowing existing sites to be repowered optimally.”
Source: owjonline.com
Underwater garage in Amsterdam wins prize
/0 Comments/in Home Page news feed, News /by joannevickersAlbert Cuyp parking garage scooped the European Standard Parking Award (ESPA) Gold Award for its design, which accommodates hundreds of cars.
Designed by ZJA Zwarts & Jansma Architects, the garage is unique in being the first parking garage built under an Amsterdam canal. The designers took this approach to maximise use of limited space in the neighbourhood.
The award is a recognition for parking garages that excel in design, quality and customer service and is awarded by Vexpan, the platform for parking in the Netherlands. The Albert Cuyp parking garage is the 13th parking garage in the Netherlands to win an ESPA Gold Award.
ZJA designed the underground parking garage for 600 cars and 60 bicycles under the water of the Boerenwetering canal. Max Bögl Netherlands is responsible for the construction of the Albert Cuyp parking garage, commissioned by the Municipality of Amsterdam.
With a large number of parking places disappearing at street level, more space becomes available for pedestrians, cyclists and planting. The idea behind the design is to blend the garage into the existing urban landscape. All elements are installed out of sight while ramps are integrated into the existing quays without any conspicuous elevations.
The motto is: ‘simple and safe, visually unobtrusive’ to keep the quality of the public space for pedestrians and cyclists optimal. Entrances and elevators are therefore modest in size. Walls are made of glass, allowing daylight into the garage and allowing visitors to easily orient themselves.
Because the parking system remembers which license plate is parked in which slot, it qualifies as a smart garage. However, the real intelligence is that not a square foot of city has been sacrificed to house 600 cars so residents and visitors can enjoy more spacious, greener and quieter streets.
The new Albert Cuyp parking garage could be an example for other cities that have a limited space above ground, according its designers. Furthermore, underwater construction in cities can be used for multiple applications.
In the past ZJA, together with Strukton, designed a plan for a possible urban expansion under the canals of Amsterdam; AMFORA. In addition to underground parking spaces, the concept also offers spaces for sports facilities, shops, cinemas and other recreational areas. In this way, the urban space under the city of Amsterdam is better utilized.
Source: worldarchitecturenews.com
What can we expect in 2019?
/0 Comments/in Home Page news feed, News /by joannevickersBuilding.co.uk have published their thoughts on what there is to look forward to this year in construction – and they believe that there is a lot!
The construction industry could be forgiven for not looking forward to 2019 with any great relish. After all, the year begins with the economy in a moribund state, housing market confidence dropping and the very existence of some of the UK’s biggest construction firms under threat. And with Brexit looming in the next three months, there are still few signs of the “sunlit uplands” promised by Boris Johnson before the 2016 referendum.
Of course Brexit – whenever, how and even whether it happens in 2019 – will surely set the political and economic weather that the industry operates in this year. After all, both crashing out of the EU with no deal and a Corbyn-led Labour government are both still conceivable outcomes from breaking the current political impasse, which must happen by 29 March.
But predicting how the party and parliamentary wrangling and finagling over Brexit will pan out is a tall order. So, setting Brexit to one side, what can we expect from 2019?
At the top level, the forecast of the Construction Products Association, which assumes an orderly EU exit moving the UK into the “business as usual” transition period in March, is for minimal – 0.6% – growth in construction output for the year, supported by modest growth in housebuilding and infrastructure and 1.4% overall growth in UK GDP. The overall picture hides huge geographical variations, with markets outside of London likely to show more growth than the capital. So, not strong, perhaps, but stable at least.
Last year began with the dreadful shock of Carillion’s collapse, and the big concern for many in the industry will be the spectre of history repeating itself, with sickly patient Interserve very much on the operating table. Interserve is not alone in having its balance sheet put under the microscope, and many contractors will be much more focused on cash flow and debt levels than overall workload.
There are positives, or course, with many hoping 2019 will be the year when efforts will take off to reform the industry through adoption of digital and advanced manufacturing technology. For those of a less utopian bent, the first few months of the year will be significant – Brexit or otherwise – because of the planned government spending review, which will set the parameters for departmental spending for the years ahead. Simon Rawlinson, head of strategic insight at consultant Arcadis, says: “It’s a really big one. The government’s presumption in favour of offsite manufacturing means that the spending envelope set by the chancellor will be critical. These programmes will create the initial demand to drive uptake of modern methods forward.”
