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As autumn takes hold, it feels as though summer has passed in the blink of an eye. Since our last edition of Tall Buildings, the sector has seen remarkable momentum. Several major schemes have gained planning approval including 85 Gracechurch Street and 63 St Mary Axe, while landmark projects such as One Broadgate, The Octagon and One Leadenhall have reached practical completion.
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The season also saw the muchanticipated return of the Tall Buildings Conference and Awards – a defining moment for the industry to gather and reflect on its most pressing issues. Key discussions ranged from the impact of the Building Safety Act and the evolving role of the Building Safety Regulator to fresh design trends and strategies for enriching the street-level experience of tall buildings. It also provided an opportunity for the industry to celebrate its achievements in design, engineering, technology and more. You’ll find my highlights from the event on page 28, plus all of this year’s award winners.
Not long after the conference, significant news emerged that the Building Safety Regulator (BSR) would move from the Health & Safety Executive (HSE) to the Ministry of Housing, Communities
and Local Government (MHCLG). Building Safety Minister at the time, Alex Norris, described the change, led by former London Fire Commissioner Andy Roe, as a step towards expediting building reviews and remediation. The move is also part of initial steps towards creating a single construction regulator – a concept that presents a rare opportunity for lasting industry reform, according to construction barrister, Rudi Klein. Turn to page 80 for Rudi’s perspective on why a unified regulator is critical for driving cultural change across the sector. Elsewhere in this issue, Tall Buildings continues its journey across the UK, paying homage this time to Birmingham, where leading architecture firm Howells reflects on the city’s evolving skyline, and its aspirations to meet urgent housing demand while upholding design quality.
See page 62. Meanwhile on page 46, Arup’s Chris Edgington examines the shift from operational carbon to whole-life carbon, highlighting the need for adaptable, lowimpact designs that avoid overbuilding.
I hope you enjoy this edition. For daily updates, visit www.tallbuildingsmedia.co.uk and don’t forget to follow Tall Buildings Media on LinkedIn to receive our regular Tall Talk bulletins.
Hannah Woodger / Editor
Tel: 01743 290026
Email: hannah.woodger@radar-media.co.uk
We are always looking for the latest industry news, people appointments and project case studies using all types of construction systems and products. For use both in print and online please send them to me at the contact email above.
Project in Pictures / 2 Finsbury Avenue, page 58
06 Cover Story
Reynaers Aluminium highlights how the Building Safety Act has sharpened the focus on competency and accountability in construction, particularly in curtain walling installation.
38 Golden Thread
Taylor Hammond, CEO of the National Building Register, stresses that true Golden Thread compliance goes beyond ticking legislative boxes. It demands an ongoing, industry-led effort to keep building safety information accurate, accessible and up to date.
42 International Viewpoint
Frankfurt stands as Germany’s high-rise capital, home to 95% of the nation’s skyscrapers. Encircled by a protected green belt, the city has consistently turned to vertical growth as its defining hallmark.
46 Engineering Insight
Chris Edgington of Arup examines the shift from operational efficiency to whole-life carbon, highlighting the need for adaptable, low-impact designs that avoid overbuilding.
58 Project in Pictures
Targeting BREEAM ‘Outstanding’, 2 Finsbury Avenue pioneers circular economy principles, advanced energy systems and people-centred design to set a new benchmark for the future of office life in London.
08 Industry News
From new contracts and planning applications to project completions and building safety, this issue’s news pages round up the recent activity across the tall buildings sector.
28 Tall Buildings Conference and Awards Review
A look back at this year’s Tall Buildings Conference and Awards, where industry leaders shared insights on building safety, innovation and standout projects.
32 Roundtable Review
Tall Buildings Magazine explores the key issues discussed at a recent roundtable – sponsored by Sapphire Balconies – which focused on competency in building safety and regulatory compliance.
50 Vertical Transportation
For decades, fire safety guidance has warned against using lifts in emergencies. But a new standard – BS EN 81-76:2025 – marks a turning point, as Graham Barker, Global Head of Vertical Transportation at Cundall, explains.
62 City Perspective
Birmingham’s skyline is entering a new chapter, balancing urgent housing needs with design excellence and a strong sense of place, says Dav Bansal of Howells Architects.
74 Modular Construction
Michael Hough of MJH Structural Engineers shares how precision engineering, advanced manufacturing and real-time collaboration drove the success of the College Road project in East Croydon. Plus, Nour Abdul Khalek presents insights from the study ‘Unlocking High-Rise Volumetric Modular in London: A SocioTechnical Perspective’.
80 Construction Regulator
Barrister Rudi Klein argues that the construction industry urgently needs a single, independent regulator to enforce ethical standards, improve safety and drive lasting cultural change.
Best practice for demonstrating competency in curtain walling installation
The Building Safety Act has placed a renewed emphasis on competency and accountability across the construction sector. The structural integrity of a building is vital and must be demonstrated. With curtain walling remaining a popular choice that combines light optimisation and high performance, John McComb, Technical Director of Reynaers Aluminium UK, discusses how to demonstrate competency when it’s installed.
High-performance facades have come to define modern architecture; protecting the integrity of the building and significantly impacting the thermal, weather and acoustic performance. Yet with the introduction of the Building Safety Act, a gap remains in exactly how competency is defined across the board, including in the installation of curtain walling.
Meeting the standard
Structural aluminium systems are tested to demonstrate performance and, in turn, the competency of the manufacturer. This plays directedly into demonstrating competency through the installation, with the testing often setting out the parameters for use and how the system must be fitted.
Although the Building Safety Act does not outline specific technical detail for the installation of curtain walling, it does reinforce the importance of compliance with existing regulations pertinent to structural integrity, air/water/wind (AWW), fire safety and certification.
There are a robust set of building standards and guidelines that underpin best practice in curtain walling installation. These are supported by the Centre for Window and Cladding Technology (CWCT) and its ‘Standard for systemised building envelopes’, which outlines practical, industry-trusted guidance on design, installation and testing that helps to enhance the understanding of what regulatory compliance looks like.
In addition, British and European standards BS EN 13830, BS EN 1991 and BS EN 13116 outline essential performance and safety requirements that all systems
John McComb, Technical Director of Reynaers Aluminium UK
Media City, Manchester
The Lexington. Photographer Infinite 3D Photography
must comply with. They mandate that curtain walls must withstand dead loads – their own weight, live loads – building movement, and meet deflection and anchorage criteria.
Alongside this, curtain walling must comply with stringent fire resistance specifications BS EN 13501-2018 when specified. As well as BS EN 1364-3 and BS EN 1364-4 for non-load bearing curtain walls to ensure insulation, integrity and radiation control are in place. Approved Document B requires evidence that firestopping features such as floor slabs, and cavity barriers to prevent the spread of fire and smoke are in place and compliant.
Despite these frameworks providing a significant benchmark for correct and competent installation of curtain walling, insufficient understanding of best practice means the industry encounters persistent challenges. Ambiguities in design and specification, along with gaps in installation knowledge – all challenge the integrity of the system.
Defining and achieving best practice
Defining best practice means looking at every aspect of the project lifecycle through a proactive lens, starting with a thorough understanding of the specification requirements. Competency here means being able to demonstrate a working understanding of the specification needs of a project to ensure that curtain walling performs as intended. This includes meeting precise thermal performance to mitigate the effects of external temperature variations in high rise buildings and in the case of fire safety, where systems and materials must comply with applicable fire resistance standards. Verifying the installation process, from delivery to installation is non-negotiable when it comes to defining
competence in installation. A robust approach to documentation and verification to support the ‘golden thread’ is essential under the Building Safety Act, demanding comprehensive records, documentation and critical information is accessible to all.
Training, experience alongside a proactive and responsible industry culture is essential to developing and enhancing competency in the installation of curtain walling. For example, industry-recognised qualifications, such as the GQA for curtain walling, are just the starting point for what should be a career-long learning experience.
As a specialist manufacturer, Reynaers offers its own training courses, which helps installers to keep up to date with the very latest systems, the best techniques for installing them and how product innovations can impact everything from specification to building occupancy.
Demonstrating best practice
To move beyond meeting compliance and towards a constant commitment to best practice, a project-specific approach is needed. For example, going beyond the required inspections, arranging collaborative checks with manufacturers and system providers, ensures products are installed to exact specification on that specific project. At Reynaers, alongside best practice training at our dedicated training centre, we offer ongoing support to address specific project needs to help installers address any challenges prior to and during installation.
Digital tools further support best practice by enhancing the ‘golden thread’, enabling information sharing amongst stakeholders. Reynaers DigiTrace provides a centralised digital location, allowing installers access to up-to-date, project specific data, reducing the risk of miscommunication and queries on site.
Testing is vital in demonstrating best practice in the use of curtain walling, providing evidence that gives regulators, clients and residents confidence in the safety, quality and performance of not only the facade, but the overall building.
Making a commitment to a safer future
To elevate competency beyond compliance and demonstrate best practice in curtain walling installation, it is essential to encourage stakeholders to collaborate at every stage – from specification through to installation –meaning critical details become integrated from the offset, reducing the risk of non-compliance and costly rework.
Partnerships, such as those Reynaers enjoys with commercial fabricators, provides an important source of product knowledge to mitigate potential risks, bringing enhanced competency to the project from the outset.
It is time for all stakeholders to embrace collaboration, invest in training and foster a culture defined by its pursuit of continuous improvement. Only through an industry-wide shared commitment to best practice can we truly demonstrate competency in the installation of curtain walling. This shared commitment will not only ensure projects comply with the Building Safety Act but demonstrate a level of competency that will safeguard lives and property, building a high-quality built environment that stands the test of time.
www.reynaers.co.uk
News in brief
Brighton to demolish eight tower blocks
Brighton & Hove City Council has announced plans to regenerate eight of the city’s large panel system (LPS) tower blocks.
The proposal will see the demolition of the existing buildings to make way for new council housing. Recent structural surveys revealed that the towers no longer meet modern safety standards. Consultations with residents and the development of detailed plans will follow as part of the council’s drive to deliver safer housing across the city.
UK office take-up reaches highest level in three years
Take-up of office space across the UK has reached 20.3 million sqft in Q2 2025, marking the highest rolling 12-month level since Q3 2022, which saw take-up of 20.6 million sqft, according to new research from CBRE. The 12-month rolling take-up across the UK was split between Central London (11.8 million sqft), the South East (2.4 million sqft) and the UK regions (6.5 million sqft), representing an increase of 3% when compared to the same period last year, and 2% above the 10-year average.
Edition Birmingham secures £127.5m backing
Court Collaboration and Select Property, the strategic partners behind Edition Birmingham, one of the city’s most prestigious residential developments, have announced a £127.5m loan from Eldridge Real Estate Credit, the real estate investing strategy of Eldridge Capital Management. The loan from Eldridge Real Estate Credit follows existing funding for the project provided by PGIM to Court Collaboration. Funding will support the construction of the flagship 581-apartment scheme in the heart of Birmingham.
Steve Reed named new Housing Secretary Steve Reed has been appointed as the new Housing Secretary, following Angela Rayner’s resignation over an underpayment of stamp duty on a property purchase. Reed steps into the role after serving as Environment Secretary, with the move part of Keir Starmer’s wider reshuffle triggered by Rayner’s departure. The MP for Croydon North since 2012, Reed previously represented Streatham and led Lambeth Council. He also co-chaired the VauxhallNine Elms-Battersea regeneration board.
Leeds’ South Bank business hub takes shape with Florence Square
Leeds’ South Bank regeneration has taken a major step forward with full planning approval granted for the first phase of Florence Square – a landmark business district designed with sustainability, flexibility and urban integration at its core.
Just minutes from Leeds Station, the multimillion pound development will deliver over 220,000sqft of high-spec office space across two striking new buildings. Block A will rise nine storeys, with seven floors dedicated to offices, while the 11-storey Block B will offer nine levels of workspace. Both will sit above a vibrant mix of cafes, restaurants and retail units intended to serve workers and the wider community.
The scheme’s public realm is central to its vision. At its heart, a spacious new square will act as a meeting place for residents, visitors and office workers, complemented by a landscaped pocket park in the north-east corner.
Assael’s co-living design wins approval for Brent Cross Town
Brent Cross Town’s first co-living development has received the green light, designed by Assael Architecture and Assael Exteriors for Halcyon Development Partners and DTZ Investors. The project will be operated under DTZ Investors’ co-living brand, Folk.
This is the fifth collaboration between Halcyon and Assael, forming a significant element of Related Argent and Barnet Council’s 180-acre regeneration masterplan – one of the largest in Europe.
The 352-room scheme will sit just off Merchant Street, the planned high street within the masterplan. Designed to balance community living with individual wellbeing, it will feature diverse shared spaces. The ground and lowerground floors will host communal gatherings, events and guest receptions, connected by a feature staircase. Residents will also have access to a gym, podcast room and co-working areas. Upper levels will offer premium amenities, including a wellness spa linked to a serene garden, a sky garden and a communal kitchen with an outdoor cooking area. These facilities aim to foster a flexible, engaging living environment.
Florence Square’s design draws on the city’s industrial heritage. The buildings’ terracotta facades and deep-set windows echo 19th-century mill architecture, reimagined with a contemporary twist. The project is also setting ambitious environmental and wellbeing benchmarks, targeting top-tier accreditations including BREEAM ‘Outstanding’, NABERS 5*, WiredScore Platinum and WELL certification.
Florence Square is being delivered by Southside Leeds – a joint venture between Shelborn Asset Management and Stamford Property Holdings – with DLA Architecture as lead architect.
www.dla-architecture.co.uk
Sustainability is a key focus, incorporating a fabric-first energy approach, connection to the district heat network, green roofs and accessible terraces.
Architecturally, the building is divided into three connected elements reflecting the internal circulation layout. High-quality materials unify the facades, with varied brick tones, deep reveals, and refined detailing. Bold chevron windows and playful accents highlight communal spaces, while complementing surrounding developments.
The project team includes Avison Young Project Management, Circle, DP9 Ltd, Arup, GIA, AKTII, OFR and Ramboll.
18-storey residential tower approved for Leeds’ South Bank regeneration
Corstorphine & Wright, in collaboration with planning consultancy Zerum, has secured planning approval for a major new residential development on Sayner Lane in Leeds. The project, submitted on behalf of client Countrylarge, marks a significant addition to the city’s South Bank regeneration area.
Located near the Royal Armouries, the 18-storey scheme will deliver 164 high-quality apartments, comprising a mix of one-, two- and three-bedroom homes. Of these, 38% will meet accessibility standards and 5% will be allocated as affordable housing.
The ground floor will feature a generous resident amenity space designed to encourage relaxation, social connection and communitybuilding among occupants – supporting a strong sense of place within the development.
Architecturally, the design draws inspiration from the industrial character and evolving identity of the South Bank. Red brick will be used across the main facades to complement the surrounding heritage buildings, while contemporary details such as dark grey window frames, sage green balconies and expansive
Green light for £85m Farringdon office redevelopment
Morgan Real Estate, in partnership with BNF Capital Limited, has received unanimous planning approval for the transformation and expansion of 19 Charterhouse Street in Farringdon.
Situated just steps from Farringdon Station and opposite London’s historic Smithfield – the future home of the new Museum of London – the DSDHA-designed project will deliver 85,000sqft of premium, low-carbon office space. The scheme will feature generous private and communal terraces offering sweeping views across the capital, while targeting top-tier sustainability standards, including BREEAM ‘Outstanding’, NABERS 5* and WELL Platinum certifications.
The vision for 19 Charterhouse Street combines high-quality workspaces with affordable jewellery workshops, all designed to integrate seamlessly with the local community. A new, energy-efficient facade will significantly
glazing will contribute to light-filled, modern living spaces.
The development replaces a disused twostorey glass manufacturing building and service yard, transforming a redundant site into a vibrant residential destination.
www.corstorphine-wright.com
improve the building’s thermal performance, supporting long-term operational efficiency. Plans also include a four-storey, setback extension, and an enhanced street presence through a revitalised active frontage on both Farringdon Road and Charterhouse Street. A striking new double-height colonnade with covered seating will create inviting public spaces and strengthen the connection with Saffron Hill. Construction is scheduled to begin in Q1 2026, with the project team including Newmark UK, Sweco, Davies Maguire, Abakus Consulting, Momentum Transport Consultancy and Point 2.
www.dsdha.co.uk
News in brief
Work begins on first West End high-rise office in 50 years
Demolition has begun on St Giles Quarter. The site, also known as Museum Street, is a 0.53 ha freehold site within one of London’s most exciting West End districts close to Tottenham Court Road. The completed development will incorporate the One Museum Street workspace building as well as three low-rise residential blocks. Brought forward by developer Simten and investor BC Partners, the masterplan will deliver 220,000sqft (NIA) of mixed-use floorspace across four self-contained buildings.
Surplus railway land to power next wave of UK homebuilding
Thousands of potential homeowners and families across the country are set to benefit from new high-quality homes built on surplus railway land. The Government has unveiled a new company, Platform4, to kickstart the delivery of up to 40,000 new homes over the coming decade by transforming surplus land into thriving communities. Previously, London and Continental Railways Ltd and Network Rail’s Property Team operated independently. Now, Platform4 will bring these two functions, skills and capabilities together in a unified structure to deliver these much-needed homes.
Vita Group to transform Glasgow’s Met Tower
Vita Group has acquired Glasgow’s iconic Met Tower and plans to bring its award-winning Union co-living model to Scotland for the first time. The redevelopment will breathe new life into the Grade B-Listed landmark, which has stood empty for more than a decade. Union offers flexible living arrangements for individuals, couples and small groups. Reopening the Met Tower under this model will reintroduce the building into civic life, create new residential opportunities and reinvigorate a prominent city-centre site.
Landsec agrees £245m sale of Queen Anne’s Mansions to Arora Group
Landsec has exchanged contracts for the unconditional sale of Queen Anne’s Mansions, SW1 (“QAM”) to Arora Group for £245m in cash. The transaction crystallises full value for the asset and is immediately accretive to Landsec’s return on equity. The sale represents early progress on Landsec’s strategy to release £2bn of capital from offices by 2030, redeploying proceeds into assets capable of delivering sustainable income and long-term EPS growth. Completion is expected in early December 2025.
Green light for first homes in Manchester’s Mayfield Park
The transformation of Mayfield into a lively, mixed-use neighbourhood has taken a major step forward as the Mayfield Partnership secures planning approval for 879 highquality homes in the first phase of residential development.
The first phase of homes includes one-, two- and three-bedroom rental apartments with the intention that 20% of these are classed as affordable housing. Landsec and Manchester City Council are working through the detail of this commitment to secure grant funding and ensure that the affordable homes provided by the scheme are prioritised for key workers who provide essential services in Manchester.
Designed jointly by architects Studio Egret West and shedkm, the four residential blocks are linked in pairs, each comprising a low-rise element and a taller tower. Across the buildings, rooftop terraces, balconies, podium gardens, communal lounges and coworking spaces will give future residents access to private and semi-private areas overlooking the lush public park at the heart of the neighbourhood.
planting
In between the new buildings, a new park square, rain garden and tranquil rock garden will introduce planting and greenery with distinct character from the existing park. Evergreen species and shrub
www.landsec.com
Unite Students secures planning approval for university halls
Unite Students and Manchester Metropolitan University have been granted planning permission for the redevelopment of the university’s Cambridge Halls student accommodation.
The approved plans, which have been designed with feedback from the local community and key stakeholders, form part of a joint venture between the UK’s largest student accommodation provider and the university to develop 2302 purpose-built bedrooms.
The £390m development will help Manchester Metropolitan University to tackle a shortage of student accommodation in the city.
The property will offer a variety of room types including dorm style, cluster flats and studios, catering for students’ differing needs and budgets. Students will also enjoy high-quality amenity spaces, such as a rooftop exercise area, sports pitches and an allotment. In addition to improving the supply and quality of Manchester Met’s oncampus accommodation, the redeveloped Cambridge Halls site will provide new spaces for community use along Cambridge Street.
Unite Students will act as developer, asset manager and operator of Cambridge Halls, enabling Manchester Met to continue its focus on delivering an outstanding student experience and outcomes.
Demolition of the old 770-bed building will commence in early 2026 with phase 1 of construction (1101 beds) to be completed in time for the start of the 2029/30 academic year and phase 2 (1201) by 2030/31.
www.unitegroup.com
will ensure year-round greenery, while a meandering path and scattered boulders will connect the spaces and provide shaded areas to sit and rest.
103 Colmore Row, Birmingham | 105-107 Victoria Street, SW1E | 20/22 Ropemaker Street, EC2Y | 22 Bishopsgate, EC2N | 2 Finsbury Avenue, EC2M | Bermondsey Place, SE1 | Brill Place, NW1 | Carlton Hill, Leeds | DAMAC Tower, SW8 | EDGE London Bridge, SE1 | Elephant & Castle Town Centre, SE17 | Elephant Park, SE17 | Essex Street Tower (aka South Central), Birmingham | Glasswater Locks, Birmingham | Kent Street Baths, Birmingham | Kidbrooke Village, SE3 | King’s Road Park, SW6 | Latitude Purple, Leeds | Legacy Wharf, E15 | London Dock, Wapping | Manor Road Quarter, E16 | Michigan Avenue, Salford | Morello, Croydon | n2 Nova Evolved, SW1E | North Kensington Gate, NW10 | One Broadgate, EC2M | One Casson Square (aka Southbank Place), SE1 | One Nine Elms, SW8 | Points Cross, Leeds | Portlands Place, E20 | Prince of Wales Drive, SW11 | Royal Mint Gardens, E1 | Saxon Wharf, SE10 | Saxton Lane Twin Towers, Leeds | South Quay Plaza, E14 | South Thamesmead, SE2 | Technology Campus, Leeds | THE BeCa (aka Carpetright), SE15 | The Candle Factory, SW11 | The Centre House, W12 | The Portal / Portal West, W3 | Travelodge London Docklands Central, E14 | UAL London College of Fashion, E20 | West Hendon, NW9 | Western Yards, SE1
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Bouygues UK submits plans for LSE student accommodation
TSS Property submits plans for tallest building in Lancashire
TSS Property has lodged plans for Altura, a landmark scheme set to transform Preston’s skyline and redefine high-rise living in Lancashire.