There’s no question about what will be the big contractor story of 2019, whichever way it pans out: Interserve. The £3.2bn-turnover firm has said it will announce its refinancing in “early 2019”. With the company valued at just £20m and analysts estimating it will need to raise anything up to £500m to put it on a sustainable footing, this means its lenders will have to be persuaded to swap loans for control of the business.
For listed construction firms, much is likely to depend on whether Interserve can pull this deal off. Cenkos analyst Kevin Cammack says its future is in the balance. He adds: “If the refinancing happens, it’ll happen in January, and it’ll take the short-term pressure off the sector. If the company falls the consequences will be worse than Carillion, I think. It will spook all lenders immensely.”
The attitude of contractors’ banks is an issue likely to concern all the big firms, with Kier’s late 2018 rights issue being prompted, it said, by the decision of a number of major lenders to reduce their exposure to contracting businesses. If lenders do pull in loans elsewhere, this could threaten other firms or reduce their ability to invest. Another much anticipated event will be the release of overdue accounts for under-pressure contractor Laing O’Rourke, which has reported more than £300m of losses in the last few years.
More positively for specialist contractors, moves to ban retention payments are progressing, with the so-called “Aldous Bill” due for a second reading in the Commons on 25 January.
Big infrastructure
The industry will be hoping that 2019 contains much better news on big infrastructure schemes than 2018. With the first of Crossrail’s phased openings already pushed into this year, all eyes will be on whether the £15bn rail project manages to get over the finish line in 2019. The omens don’t look good, with new chief executive Mark Wild admitting in December that an autumn 2019 opening “could no longer be committed to at this stage.” Costs have already risen by £2bn on the project, and fears remain they could rise further.
But Crossrail is not the only project under pressure. Construction work had been due to start in earnest on HS2 this spring, but the government admitted last year that it had put the start back until the summer. It has also delayed the legislation needed for the next phase of the HS2 project by a year. Don’t be surprised to hear of further delays as the government tries to control costs on the project. Noble Francis, economics director at the Construction Products Association, says: “We’re now anticipating that the delays may push work on HS2 into 2020.”
Arcadis’ Rawlinson says the problems with these big infrastructure projects will provide a “wake-up call” to the industry in 2019. “There’ll be a real call for genuinely aligned ways of working by clients and suppliers to get these problems addressed.”
In the utilities sector, the response expected this month by water regulator Ofwat to investment plans by the privatised water companies will set the agenda for work in that sector. Matt Cannon, incoming chief executive at the Clancy Group, says: “The regulator’s price review gives our sector an opportunity to set out a clear plan to tackle challenges around affordability, innovation, customer service and resilience across the network.”
The government is also scheduled to respond formally to last year’s first ever National Infrastructure Assessment, conducted by the National Infrastructure Commission (NIC) – one of 2018’s few bright spots for the construction industry. David Whysall, managing director of infrastructure at Turner & Townsend, says: “The current political situation is resulting in a reduction in business confidence that is now starting to materially affect the construction industry. We therefore must see the government back the NIC and implement the investment programmes it sets out.”
The Construction Products Association now expects infrastructure output to grow by 8.7% in 2019, in contrast with its previous forecast of 13.2%.
Innovation
Last year’s construction sector deal and the creation in December of the Transforming Construction Alliance, alongside growing interest in modern construction methods, gives some cause for optimism that 2019 could see attempts to modernise the industry gain pace. The government has provided £72m to set up what it has called the “Core Innovation Hub” to drive improvements, and what form that takes will be a large part of the discussion in the year ahead. We should also see the first winners of a competition to receive a share of £12.5m from the Industrial Strategy Challenge Fund to support construction innovation, announced in the coming weeks.
Arcadis’ Rawlinson says: “This year is when we should start to see the fruits of the Transforming Construction investment. Early 2019 should tell us some really interesting things about where innovation thinking is at in the industry.”
Whatever happens with this government push, many are also predicting a ramping up of private sector efforts to digitise the construction process, such as by integrating design with offsite manufacturing.