At 29 storeys, Altura would become the tallest building in the county, bringing 218 residential apartments and Grade A office accommodation across its lower floors.
The development is described as a vertical community that combines high-quality homes with modern commercial space in a prime city-centre location. Designed by David Cox Architects with a bold architectural form and a focus on lasting quality, the project is intended to create both a premium living environment and a hub for business.
The proposal follows more than two years of design work, consultation and collaboration, reflecting what the developer calls the expertise and resilience of the multidisciplinary team behind it.
Currently in the planning and technical design phase, construction is expected to begin in 2027. TSS Property is now inviting partners, investors and collaborators to help deliver what it calls a once-in-ageneration opportunity.
www.tssproperty.co.uk
Bouygues UK has submitted plans to transform Bankside House, alongside The London School of Economics and Political Science (LSE) and Equitix, into a best-in-class student residence providing 1944 bed spaces in the heart of London’s cultural quarter.
Designed by competition-winning team Carmody Groarke and Sheppard Robson, the scheme replaces the mid-century officeturned-residence with three stepped towers of 24, 26 and 28 storeys linked by two low-rise pavilions around generous, landscaped courtyards and extensive public realm integration.
The architecture expresses slender vertical ‘bars’ and refined crowns to articulate the skyline, with materiality calibrated for depth and shadow. Lower storey pavilions bring light, streetlevel activity and visibility to student life. The project is targeting BREEAM ‘Excellent’ with an aspiration to ‘Outstanding’ for the student accommodation, alignment with WELL principles for health and wellbeing and Passivhaus for operational performance.
Subject to approval, works on site will be due to commence in 2027, with the new Bankside House scheduled to open before September 2032.
www.bouygues-uk.com
Six-tower Hendon Goods Yard Village plans submitted to Brent Council
Plans have been lodged with Brent Council for a major new development beside Hendon Station that would deliver 368 new homes, a hotel and student accommodation on a complex strip of brownfield land.
Designed by architecture firm Arney Fender Katsalidis, the proposals for Hendon Goods Yard Village feature six slender towers rising between 19 and 29 storeys, linked by a podium that will house a range of community and leisure facilities.
The site sits between the M1 motorway to the east and railway tracks to the west, with Hendon Station directly to the south.
Housing will make up half of the scheme, with 186 homes for private sale, 120 for affordable rent and 62 available through shared ownership. Other elements of the project include a 243-room hotel, 246 student rooms, plus around 2000sqm of community and commercial space.
The design team includes Heyne Tillet Steel, Hoare Lea, Arup and Buro Happold. If approved, construction could begin in 2029, with work phased through the early 2030s.
Levitt Bernstein leads Achilles Street Estate proposal
Levitt Bernstein’s proposal for the regeneration of Achilles Street Estate, developed in collaboration with WR-AP and ZCD Architects for Lewisham Council, has now been submitted for planning.
The plans outline the delivery of 278 high-quality new homes, with 122 allocated for social rent and 44 available for low-cost home ownership. Alongside this, the proposals include a new street frontage along New Cross Road, the creation of new public spaces, improved play areas, workspace and shops, and stronger connections to Fordham Park.
Since 2021, the design team has been working closely with Lewisham Council and the local community to develop a vision for a vibrant new neighbourhood. Key elements of the development include the provision of 23 family-sized council homes within the 278 new homes, with 98% of residences designed to be double or triple aspect. The scheme also incorporates 1411sqm of new commercial and maker spaces, with a focus on sustainability by targeting net-zero carbon, adopting Passivhaus design principles for residential units, and aiming for BREEAM ‘Excellent’ –with aspirations of ‘Outstanding’ – for the commercial buildings.
The project will enhance the public realm with new landscaping and lighting, maximise opportunities for play and social interaction, and strengthen links through open spaces connecting residents to Fordham Park. It also seeks to bring wider benefits to the local community along New Cross Road and Pagnell Street, all while supporting neighbourliness through carefully-considered design.
www.levittbernstein.co.uk
Hybrid planning application submitted for Brentford regeneration
Hadley Property Group has submitted a hybrid planning application for the transformation of 980 Great West Road, Brentford, reimagining the former GlaxoSmithKline House campus into a vibrant new neighbourhood.
Set across 13 acres, the proposals include over 2300 new homes spanning a range of tenures – build-to-rent, co-living, purpose-built student accommodation and 35% affordable housing – alongside 330,000sqft of commercial space to help foster a diverse and resilient local economy.
The masterplan, co-authored by Haworth Tompkins with contributions from Studio Egret West, Metropolitan Workshop LLP and dRMM, places sustainability and long-term social value at its core.
Studio Egret West is also leading the landscape design, ensuring that more than 60% of the site will be dedicated to public realm.
A pioneering low-carbon strategy underpins the scheme. By retaining the site’s basement, substructure and two key original buildings – including the landmark tower – the project reduces embodied carbon while shaping building heights and layouts.
The retained tower, designed by Studio Egret West, will be adapted to deliver spacious new homes with oversized balconies, generous communal facilities and a rooftop conservatory.
The Government has announced plans for the careful and respectful deconstruction of Grenfell Tower, appointing Deconstruct UK (DUK) as the principal contractor for the project.
The process is expected to take approximately two years, with each floor
Sensitive plan outlined for Grenfell Tower deconstruction
taking around a month to dismantle. Work will be carried out behind the building’s white outer covering, using methods commonly employed for dismantling large structures in densely-populated areas. The approach aims to acknowledge the unique significance of the site and the tragedy that occurred there.
Throughout the project, the Government has pledged to work closely with the Grenfell Tower Memorial Commission and the local community to honour their vision for a lasting memorial. The site management team is making select elements from the tower
available for inclusion in the memorial, should the community wish to incorporate them. As part of the process, the tower’s architectural crown and other agreed elements will be carefully removed, preserved and stored.
DUK, which has been involved at the site since 2017, brings significant experience and familiarity with the structure. The company is certified by the British Standards Institute and holds accreditations such as the Safe Contractor scheme, reflecting its commitment to safety, quality and sensitivity in its operations.
Remediation Bill to be brought forward, setting hard deadline for unsafe cladding repairs
The Government has announced plans to bring forward a landmark Remediation Bill that will create a legally binding deadline for removing unsafe cladding from residential buildings in England.
The Bill, part of the updated Remediation Acceleration Plan (RAP) published in July, will impose a Legal Duty to Remediate, forcing landlords to carry out safety works within fixed timescales or face criminal prosecution.
New enforcement powers, including a Remediation Backstop, will allow the Government to step in and ensure work is completed where landlords fail to act.
The Government has named six experts to a panel that will lead a fundamental review of Building Regulations guidance, fulfilling a key recommendation from the Grenfell Tower Inquiry.
The panel will support the Building Safety Regulator in examining how the statutory guidance known as Approved Documents is produced, structured and presented.
The review, announced in December 2024, aims to make the guidance clearer, more
The updated RAP also outlines a wider package of measures to accelerate remediation, including equal access to funding for social landlords, supported by a new joint plan with regulators to cut years off the timeline for making social tenants safe and tighter fire assessment standards to reduce delays in starting works.
Officials stress that the Bill is central to delivering the RAP’s core objective: fixing unsafe buildings at pace, ensuring residents feel safe in their homes, and addressing longstanding failings in the housing sector.
The legislation is expected to be introduced as soon as parliamentary time allows.
Government appoints expert panel to review Building Regulations guidance
accurate and easier to use, while improving safety and quality in construction.
An interim update is expected in early 2026, with a final report scheduled for summer 2026.
The six appointees bring expertise spanning architecture, planning, housing, fire safety and technical building standards:
Dinah Bornat, Architect and Director of research-led practice ZCD, known for her advocacy of people-centred development.
Dan Rossiter, Built Environment Sector Lead at the British Standards Institute and Vice-President Technical at the Chartered Institute of Architectural Technologists.
Danielle Michalska-Morris, Director of Research and Technical Innovation at
Taylor Wimpey, with expertise in low carbon building design.
Rachel Ferguson, Senior Development Manager at Pocket Living, specialising in affordable housing and strategic planning.
Professor Luke Bisby, Chair of Fire and Structures at the University of Edinburgh and an expert witness to the Grenfell Tower Inquiry.
Dr Hywel Davies, former Technical Director at the Chartered Institution of Building Services Engineers and former chair of the Building Regulations Advisory Committee.
The review is part of a broader Government effort to overhaul building safety standards in the wake of the 2017 Grenfell Tower fire.
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UK office grading system
‘no longer fit for purpose’, says
BCO report
The UK’s current office grading system is no longer fit for purpose, says a new report from the British Council for Offices (BCO).
The report, authored by JLL for the BCO, found that fewer than 3% of respondents supported the current grading system. As such, the report proposes a comprehensive overhaul of how office quality is defined and measured.
The Redefining the Market: Beyond Grade A report presents a comprehensive analysis of how office quality is currently assessed and suggests a new scoring-based classification system that better reflects the evolving priorities of occupiers, investors and developers in the flexible working era.
The report proposes a new 100-point scoring matrix that evaluates buildings across four categories – physical quality, sustainability, technology and amenity –offering a more transparent and adaptable framework.
Key findings include:
Widespread dissatisfaction with current grading: 89% of survey respondents agree that a more robust framework would provide greater clarity and consistency.
Sustainability is now central: 96.5% of respondents rated sustainability certifications (e.g. EPC, BREEAM, NABERS) as essential to office quality –more than any other factor.
New priorities emerging: Health and wellbeing, smart technology and tenant amenities are now seen as critical components of office quality, yet are often overlooked in current classifications.
A new tier of quality: The concept of “Super Prime” office space is gaining traction, defined by superior environmental performance, advanced technology and premium amenities.
The research draws on input from 89 representatives across 41 organisations, including developers, agents, investors and occupiers, as well as data from more than 180 survey responses and multiple stakeholder workshops.
The proposed new BCO grading system would use a scoring-based approach that allows for more nuanced differentiation between buildings. This includes a flexible matrix adaptable to both new builds and retrofits, taking the form of a four-tier classification: Prime (≥80 points), Grade A (50-79 points), Grade B (30-49 points) and Grade C (<30 points). The criteria used cover natural light, floor-to-ceiling heights, building management systems, WiredScore rating, WELL certification, energy source, air quality and tenant amenities.
The framework has been tested on office schemes in London, Leeds, Manchester, Reading and Gloucester. These pilot
applications demonstrate that best-in-class office space is no longer confined to central London and that high-quality retrofits can compete with new builds.
The proposed BCO grading aims to support better decision-making, improve transparency, and align the industry with modern standards of performance and user experience.
BCO’s Chief Executive, Samantha McClary, says: “As demand for highperforming, sustainable and amenity-rich workplaces continues to grow, the industry needs a shared language to distinguish truly exceptional space. The proposed framework supports the market’s flight to quality and provides clarity for investors, developers and tenants alike. It’s about creating offices that deliver long-term value – for people, for performance and for the planet.”
Elaine Rossall, report author and JLL head of offices research, says: “Office market standards and occupier expectations have evolved since the pandemic. While traditional physical characteristics remain important, there has been a shift towards emphasising building performance and user experience, and it was encouraging to see that there was a strong recognition and a consensus for change from across a broad cross section of stakeholders. This is key for industry adoption and to ensure relevance over the longer term.”
www.bco.org.uk
UK construction forecasts growth amid rising economic risks, says CPA
The Construction Products Association (CPA) has released its Summer Forecasts, projecting modest growth in UK construction over the next two years despite intensifying economic risks.
According to the CPA, total construction output is expected to rise by 1.9% in 2025 and 3.7% in 2026, in line with previous spring forecasts. Growth will primarily come from private housing new build, repair, maintenance and improvement (rm&i), and infrastructure – the three largest sectors of UK construction.
However, the forecast warns of multiple headwinds that could hinder progress, including economic uncertainty, potential tax increases and Government capital spending cuts. These risks are casting doubt over the pace and timing of recovery across key sectors.
The private housing sector is forecast to grow by 4.0% in 2025 and 7.0% in 2026, but growth prospects vary sharply. While major housebuilders are seeing a slow recovery in completions, smaller builders face persistent
viability challenges due to rising costs. Additionally, build-to-rent and highrise projects remain bogged down by significant regulatory delays at the Building Safety Regulator.
Growth in private housing rm&i is being propped up by Governmentbacked energy-efficiency schemes, such as those supporting heat pumps and solar PV installations, along with fire safety remediation work. However, general home improvement activity is subdued, as consumer confidence remains shaky amid ongoing economic uncertainty. Output is expected to increase by 2.0% in 2025 and 3.0% in 2026, with most growth anticipated in late 2025 or beyond.
The report concludes that while the sector is on a path to recovery, the Autumn Budget will be pivotal. If the Government opts for tax hikes or capital spending cuts, it could directly impact both private and public construction activity – from new housing to schools and hospitals.
www.constructionproducts.org.uk
Architectural leader honoured with CTBUH Lifetime Achievement Award
The Council on Tall Buildings and Urban Habitat (CTBUH) has named Peter Murray OBE, Co-founder of New London Architecture (NLA), as a recipient of its 2025 Lifetime Achievement Award.
Murray will receive the Lynn S. Beedle Lifetime Achievement Award and will be formally recognised at the CTBUH 2025 International Conference, From the Ground Up: Tall Buildings and City-Making, to be held from 6 to 9th October in Toronto, Canada.
CTBUH CEO Javier Quintana de Uña said: “Peter Murray has spent decades advocating for better urban design and more accessible dialogue around the built environment, influencing generations of professionals and the public alike.”
Murray, one of the UK’s most influential voices in architecture and urban planning,
Foster + Partners appoints new Head of Studio
Foster + Partners has announced the appointment of Patrick Campbell as the new Head of Studio, following the step down of Grant Brooker after 38 years with the practice.
With over 18 years at the firm, Patrick brings deep design expertise, project leadership and a collaborative approach to growing and mentoring teams. He has delivered projects spanning masterplanning, sports, residential, office, heritage and retail across the UK, Europe and the US. Patrick will be supported by Antoinette Nassopoulos-Erickson who has also been appointed Deputy Head of Studio. With 28 years’ experience across a wide range of projects, including a special focus on aviation and transport infrastructure, Antoinette has worked on masterplans and designs for several airport terminals including Tocumen International Airport, Marseille International Airport and CPK.
trained as an architect before moving into journalism and curation. He co-founded NLA, a hub for debate and innovation around the future of London and other global cities, and has served as Editor of the RIBA Journal and Building Design. His career also includes chairing the London Society, founding the London Festival of Architecture and advising two mayors of London. In 2014, he was appointed OBE by Queen Elizabeth II for his contributions to architecture, city planning and the arts.
“Cities are collective achievements –ongoing conversations between planners, architects, engineers and the communities they serve,” Murray said. “I’ve always believed in the power of dialogue to shape better urban futures.” He is set to deliver the conference’s closing keynote on
public engagement and interdisciplinary collaboration in dense urban environments.
The Lynn S. Beedle Award honours individuals whose work has significantly enhanced tall buildings and the urban environment, whether through design, research, technology or leadership.
Turner & Townsend strengthens UK Real Estate team
professional services company,
& Townsend is bolstering its UK Real Estate business with three senior appointments to its Project Management Consultancy (PMC) team, amid rising demand for alternative delivery options for major capital projects.
Mike O’Donnell joins as UK PMC Lead, supported by Al Fernie who joins as Project Director and Jason Smith as Director within the real estate team. Together, they will be focused on helping clients drive improved delivery performance through increased transparency, shared risk and direct client engagement across the construction supply chain.
Bringing nearly four decades of experience, Mike will lead the development of the PMC service, ensuring it continues to meet evolving client needs while expanding the team to meet growing demand for major capital projects.
Alasdair joins the business to lead the construction delivery of major complex projects, with over 30 years of delivery experience delivering from design and planning to commissioning and completion of high value complex capital projects.
As Director, Jason Smith will focus on enhancing the technical and operational delivery strategy of live projects, particularly in the data centre and technology sectors, as well as supporting Mike in the business’ wider PMC offer.
Global
Turner
Alasdair Fernie Jason Smith
Mike O’Donnell
‘Guide to Products Critical to Safe Construction’ released by CIOB
The Chartered Institute of Building (CIOB) has joined forces with several professional bodies to release a free guide aimed at enhancing building safety.
Entitled Guide to Products Critical to Safe Construction, the publication is designed to support designers, specifiers and installers in making informed choices about construction products. It features examples and case studies that highlight industry best practice, including the Code for Construction Product Information.
Paul Nash, Chair of CIOB’s Quality Implementation Group, said: “The public inquiry into the Grenfell Tower fire exposed a construction product regulatory regime that was failing to ensure that the products used in buildings, whether separately or part of a system, were safe.
“Following on from the findings of the Building a Safer Future Report and the Independent Review of Product Testing and Certification, the inquiry recommended that further action was needed to better regulate the manufacturing, testing and supply of products in the UK.
“In February 2025, the Government published a Construction Product Reform Green Paper that sets out its proposals
to deliver a system that guarantees safe products, safely used.
“It is against this backdrop that the CIOB, together with other professional bodies, has developed this ‘Guide to Products Critical to Safe Construction’ to ensure the buildings we create, and the products we use in those buildings, are safe for those who use them, now and in the future.”
The guide has been produced in partnership with the Construction Products Association (CPA), the Code for Construction Product Information (CCPI), the Institution of Structural Engineers (IStructE) and the Royal Institute of British Architects (RIBA).
www.ciob.org
Pick Everard expands Building Safety Act training
Multi-disciplinary consultancy Pick Everard has introduced dedicated Building Safety Act training for clients on compliance obligations and best practice guidance on how to meet the new regulatory standards.
With a dedicated Building Safety Act division in place, the consultancy – which works on a vast range of construction projects – has put in place the training initiative to support a collaborative working approach to driving up standards, drawing on the team’s specialist expertise.
It covers how to build compliance into all aspects of the design and construction process including planning, project management, monitoring progress and installation, and coordinating wider compliance strategies. In addition, the training covers where responsibility lies and how to evidence this – a key aspect of the Act.
Recognising the role of education in driving up competency and compliance across the industry, Pick Everard has adopted a proactive strategy to support the implementation of the safety legislation.
This has included expanding its specialist
team of building safety experts, with 28 employees now within the Building Safety Act team, and rolling out CPD sessions to colleagues and clients across the country.
Initially launched as an internal training programme to enhance knowledge across
all divisions and roles to ensure employees have direct access to clear, actionable advice, whatever the scale of the project, the scheme is now being offered to clients.
www.pickeverard.co.uk
CITB launches £250k training programme to boost facade safety skills
The Construction Industry Training Board (CITB) has announced a £250,000 initiative to improve skills among rainscreen facade system installers and supervisors, supporting urgent building safety remediation work across the UK.
The two-year pilot, delivered exclusively by Wigan-based 3B Training Ltd – a multi-accredited CITB Approved Training Organisation recently acquired by Morson Group – will train more than 100 installers and 24 supervisors in England, Scotland and Wales.
The project responds to the UK Government’s Remediation Acceleration Plan, published in December 2024 following the Grenfell Tower Public Inquiry, which aims to speed up the removal of unsafe cladding from buildings in England. Similar programmes are underway in Scotland and Wales, including the Welsh Government’s Building Safety (Wales) Bill introduced in July 2025 to strengthen accountability for managing safety risks.
CITB has been working with employers, Government bodies and industry groups to update training standards for facade inspection and installation, ensuring compliance with stricter fire safety regulations. The Government has set demanding targets for replacing unsafe materials with compliant systems on high-risk buildings.
Tim Balcon, Chief Executive at CITB, said: “People across the country need to feel assured that we have a competent and skilled workforce to deliver the urgently required remediation works to prevent tragedies like the Grenfell Tower fire happening again. Our research shows investment is needed to ensure we have the capability and competency, so we’re working with Governments, industry and the Construction Leadership Council to publish these new standards for training providers across the country and increase the number of competent installers and supervisors as quickly as possible.”
www.citb.co.uk
Squaring the circular economy
Elaine Toogood, Senior Director
at MPA
Concrete, reflects on a pioneering project that demonstrates how innovative reuse of structural materials, particularly concrete, could redefine the way we build and regenerate high-rise buildings.
Demand for future-ready offices is driving applications for high-rise buildings in London. Data from New London Architecture’s London Tall Buildings Survey 2025 reveals planning applications that include tall buildings rose from 47 in 2023 to 58 in 2024 – an increase of almost a quarter.
Driven by local planning policies, asset owners are increasingly looking at how to reuse rather than demolish older buildings. As we design the next generation of modern and sustainable workspaces, materials from these buildings provide an exciting opportunity to create a more circular economy.
Euston Tower, a high-rise London office block, opened in 1970. Largely vacant since 2021, the tower’s £600m transformation will see it house innovative science and technology businesses.
Led by British Land with a team including 3XN Architects and its independent strategic built environment consultancy GXN, engineering consultancy Arup, architects Adamson Associates Architects and DSDHA, and University of Surrey, some of the innovative techniques adopted on the project have the potential to transform the way we design and construct our buildings.
The team had already identified that 31% of the building’s existing structure – including its concrete core – could be retained in situ, helping to reduce carbon emissions from demolition, removing waste and reducing the need for new materials.
However, the requirement to include higher floorto-floor heights as part of the redevelopment’s design to modernise the structure was one factor limiting the possibilities for keeping other components such as the concrete floor slabs in place. Careful consideration was, therefore, given to the potential recovery and reuse of these materials, to enable an onward use that could take full advantage of concrete’s performance and durability.
The result was a unique trial of structural concrete reuse, which was the first in the UK and among the first in the world. This involved a 4.5m by 1.2m section of concrete being carefully cut and extracted from one of the internal floors, creating what was essentially a reusable precast concrete slab.