Sarah Prichard, UK managing director at BuroHappold Engineering, says: “This will be the year when engineers really start to capitalise on recent developments in automation in design. The time has come to make building design and construction leaner and more efficient.” Steven Charlton, managing director of architect Perkins+Will, says: “I expect to see an open debate about data and how to share it. There’s now a realisation we need to tackle this.”
Housing
Brexit will undoubtedly shape housing market sentiment in 2019 one way or another, but even without the drag effect of political uncertainty, there are other reasons to be cautious on housing output. The Construction Products Association forecasts private housing output to grow 2% this year, with Help to Buy sustaining building in the face of deepening market weakness. Achieving this number may depend on further growth from institutional investors and housing associations, given the number of volume housebuilders, such as Crest Nicholson and Berkeley Group, that are forecasting stable or reduced volume this year.
The RICS forecasted before Christmas that overall house sales would weaken by 5% in 2019, with housebuilding growth “uncertain” at best. The most recent government new orders data, to the second quarter of last year, also suggests that housebuilding volume has peaked. Cenkos analyst Cammack says: “We’re likely to see a relative slowing in private sector starts and a relative quickening in the pace from institutions and housing associations, which will shift the dynamic in the sector.”
Market sentiment aside, the issue of Grenfell will continue to dominate, with the industry still digesting the government’s formal response to Dame Judith Hackitt’s review of building regulations and fire safety, which last year called for a new regulator to sign off tall buildings consents and big process changes.
Nigel Morrey, technical director at Etex Building Performance, says: “The government has now endorsed the Hackitt review’s recommendations to address what the review identified as an industry-wide lack of evidence of performance, compliance and recording of information. Yet it is still not clear exactly what format regulatory changes will take nor when they will be introduced, with no official timetable attached to the government’s response. In particular, we need to see progress on the creation of the Joint Competent Authority to assess building safety. Uncertainty is likely to remain the watchword in 2019.”
Commercial
The outlook for commercial building is subdued in 2019. The Construction Products Association forecasts a 5.4% decline in commercial buildings output in the year, a consequence of the political uncertainty we’ve already seen holding back investment. Its forecast says the sharp fall in new orders for large office buildings seen in 2018 followed on from “concerns from investors over long-term economic prospects and returns on investment” in the wake of the 2016 referendum on leaving the EU.
The retail sector is also likely to be hard hit, with poor sales over the Christmas period deepening concerns over the long-term sustainability of high streets and shopping centres. This calls into question major retail schemes, such as the £1.4bn Brent Cross scheme – already on hold – as well as the similar sized Croydon Partnership development. Perkins+Will’s Charlton says this will mean businesses involved in retail will have to adapt quickly in 2019. “Retail’s going to take an absolute hammering. This will present a huge opportunity to repurpose existing retail developments, and potentially resolve the housing crisis at the same time. There’ll need to be a radical rethink of plans.”
10 projects to watch in 2019
/0 Comments/in Home Page news feed, News /by joannevickersCrossrail should never have made this list given its December 2018 open date, but a nine-month delay (which may now be even longer), plus a potential £2bn overspend make it impossible to leave out.
Pressures on the scheme have also cost Crossrail and HS2 chairman Sir Terry Morgan his chairmanship on both projects, while Mayor of London Sadiq Khan has come in for substantial criticism too.
Meanwhile, HS2 chief executive Mark Thurston has admitted the scheme is facing “cost pressures” as it gears up to start civils work in June 2019.
The work was scheduled to start in November 2018 before being pushed back to March 2019 and then to June.
2) Stonehenge Tunnel and Lower Thames Crossing
Highways England had its funding model for the £1.6bn A303 Stonehenge Tunnel and the £6bn Lower Thames Crossing pulled from under it by the chancellor in October, when PFI and PF2 were scrapped.
CEO Jim O’Sullivan has since said government has confirmed both projects “will be appropriately and adequately funded”, but there has been no word on what shape this funding will take.
Enabling works on both projects is already under way but this has not come to a halt as this phase of the works is being funded by public money. Mr O’Sullivan has also said the funding model change would “absolutely not” delay either project.
3) 101 George Street
The London Borough of Croydon will be home to the world’s tallest modular built structures when Tide Construction and Vision Modular complete 101 George Street in 2019.
The 550-apartment residential development will feature a 38-storey and 44-storey structure, which (barring the concrete core) will be built using modular construction.