After laboratory testing to determine its condition, performance, strength and failure mode, the slab was deemed suitable for use in another structural application on other buildings.
The practical nature of the research means its findings are helping to inform a repeatable methodology for extracting and reusing concrete in new buildings, which if aligned with policies that incentivise circular economy thinking, will help to lower risk, reduce costs and improve the business case for similar projects.
The precast concrete sector is ready to help support and deliver these new types of projects. It forms part of a wider industry that has an excellent track record of recycling construction and demolition waste and provides a valuable contribution to the UK circular economy.
Advances in digital twin technology mean manufacturers can virtually model precast components using real-time data to test material behaviours and performance. Meanwhile, element tracking software allows manufacturers to monitor components throughout their lifecycle, which together with products designed to support and design for disassembly have the potential to make reuse offsite easier when the building reaches end of life.
With greater early engagement between designers, developers and concrete producers, the opportunities to drive a more circular built environment using innovation are looking bright.
www.mpaprecast.org
Elaine
After lab testing, the slab was deemed suitable for use in other applications.
Fire safety is non-negotiable – but it shouldn’t come at the expense of the environment. With the latest award-winning innovation in fire door technology from Heron Fire Doors, it doesn’t have to. Thermasafe 30™ combines our industry-leading fire door specification with the lowest U-value of any timber door on the market.
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Meeting the demands of tall and modular construction with smarter membranes
As modular and high-rise construction becomes a cornerstone of the UK’s housing strategy, the pressure on the building envelope has intensified. Beyond keeping the elements out, today’s membranes are expected to improve thermal performance, guarantee airtightness and support compliance with tightening regulations – all while keeping pace with compressed build programmes.
Three solutions currently drawing attention are Proshield, Reflectashield and VapourTX Thermo – manufactured in Scotland by Don & Low, the UK’s only vertically-integrated membrane manufacturer. Each addresses a different layer of the envelope, and together they offer a toolkit for meeting both regulatory and real-world challenges.
Reflective performance where it counts Reflectashield is an external wall membrane designed for the cold side of insulation. Its reflective aluminium foil laminate enhances thermal resistance (0.81m²K/W) when facing unventilated air spaces, while also providing temporary weather protection and moisture control in line with BS5250. VapourTX Thermo, used internally as a vapour control layer, adds a complementary thermal resistance of 0.79m²K/W and creates a robust air and vapour barrier. Both are colour coded to reduce installation errors – blue for external and red for internal – and are third-party certified for assurance.
Airtightness made simple Proshield takes a different approach, targeting the airtightness challenge head on. This fully self-adhesive vapour-permeable membrane bonds directly to substrates from OSB to concrete, eliminating the need for primers,
tapes or mechanical fixings. Its three-layer build (270g/m²) forms a continuous airtight seal across walls, floors and roofs, contributing to lower air permeability scores while maintaining breathability. With a W1 water-resistance rating and a B-s1,d0 fire classification on suitable boards*, it is engineered for the harsh conditions and regulatory demands of high-rise and modular schemes.
Support beyond the roll
Even the best membranes can fall short if poorly specified or installed. Here, Don & Low’s technical services play a key role. The company offers free technical guidance across detailing, U-value calculations, specification advice, CAD drawing reviews and installation best practice. This ensures that membranes deliver their designed performance in practice, helping projects avoid costly rework or compliance risks.
With more than 230 years of manufacturing heritage and a focus on sustainability – including recycled content and Environmental Product Declarations – Don & Low’s portfolio reflects a shift in the industry: from products alone to products plus partnership. For specifiers and contractors facing the demands of taller, faster and tighter building, that combination may prove decisive.
www.donlow.co.uk
* Fire rating Class B-s1, d0 achieved when installed on calcium silicate or fibre cement boards. Other substrates may result in different classifications.
Built on Tradition, Driven by Innovation Since 1792
The power of connection
If we are to truly deliver sustainably, faster and safer, then connected workflows are a ‘must’. Here, David Sanderson, Analysis and Design Product Manager at Trimble, explores the value of connected ecosystems and workflows.
Connected data connects teams, disciplines, software and construction stages, taking you from the initial concept design to structural analysis, to detailing and beyond. With the connection between digital hardware and software, you can also import real-world survey data into the 3D modelling environment and push this back out to the field for reliable setting out. Once construction is underway, data connectivity ensures that all site progress and processes are tracked and reported, for easy traceability and management back in the office.
Disrupting this flow of data can lead to the loss of information, corruption of data, wasted time, increased RFIs and data silos.
Interoperability
It’s important to focus on interoperability and look for software providers that invest in an open BIM approach. Consider the concept design stage, when the architect is liaising with the early-stage structural engineers. With direct integration and communication between the architectural modelling software and the structural analysis software, the 3D BIM models can easily be shared from one to the other and vice versa, while maintaining the data and integrity of the model.
Data liberation
It’s all about making the construction data readily available to those who need it, achieved through cloud sharing platforms, APIs and an open BIM approach –effectively, liberating the data.
At the heart of this data liberation is design intent. Take rebar for example, a notoriously complex feature of
reinforced content. With connected workflows, engineers can effectively communicate the design intent, pushing this information through to the 3D model for detailing. There the detailing team can visualise everything clearly, allowing for rebar congestion or problem areas to be easily flagged, reducing the likelihood of rework or errors on site.
Building Safety Act
Digital, accurate and accessible data is at the heart of mastering compliance with the Building Safety Act. Demonstrating compliance calls for complex and intelligent design tools, while documenting compliance requires information management systems. If the industry is to master compliance with the Building Safety Act and its new evidential frameworks, it’s clear we need an integrated ecosystem of software tools, enabling a streamlined flow of data between all project stages, stakeholders and platforms – providing the golden thread of data needed to take you smoothly from Gateways 1 to 3.
Conclusion
A challenge for the construction industry isn’t just to possess an awareness of these 3D connected workflows but how to properly use them. What we really need are connected workflows that empower our teams, simplify how we work, and improve collaboration between everyone involved. Without putting people at the centre of how we design and use these integrated workflows, the industry risks falling behind and missing out on better profits.
David Sanderson, Analysis and Design Product Manager, Trimble
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Tall Buildings Conference and Awards 2025: Innovation, safety and sustainable design
Earlier this year, professionals from the tall buildings sector gathered in central London for a full day dedicated to knowledge exchange, networking and celebrating innovative projects and technologies. Industry leaders delivered thought-provoking presentations, engaged in critical discussions on building safety and showcased notable achievements. Here, Tall Buildings Magazine Editor, Hannah Woodger, looks back on the event’s key moments.
Providing valuable insight and context, Conference Chair Steve Watts – Director at Turner & Townsend alinea and Vice-Chair of the Council on Tall Buildings and Urban Habitat – opened the event by highlighting the global rise in buildings exceeding 200m in height. He noted that cities are increasingly turning to densification as a solution to growing populations, envisioning London’s future as a “Manhattan-on-Thames”.
However, he acknowledged that delivering such tall buildings in the UK comes with major viability hurdles, citing economic uncertainty, elevated interest rates, and soaring construction costs. Watts’ mantra, “think slow, act fast,” struck a chord with attendees, as did his message: “Retrofit first, not retrofit only.”
Trends and observations in the capital
The first session united industry experts for a deep dive into the evolving skyline of the City of London. Kicking off the session, Federico Ortiz, Head of Programme at New London Architecture (NLA), delivered a thoughtprovoking presentation on the organisation’s latest Tall Buildings Survey. His analysis unpacked how last year’s planning applications stacked up against approvals – while also offering fascinating insights into average building heights, location trends across London, and the shifting typologies depicting urban trends.
Next, Will Dyson, Placemaking Director at Eastern City BID Primera, inspired the room with his vision for improving tall buildings at street level. From tapping into the unique microclimates within dense urban layouts to activating elevated public spaces, Will emphasised how collaboration between the public and private sectors is key to enriching the public realm and adding long-term value to the City’s growing vertical cluster.
BSR and the Building Safety Act
Tim Galloway, Deputy Director, Building Safety Division at the HSE, delivered a powerful presentation, beginning by taking accountability for the BSR’s shortcomings –including being under-resourced and underprepared
Conference
A dedicated panel reflected on the Building Safety Act
Hannah Woodger, Editor, Tall Buildings Magazine
Chair Steve Watts discussed the viability hurdles of tall building delivery
for the significant task ahead. He addressed the mistaken belief that the BSR would be inheriting a well-functioning system. At the same time, he defended the organisation by presenting excerpts from several applications received by the BSR, which were missing essential building safety information. These deficiencies, he explained, necessitated follow-up requests and, therefore, offered a clearer understanding of the underlying causes of delays.
This year’s panel debate followed, which delivered a standout session tackling the ongoing impact of the Building Safety Act. Panel chair Cecily Davis of Fieldfisher opened with an unexpected –but apt – analogy: How do you like your porridge?
Using the Goldilocks analogy, Cecily invited the audience to consider whether the Building Safety Act feels too hot (overly restrictive), too cold (not going far enough), or just right. That question set the stage for a candid and wide-ranging discussion.
Tim Galloway joined the panel along with Dr Saeed Talebi (Birmingham City University), Joe Campion (SOCOTEC), Ian Crickmore (Polypipe), Richard Clark (National Fire Chiefs Council) and George Edwardes (Fire Protection Association).
Key takeaways included:
Digitalisation & the Golden Thread: Maintaining the golden thread of safety-critical information is essential. The panel highlighted the role of digital tools – such as digital twins – in enabling building owners and managers to provide transparency throughout the lifecycle of a structure.
Innovation through regulation: Despite concerns that regulations might stifle innovation, panellists noted the opposite. The Act is prompting manufacturers to innovate responsibly, focusing R&D efforts on creating safer, more transparent products.
No templates, just responsibility: The Building Safety Regulator (BSR) emphasised that the Act demands verifiable evidence at every gateway. Competency is non-negotiable. There’s no onesize-fits-all template; the responsibility lies squarely with design and delivery teams to ensure buildings are compliant and safe from inception.
A call to go further: While the Act represents a significant step forward, panellists agreed that more can and should be done. Building design must centre on occupants’ needs. The NFCC shared a stark reminder: 37 disabled residents lived in Grenfell Tower at the time of the fire – 15 tragically lost their lives. Yet, there was no evacuation plan for those with limited mobility. That cannot be allowed to happen again.
To conclude the panel, Cecily revisited her Goldilocks analogy while addressing the audience. A show of hands revealed a clear consensus among the delegates – the Building Safety Act has successfully established a well-balanced regulatory framework to uphold the highest safety standards for higher-risk buildings.
Tall buildings of the future
The third and final session of the Tall Buildings Conference & Awards took delegates on an inspiring journey across the UK, showcasing some of the most innovative and sustainable tall building projects currently shaping our cities.
Dan Moore and Midori Ainoura from PLP Architecture profiled the transformative Bankside Yards masterplan in London. This ambitious development will deliver nine buildings – including nearly 500 homes – alongside office, cultural, retail and leisure spaces, establishing a dynamic new destination in Southwark.
Ian Emmerson (CJCT) and Andrew Cusack (Hub) then took delegates north to Leeds, unveiling The Monk Bridge Quarter – a regeneration success story that has revitalised brownfield land into a vibrant community. With over 1600 homes, commercial space and Yorkshire’s first high-line park, the project is a benchmark for sustainable urban living.
Next, Simon Smith and Simone Miriana of AKT II turned the spotlight to Manchester’s Northern Quarter, where an 18-storey office development is reimagining the district. The scheme blends architectural heritage with forward-thinking design to create a thriving modern workspace.
In Birmingham, Dav Bansal from Howells shared the vision behind The Octagon, a striking project underpinned by a ‘less is more’ philosophy – proving that simplicity can be both powerful and iconic in tall building design.
The session closed with a bold thought experiment from Luke Askwith of Gensler, who asked: What if a building was designed to last 600 years? His presentation offered a compelling glimpse into long-term thinking in architecture, challenging us to consider longevity, adaptability and legacy in our built environment.
The 2025 Tall Buildings Conference and Awards left delegates with a clear message: the future of tall buildings rests on a delicate balance of innovation, safety and sustainability. From addressing the pressing realities of economic and regulatory challenges to exploring the transformative potential of design that prioritises people and place, the event underscored the sector’s collective responsibility to shape resilient and vibrant cities.
www.tallbuildingsconference.co.uk
Architects and engineers took delegates on a tour around the UK
Tim Galloway from the HSE took accountability for the BSR’s failures
Tall Buildings Awards 2025 Winners
Best Tall Building Architect
Sponsored by K Systems
Assael Architecture for The Eades, Walthamstow
Best Tall Building Client
A transformative Build-to-Rent scheme, The Eades sets a new benchmark in high-rise living with 495 modular rental homes delivered in just 30 months –optimised for resident experience and urban integration.
Sponsored by Reynaers Aluminium Greystar for Chapter London Bridge
A 40-storey student living development in Southwark, featuring 900+ beds, dynamic social and study spaces, and a public park – a bold contribution to sustainable urban living.
Best Tall Building Contractor
Sponsored by Knauf
Tide Construction for The Eades, Walthamstow
Using volumetric modular construction, Tide delivered highquality, cost-efficient results with superior structural performance –a model of innovation in delivery.
Best Tall Building Structural Engineer
AKT II & Walsh Associates for Chapter London Bridge
This 40-storey PBSA tower showcases advanced engineering through Mace’s High-Rise Solution, achieving both structural excellence and impressive cost efficiency.
Best Tall Building Façade Engineering Project
Sponsored by Obex
Permasteelisa Group – London College of Communication, University of the Arts London (UAL)
A standout project forming part of the Elephant & Castle town centre redevelopment. Permasteelisa’s end-to-end delivery helped create a striking facade for Allies & Morrison’s 12-storey UAL building.
Best Tall Building MEP Services Project
Sponsored by Pipekit
Atkins Réalis, Brookfield Properties, HDR & T Clarke –30 Fenchurch Street Decarbonisation MEP Retrofit
This ambitious retrofit replaced outdated systems with a 4-pipe air-source heat pump – all without interrupting tenancy – and targets a leap from EPC E to B.
Best Tall Building Technology Innovation Award
Tenmat – Cavity Fire Barrier System for Brickslip Facades
An industry first: A cavity fire barrier system purpose-built for brickslip facades, combining innovation, ease of integration and third-party fire-tested performance.
Best Mixed-Use or Commercial Tall Building Project
Sponsored by Euro Accessories
TODD Architects – City Square House, Leeds
A landmark development with a striking design that complements both City Square’s civic scale and the surrounding streetscape.
Best Residential Tall Building Project
Sponsored by Valcan
AKT II & Walsh Associates – Chapter London Bridge
A 40-storey student accommodation scheme in Southwark, combining bold architecture with communityfocused, sustainable design.
Best Tall Building Retrofit or Refurbished Project
Sponsored by Polypipe
AtkinsRéalis, Brookfield Properties, HDR, and T Clarke –30 Fenchurch Street Decarbonisation MEP Retrofit
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Competency in building safety and regulations
The construction industry stands at a pivotal moment. In the wake of the Grenfell Tower tragedy, scrutiny has intensified around issues of competency and accountability – exposing significant gaps across multiple disciplines. In a dedicated roundtable sponsored by leading balcony systems manufacturer, Sapphire Balconies, hosted at the offices of law firm Browne Jacobson, Tall Buildings Media brought together a panel of experts, where the discussion focused on defining competency, evaluating enforcement mechanisms, emphasising the importance of collaboration, and examining how these elements play a vital role in achieving the industry’s urgent objective – successfully navigating Gateway 2.
As the industry continues to navigate the complexities of interpreting BSR guidance, roundtable chair, Darren Richards – Managing Director of Cogent Consulting –aptly sought to first clarify everyone’s understanding and definition of ‘competency’. Participants agreed that any comprehensive definition of competency in building safety regulation must encompass both technical expertise and behavioural elements. Paula Chandler, National Design Director at Wates, explained: “You can default to SKEB, so skills, knowledge, experience and behaviour, but I actually think it’s much more about the people, about the culture and behaviours. You might think you’re competent but what are we benchmarking that against?” She described Wates’ own approach to implementing competence, which involves developing an internal matrix to assess staff, with plans to apply the same system to consultants and suppliers. “We’re using tools and processes to try and take the emotion out.”
Competency, or ‘competence’?
Peter Caplehorn, Chief Executive of the Construction Products Association, expressed a preference for using the term ‘competence’, pointing to its significance in the post-Grenfell
context. The CPA has played a central role in advancing competence across the sector, collaborating with the Industry Competence Steering Group and the Construction Leadership Council on key publications such as the ‘Raising the Bar Report’, ‘Setting the Bar’ and ‘A Higher Bar’. These reports reflect the industry’s collective efforts to strengthen competence standards. Peter also drew attention to the difficulties faced by SMEs and micro-enterprises in keeping pace: “My worry is that all the leading light companies are doing their level best to move forward, but we are lacking in terms of the long tail of the industry.”
Taking a broader view, Veronica Fiore, a Class 3 RBI, stressed that competence encompasses not just individual capability but also organisational capacity. She observed that while large developers are increasingly adopting matrices informed by regulatory feedback, smaller players continue to face considerable obstacles. She also highlighted that behavioural factors – such as trust, understanding and cultural change – remain the most difficult to measure.
Ron Hedger of FireTec succinctly stated that in fire safety, true competency simply means ensuring the job is done correctly. While SKEB methods can reduce the need for onsite inspections, they provide only an indirect indication rather than a genuine
From left to right: Gavin Hoccom, Hannah Woodger, Peter Caplehorn, Paula Chandler, Veronica Fiore, Nick Haughton, Ron Hedger and Darren Richards.
“I genuinely believe we’re in the most transformative period the industry has seen in decades, and it truly excites me.”
Paula Chandler, Wates Construction
Roundtable Attendees
• Darren Richards, Roundtable Chair and Managing Director, Cogent Consulting
• Nick Haughton, Brand Director, Sapphire Balconies
• Peter Caplehorn, Chief Executive, Construction Products Association
• Paula Chandler, National Design Director, Wates Construction
• Veronica Fiore, Associate Director, Hunters and Vice President, CABE
• Ron Hedger, Technical Director, TecFire
• Gavin Hoccom, Partner, Browne Jacobson
• Hannah Woodger, Editor, Tall Buildings Media
proof of competence. He emphasised that competency must be demonstrated in both design and installation, covering not only the physical systems but also the underlying fire strategies.
For Sapphire Balconies, compliance alone does not guarantee safety. Drawing on his experience of ‘bouncy balconies’, Brand Director Nick Haughton remarked: “Compliance alone doesn’t guarantee safety – a balcony can be technically compliant and still feel unsafe, which is why we’ve had to push for higher standards and benchmarks beyond what the codes currently demand.” The issue is compounded by differing international standards; for example, North American regulations are considered roughly 15 years behind current UK practices. Ultimately, companies bear the responsibility for raising their competency levels and enabling individuals to enhance their skills and knowledge through structured training and development processes.
Browne Jacobson Partner, Gavin Hoccom observed: “The challenge that all built environment stakeholders face is how to take the definition or at least the requirement around competence as it’s set out in the building regulations and interpret that within the context of what that stakeholder does, and that’s a challenge which a Tier 1 contractor will face at one end of the scale and it’s a
challenge which a sole trader building an extension will face at the other end of the scale.”
He stressed that organisations should move beyond simply responding to compliance requests and instead take a proactive stance, demonstrating competence before it is questioned. This means dedicating time and resources to building and maintaining a centralised competence framework, enabling them to meet regulatory requirements more effectively while driving a more efficient, compliant industry.
Professional development
As in many sectors, professional development often takes a back seat to revenue-generating work. Yet, the roundtable consensus was clear – both companies and individuals must prioritise and invest in upskilling by creating structured training programmes and allocating dedicated time for learning, ensuring that industry standards continue to rise despite ongoing time pressures.
Peter noted: “I run one of RIBA’s helplines and I get people all the time saying, I’m running a ‘one-man-band’, I simply haven’t got the time to X, Y and Z, which is broadly about getting themselves up to date with the latest regulations.”
Collaboration and knowledge sharing remain vital for building skills. While digital tools have proven valuable, they have also replaced much of the face-to-face interaction that once strengthened teamwork. Paula emphasised: “It’s incumbent on us to train people in those tools, but actually alongside this, we need face-to-face collaboration – let’s get round the table, roll our sleeves up and solve the problem.”
“Compliance alone doesn’t guarantee safety – a balcony can be technically compliant and still feel unsafe.”
Nick Haughton, Sapphire Balconies
Gateway 2 challenges
As a member of CABE’s Membership and Professional Standards Committee, Veronica spoke passionately about the importance of employer-backed support for sustainable CPD and professional growth. She argued that CPD should be built into regular work routines rather than left for individuals to manage in their own time, as this approach signals a lack of true organisational commitment.
So, what truly drives professional development –encouragement or enforcement? Ron questioned: “The bit that’s missing is what happens if you don’t demonstrate that behaviour, both as an organisation to develop and support your people to be competent, but also as an individual who maybe has had a bad day and produces something which doesn’t do the job, as a oneoff or regularly? The two things that are missing are the rigorous enforcement, both of demonstrating competence in SKEB, but also demonstrating competence in doing the job.”
In addition to strict enforcement, positive incentives are essential to encourage the right behaviours. Nick shared Sapphire’s approach: “We have appraisals on a quarterly basis. Employees are scored on behaviours, and learning is one of the aspects that they’re scored against. If people have demonstrated good examples of doing this, they get an increase in their bonus.”
While commercial CPD solutions provide structured learning, they risk diminishing intrinsic motivation and the overall quality of outcomes. Many around the table agreed that CPDs can easily become a tick-box exercise, eroding the genuine value of learning and weakening professional development. Virtual training adds another challenge. While some sessions foster strong interaction, others – especially when participants leave their cameras off –struggle to engage attendees.