Global real estate investors Greystar Real Estate and Henderson Park acquired the private rented sector scheme from Tide Construction in January 2018 (image credit: HTA Design).
4) Everton FC stadium
Everton Football Club’s ambitions of building a new 55,000-seater stadium moved a step closer in November, as the club launched the first-stage public consultation for the project.
In November 2017, Everton signed a deal with Peel Ports to lease land at Liverpool’s Bramley Moore Dock area for the project.
Peels hope the stadium will be one of the centrepiece schemes in its £5.5bn Liverpool Waters regeneration plan, which will see new developments stretch along Liverpool’s waterfront.
Given that the stadium project is still at a seminal stage, there have not been any cost estimates or times frames announced yet.
5) Midland Metropolitan and Royal Liverpool hospitals
Two major projects that were among several others that were singled out as having contributed to the demise of Carillion, both the Midland Metropolitan and Royal Liverpool hospital projects have had a turbulent year.
Originally funded by a PFI scheme, the £335m Royal Liverpool Hospital project has been taken over by government and will delivered by the Royal Liverpool and Broadgreen NHS Trust.
Laing O’Rourke has been confirmed as the new contractor on the project and been given a completion target date of 2020.
Birmingham’s Midland Metropolitan Hospital was also originally funded by a PFI scheme, but government confirmed in August that it would fund completion of the project.
In November, Balfour Beatty won the £10m early works contract to carry out remedial work and weatherproof the structure.
The contractor for the main works is scheduled to be announced in early 2019 and completion of the project is slated for 2022.
6) 2022 Commonwealth Games, Birmingham
Birmingham will host the 2022 Commonwealth Games, with contractors for two major Games-associated developments already selected.
Mace landed the £70m project manager role for the revamp of the city’s Alexander Stadium, which will act as the centrepiece venue for the Games.
Lendlease secured the £350m contract in November to act as principal contractor for the athletes’ village, which will accommodate around 6,500 athletes and officials.
Following the Games, the site will provide 1,400 new homes.
7) Spire London
Chinese state-owned developer Greenland Group’s Spire London development will become the tallest residential building in western Europe when it is completed in 2020.
Standing 771 ft tall, the £800m project will be made up 67-storeys that will house 861 apartments as well penthouses.
Aecom beat Multiplex and Balfour Beatty to the £420m job in 2017, which is based near Canary Wharf in West India Quay in London’s Docklands.
Work stopped on the project in May 2018 after the existing building on the site (Hertsmere House) was demolished and ground works was completed.
Greenland has cited “significant changes” in London’s residential sector for the pause, adding that it wants to ensure the “development reflects those changes and remains at the forefront of the market”.
8) Leeds city centre redevelopment
Leeds City Council rubber-stamped CEG’s proposed redevelopment of the city centre in April 2018.
The £350m scheme is spread across a 3.5 ha site in the centre’s South Bank (pictured), and will feature two mixed-use office, retail and leisure developments totalling up to 26,100 sq m.
CEG also requested outline planning permission to build 750 homes on the site, and a further mixed-use development of up to 103,900 sq m for office, retail, leisure, hotel, health, education and community uses.
9) The Tulip
Architect Foster + Partners submitted plans for a 305 m tall tower branded ‘The Tulip’ in November to a mixed public reception.
J Safra Group, which is owned by Brazilian Billionaire Joseph Safra, is behind the scheme. The company also owns the iconic 30 St Mary Axe (the Gherkin), which was also designed by Foster + Partners.
Primarily an office building, designs for the Tulip also feature viewing galleries, sky bridges, internal glass slides and gondola pod rides across the building’s façade.
If the project receives all of its approvals and there are no unforeseen setbacks, construction could start in 2020 and complete in 2025.
10) Elizabeth House redevelopment
HB Reavis acquired the Elizabeth House development from London & Regional and Chelsfield in May 2017, which sits adjacent to London’s Waterloo station.
The real estate developer intends to demolish the existing 1960s built Elizabeth House, and use the 945,000 sq ft site for mixed use development.
The proposed scheme will feature a 10 and 29 storey tower, that will deliver 753,000 sq ft of office space and 142 homes.
HB Reavis selected architect Allford Hall Monaghan Morris for the project in December 2017 and in June 2018, the developer brought in Argent’s head of construction Joe Martin to work on the scheme.