What’s needed is an aspirational culture. Healthy competition, recognition and awards can inspire people to exceed expectations, but integrity must remain at the core. Peter reflected: “I think, unfortunately, we are a little bit hard on ourselves. We have a very ‘glass half empty’ approach, whereas I think we need to somehow create a more aspirational culture for people to naturally want to get better.” Fostering this kind of culture nurtures pride and drives higher standards across the profession.
A key factor prompting professionals to re-evaluate their competence has been the latest challenge posed by the Gateway 2 application process. With a high rate of rejections and invalidations, missing critical information has contributed significantly to delays and backlogs within the BSR. At Wates, however, the limited feedback available has been turned into a learning tool to track and address compliance gaps. Paula explained: “We haven’t navigated Gateway 2 fully yet, we have a number of projects in flight, but what we did do was take the rejection notices and we used that as our route map for compliance.”
The panel largely agreed that to align with the current gateway regime, methodologies, such as the RIBA Plan of Work, need updating. Paula stressed the importance of shifting mindsets away from previous practices and embracing new terminology and minimum requirements at each gateway stage.
Ron echoed this view: “The Building Safety Act is now forcing us to build correctly. I have not got any submissions actually to Gateway 2 yet, but the process is exactly the same as I have developed for any other design fire strategy and this is why I agree that the RIBA stages just don’t fit. For fire safety, they just don’t apply. They don’t correspond to the development stages of the design fire strategy.”
Uncertainty surrounding Gateway 2 guidance has long been a point of contention, with the BSR declining to provide ‘templates’, arguing that they would create a minimal benchmark for compliance. According to Nick, this has led to significant inconsistencies in how applicants demonstrate competence – some submissions are detailed and robust, while others depend on basic tick sheets. Moreover, feedback from rejected applications is rarely shared, preventing the industry from learning and improving its overall competency.
Resources and constraints
Since taking on responsibility, the BSR has been transparent about its limited resources, a sentiment echoed by those around the table. Veronica shared her experience, noting that communication with the BSR was initially strong. A case worker was assigned, and updates on applications were regularly provided through meetings and direct phone calls. However, as the number of applications increased, responses became less frequent. According to Veronica, there are no formal systems to track applications, turning the process into a waiting game without any way to monitor progress.
Peter and Nick both reflected on the serious challenges facing the market, particularly the commercial and financial impacts on the industry. They highlighted concerns about potential revenue shortfalls for businesses trading solely within the UK, as well as the long-term risk of losing supply chain capacity if the current issues continue. Peter warned: “Once we lose capacity from the supply chain, it’s gone for a long time. Skilled workers move to other industries or different manufacturing sectors, and that capacity is effectively lost. Losing key supply chain members poses a serious threat to construction across the UK.” Nick emphasised: “This seems like it isn’t a commonly-known or considered consequence of the current delays.”
Another pressing challenge involves PCSA agreements and the risks tied to early engagement. Nick pointed out that design teams are increasingly required to commit early in the design process under PCSA agreements, which demands significant upfront work without guaranteed returns if projects fall through. He described the struggle faced by smaller firms: “They invest their limited resources early on, then face long application delays. A year later, no revenue has come in, no payment has been made for design work, and the project may still be lost down the line.” Nick emphasised the need to revise these agreements to better protect smaller companies and ease the financial pressures linked to early involvement.
A transparent system
Transparency in the application process is essential at every level. There was broad agreement around the table that not only is there significant uncertainty about what the BSR expects from a ‘successful’ application, but once an application is submitted, it effectively disappears – untraceable until a decision is made.
Paula suggested simple improvements: “An automated online system that tracks the progress of an application would be a great start. Additionally, implementing a pre-application process would help. This would involve scheduling and logging a meeting where applicants can present key compliance evidence to the regulator in advance, so they are familiar with the details rather than encountering them for the first time at the decision-making stage.”
It’s clear that the lack of feedback is a major barrier to industry development. Where is the evidence of a feedback loop back to manufacturers, enabling the creation of safer products and, ultimately, safer buildings? Regarding the Building Safety Regulator’s KPIs, Nick pointed out that current metrics don’t fully support the goals of improving application processing or enhancing industry safety. Having utilised a FOI request to obtain data, he noted: “The BSR stated their only KPI is the requirement of 80% of time to be allocated to projects, which makes sense as an individual metric. But what about guidance on moving forward and making progress? Why don’t they take more interest in the numbers similar to regulators like Ofgem who are conscious of what’s happening in the industry more generally?”
The industry must take responsibility for continuous improvement, which can only be achieved through a holistic approach – one that integrates all relevant advisory bodies and ensures information flows back into the system. This will drive practical, meaningful change.
Though change is already underway, as the boardroom acknowledged and welcomed the recent leadership shake-up announced that week, with MHCLG taking the lead. Peter was quick to affirm that the new leaders at the BSR are well positioned to grasp the broader challenges. He noted that Alex Norris, along with Andy Rowe and Charlie Pugsley, fully understand the task ahead – supporting the Government’s goal of delivering 1.5 million homes while prioritising residents’ safety. Peter added: “There are numerous committees, initiatives and working groups actively engaged to ensure skilled professionals are supported within the sector. I believe the new leadership will focus on ensuring all these efforts run smoothly, efficiently and continue to make progress.”
Commenting further on the new leadership, Gavin emphasised the need for consistent, positive and regular communication with the industry to restore confidence in delivering tall buildings. Paula agreed, sharing her optimism: “I genuinely believe we’re in the most transformative period the industry has seen in decades, and it truly excites me. It’s unfortunate that it took recent events to force us to reflect, but I’m incredibly excited about the future.”
The mood of positivity was shared widely. Nick added: “Peter, you mentioned about the end of the beginning. It reminds me of Churchill’s speech. I wonder whether we’re now coming to the finest hour, if you like, of actually what Paula talks about, of lot of transformative change and genuinely good thinking around projects, coupled with the movement forward in the industry to hit numbers, highly ambitious numbers, and with consideration for the commercial aspect of it. From where I’m looking at it, the delays have been starving good practices and good behaviours out of the new building industry in particular. I’m quite excited to see what happens now, but it’s not without challenges, either.”
As the discussion drew to a close, the collective sentiment was one of cautious optimism. Competency in building safety regulation, while complex and multi layered, is not an unattainable goal; it hinges on a shared commitment to raising standards through technical expertise, behavioural accountability and cultural change. The challenges, posed by Gateway 2, resource limitations and an often-ambiguous regulatory process, reaffirm the urgent need for greater transparency, collaboration and proactive professional development across the industry. Yet, with new leadership at the BSR and a renewed industry wide focus on competence, there is a feeling that transformation is underway – one that prioritises safety, fosters trust and positions the construction sector to meet the demands of the future with integrity and confidence.
www.balconies.global
About Sapphire Balconies
Sapphire Balconies is a leading manufacturer and supplier of innovative, lightweight aluminium balcony solutions, serving the midto high-rise residential construction sector. With a strong focus on quality, safety and design efficiency, Sapphire delivers modular balcony systems that are streamlining the way balconies are specified, manufactured and installed across the globe.
To learn more about Sapphire Balconies, explore their vision for the future of residential construction or to request a design meeting, visit www.balconies.global email: support@balconies.global or call: 0344 88 00 553
Golden Thread compliance: Defining what good looks like
Golden Thread compliance is now central to the Building Safety Act, but true implementation goes far beyond regulatory box-ticking. In this article, Taylor Hammond, CEO of National Building Register (NBR), challenges the industry to take ownership – shifting from fragmented, reactive practices to a shared, consistent standard for building information.
Golden Thread compliance is now a central pillar of the Building Safety Act, and rightly so. But beneath the confident headlines and legislative mandates lies a more complicated reality: one that the industry must take ownership of, not simply respond to.
We understand what the Golden Thread is meant to achieve. We accept that building safety information must be accurate, accessible, current and available across a building’s entire lifecycle. It is intended to provide a transparent and trustworthy record of responsibility.
Yet the built environment has a long history of treating new legislation as something to interpret narrowly or assign to whichever subcontractor or software tool
is nearest to the end of the project. This time it must be different. Golden Thread compliance is not just demonstrating you have captured documents. It is an ongoing relentless discipline. One that must begin at the start of a project and continue well beyond handover.
We need to stop trying to design our minimum requirement obligation delivery around the regulator as the end approver and start thinking about how the people who actually manage, live in and depend on these buildings every day can meaningfully utilise it indefinitely. The question that now matters most is: how do we define what good looks like?
Much of what currently passes for Golden Thread compliance is inconsistent. As with Gateway 2
Taylor Hammond, CEO, National Building Register
applications, the level of detail is open to interpretation. No one is checking the checker. Systems vary across projects, processes rely on individual teams or incumbent software, and interpretations are shaped more by convenience than consensus. Without an agreed benchmark, we continue to operate in silos.
The legislation defines the parameters but deliberately avoids prescribing how we meet them. In many ways, that’s sensible. One-size-fits-all systems rarely survive in complex environments. But this flexibility also places the responsibility for clarity directly on the industry. And at present, we are seeing a scramble. Platform providers and project teams are hurrying to position themselves as compliant. In practice, information is scattered across subcontractor folders, cobbled together from bolt-ons to various Common Data Environments (CDE), or misunderstood entirely, with SharePoint sites and USBs still in use.
Some CDE providers now offer Golden Thread hosting as an add-on. It sounds efficient, even reassuring, but what happens when a new building manager takes over or when you try to migrate platforms in five years? Without a unified benchmark, what exactly are we measuring against?
We should not see the absence of prescription as a flaw. It is an opportunity. Flexibility allows innovation. But it also introduces the risk of inconsistency and opacity if not managed collaboratively.
We have seen this before. The early years of BIM were marked by iteration, misinterpretation and uneven adoption. It took time to establish a meaningful, usable
“We have an opportunity to shape our future rather than simply survive regulatory change. This is a moment to create a legacy of accountability that will outlast any project team or ownership structure.”
Taylor Hammond, CEO of National Building Register
standard. The danger now is that we repeat the same pattern, this time with life-critical information. It is no longer enough to claim compliance if no one can agree on what that looks like.
Today, the Golden Thread is a statutory requirement only for higher-risk buildings (HRBs). But it is shortsighted to assume it will stop there. In truth, it should not. Properly structured building information is not a luxury or a burden, it is essential to good practice. We should be designing systems that deliver traceability, not just for compliance, but for the people responsible for the operation and safety of these buildings. It’s just good practice.
Golden Thread compliance is common sense. What we need is a national standard. Not one imposed from the top down, but one developed through best practice, collaboration and lived project experience, by us.
A shared framework that is scalable, adaptable and rooted in clarity, in the same spirit as the Government Soft Landings approach or Level of Detail matrices.
This is not about setting minimum expectations. It is about making the Golden Thread usable and consistent, capable of verification and applicable across the wide range of projects that make up the built environment.
If we do not take the lead, we risk defaulting into a compliance culture that is fragmented, reactive and, ultimately, undermines the very trust the Golden Thread is supposed to restore. We must lead now. Not through rigid templates, but through informed, practical guidance that works in real settings.
Waiting for top-down clarity is not a strategy. It is avoidance. We have an opportunity to shape our future rather than simply survive regulatory change. This is a moment to create a legacy of accountability that will outlast any project team or ownership structure.
If the Golden Thread is designed to carry the weight of responsibility, then we must ensure it is built on solid, shared foundations. In the absence of prescription, we must decide, wait to be told what good looks like, or define it together and lead by example.
www.nbr.uk.com
Rooftop development: Key considerations to ensure development success
Rooftop development is often seen as an obvious contribution to the Government’s target of 1.5 million new homes. Unfortunately, it can be anything but simple. Andrew Harbourne of Thackray Williams’ Commercial Real Estate Team outlines some of the issues to consider before ‘building up’.
In England, permitted development rights introduced in 2020 may allow rooftop extensions in certain circumstances, but these rights are limited and subject to conditions. Developers must confirm whether their proposals qualify and understand the procedural requirements. In Wales, full planning permission is always required. It may be that the Government’s planning law reforms, to be enacted this year, will speed up the planning process and make other relevant changes.
Freeholders should check if the roof has been leased to top-floor tenants, or if they have acquired the right to have their lease extended to include the roof through unchallenged, exclusive, long-term use of it (encroachment).
In some cases, the airspace owner’s rights might not extend beyond what is necessary for the ordinary use and enjoyment of the land, meaning that development may not be permitted even if the freeholder owns the airspace above the building.
Restrictive covenants can also present obstacles. These may limit how the airspace or associated amenities can be used and could benefit neighbours or leaseholders. Unless such covenants are released, modified or otherwise dealt with, they may prevent development from going ahead. Neighbouring properties may have rights that are affected by rooftop works. These could include rights of way, access or light, and may be enforceable even if not formally documented. Developers must also consider whether licences are needed for overhanging structures such as balconies or cranes, or for scaffolding that encroaches on neighbouring land or public highways.
Easements that benefit the existing building may not automatically apply to new rooftop units. If the development increases the burden on neighbouring land, the easement may no longer be valid. Similarly, neighbours
may have rights to light that could be infringed by the new structure. Courts have often taken a strict approach to such rights, with some developments facing full or partial demolition and/or significant compensation awards.
Lease terms must also be reviewed. Clauses relating to quiet enjoyment, recreational use of the roof or service access could all be affected. The grant of a development lease of the airspace might breach covenants requiring uniformity with existing leases, and changes to service charges or insurance contributions may be necessary.
Where there are two or more qualifying leaseholders in a block, they may have the right of first refusal under the Landlord and Tenant Act 1987 to the grant of a development lease by the block owner to a developer; breaching this is a criminal offence. Leaseholders may also seek to buy the freehold through collective enfranchisement or take over management of the building, both of which could complicate development plans.
Rooftop works may also trigger the Party Wall etc. Act 1996, requiring notice and potentially compensation to neighbours.
If the development results in a building that is seven storeys or more, or over 18m in height to the ground floor of the highest floor, it must comply with the Building Safety Act 2022, including the Gateway application regime and ongoing safety obligations.
Finally, developers must consider other matters such as structural integrity, insurance requirements and construction methods. Modular construction may reduce disruption (but carry other risks), and early engagement with leaseholders can help secure support – especially if the scheme offers shared benefits such as reduced service charges or building improvements.
www.thackraywilliams.com
Andrew Harbourne, Commercial Real Estate Team, Thackray Williams
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Germany’s vertical metropolis
Frankfurt is Germany’s high-rise capital, with 95% of the nation’s skyscrapers clustered within its borders. Surrounded by a protected green belt, the city has long embraced upward growth as its defining feature. Home to two of Germany’s largest banks and more than 40 major firms that relocated following the UK’s exit from the EU, Frankfurt has cemented its position as a global financial hub.
With around 770,000 inhabitants and nearly 734,000 people working in the city, Frankfurt/Main forms the heart of the wider Frankfurt/Rhine-Main metropolitan region. To secure its future, the city has launched two landmark strategies: the Integrated Urban Development Concept Frankfurt 2030+ (IUDC) and the High-Rise Development Plan (HEP2024), both designed to balance growth, sustainability and liveability.
Frankfurt 2030+: A vision for the future Developed through a city-wide dialogue process between 2014 and 2017, the IUDC outlines six guiding principles:
1. Frankfurt for All – Ensuring affordable housing, strong social infrastructure and vibrant neighbourhoods across the city.
2. Dynamic Economic Metropolis – Strengthening Frankfurt’s role as a global gateway, a European digital hub and a leading financial and “Industry 4.0” centre.
3. More Frankfurt – Creating a denser, more urban city with mixed-use districts, sustainable growth and enhanced green and open spaces.
4. Climate and Environment First – Expanding green belts, promoting eco-friendly mobility, and investing in climate adaptation while preserving biodiversity.
5. The Region is the City – Deepening cooperation across the Rhine-Main region to ensure balanced, future-ready growth.
6. Urban Planning as a Community Task – Involving politics, business, academia and citizens in shaping Frankfurt’s development.
HEP2024: Redefining the skyline
Few European cities are as defined by their skyline as Frankfurt. Since the 1950s, high-rises have been central to its identity, earning it the nickname “Mainhattan”.
The updated High-Rise Development Plan (HEP2024) was commissioned by the City of Frankfurt am Main and developed under the leadership of the City Planning Office together with AS+P Albert Speer + Partner. It goes beyond simply adding new towers. High-rise buildings are intended to be sustainable, multifunctional urban landmarks that are integrated into public life.
Key goals include consolidating the skyline in the central banking district, upgrading public spaces and
blending new mobility, leisure and housing concepts.
As CBRE’s Senior Analyst Tamara Orth notes, Frankfurt’s challenge now is not only expanding its skyline but also revitalising the city centre, especially in the wake of the pandemic. Mixed-use development, greening initiatives and a stronger blend of work, living and leisure are at the core of this transformation.
AS+P Albert Speer + Partner GmbH, together with its founder, has played a decisive role in shaping Frankfurt – from the Museumsufer and major urban developments such as the Trade Fair and the Europaviertel to landmarks like the Holbeinsteg and Frankfurt Westside. In collaboration with the City Planning Office, AS+P also prepared the current High-Rise Development Plan
Millenium Area Tower A
Architect:
FOUR
(HEP2024), supported by specialist consultancies including ee-concept, weatherpark and INKEK. Ultimately, Frankfurt’s approach to high-rise development is about more than height – it’s about harmony. By blending innovation with tradition and ambition with responsibility, the city continues to shape a skyline that’s not only iconic but deeply connected to the people who live beneath it.
Frankfurt’s skyline: Shaping the city of tomorrow Frankfurt stands out among European cities for its striking skyline, a defining feature of the Main metropolis since the 1950s. With 20 of Germany’s 22 skyscrapers over 150m and around 90 buildings exceeding 60m, the
Frankfurt T1
Status:
Architect:
Developer:
Commerzbank Tower
Status: Completed 1997
Architect: Foster + Partners
Contractor: Hochtief
Height: 259m
Storeys: 56
“High rises are no longer viewed solely as symbols of progress –they’re now expected to enrich the city’s identity, improve quality of life and integrate seamlessly into the urban fabric.”
city’s vertical silhouette reflects its global stature as a financial and economic powerhouse.
The 2024 High-Rise Development Plan (HEP2024) aims to strengthen this skyline while preparing it for the demands of future urban life. High rises are no longer viewed solely as symbols of progress – they’re now expected to enrich the city’s identity, improve quality of life and integrate seamlessly into the urban fabric. Since the 1970s, growing public scrutiny has led to more nuanced evaluations of tower locations, ensuring new developments meet rigorous architectural, social and environmental standards. The high rises at street level, through mixed-use concepts, promote Jane Jacobs’ ‘Eyes on the Street’ principle.
Unlike the widespread skyscraper culture in North America and Asia, high rises in Europe are rare and often contrast with historic cityscapes. While many European cities tried to prevent high-rise developments, often with little success, Frankfurt took a different approach through proactively defining the location for possible future high rises, leading to the iconic skyline in a “planned” fashion.
In Frankfurt, however, their distinctiveness fosters a strong sense of place. The HEP2024 emphasises mixeduse buildings, vibrant public spaces and sustainable design. It challenges architects and planners to rethink
how towers serve not just businesses, but communities – creating inclusive, urban environments that support diverse lifestyles.
Growth and demographics
After a brief slowdown during the pandemic, Frankfurt’s population is once again on the rise. As of today, 776,349 residents are officially registered, and forecasts predict the city will surpass 827,000 inhabitants by 2035 and reach 843,000 by 2045.
The city’s labour market is dominated by services, which account for over 90% of jobs. Office employment has steadily grown by 1.3% annually since 2000, with around 369,000 office jobs registered in 2019. While finance remains central, other service sectors are increasingly shaping Frankfurt’s economy. After COVID and the widely-accepted home office, it appears that central locations, such as those defined in the HEP2024, remain in high demand, while office locations on the fringes have seen a decline in demand. People seemingly want to stay connected to their co-workers as well as downtown area amenities, while coming to the office biweekly – hence urban planners are convinced that the newly-defined locations will be further developed in the next 15 years.
Westend 1
Status:
Completed 1993
Architect: Kohn Pedersen Fox Associates
Contractor: Hochtief AG
Height: 208m
Storeys: 53
Floor Area: 80,700sqm
MesseTurm
Status:
Completed 1991
Architect: Helmut Jahn
Contractor: Hochtief
Height: 257m
Storeys: 63
Central Business Tower
Status: Under Construction
Architect: KSP Engel
Contractor: Züblin
Height: 205m
Storeys: 52
Floor Area: 114,500sqm
Elevating the approach to tall buildings
In recent decades, building design has evolved from focusing solely on operational energy efficiency to tackling the full environmental impact of construction. With regulations like Part L driving advances in building envelopes and systems, operational performance has improved dramatically. Yet, as the industry shifts its attention to whole-life carbon, design teams face the challenge of creating adaptable, efficient structures that avoid overbuilding and unnecessary carbon costs. Chris Edgington, Associate Director at Arup, explores further.
In the early 2000s, the built environment sought to minimise operational energy, designing buildings to be energy efficient and including renewable technologies where feasible. As technology progressed, including more affordable renewables, like photovoltaic panels, into buildings has become commonplace.
Ratcheting upwards of requirements for building performance, including most famously Part L of the Building Regulations, meant improvements in building envelopes and active systems, so buildings of any scale are now designed outside-in for efficiency. If buildings do now operate efficiently, what more can we do to reduce construction’s environmental impact?
A growing area of focus is the need to account for total lifecycle carbon emissions – that is the sum of all carbon emissions associated with a building throughout its entire lifespan, including construction, operation, maintenance and demolition – a challenge that continues to keep design and construction teams on their toes.
Accounting for carbon
Everything we do on a construction site, and everything we put into a building, whether part of its structure, fabric or services, brings with it an amount of associated carbon emissions.
We might design a structure for specific loads, like filing, heavy partitions or UPS batteries, to allow occupiers flexibility. This, in turn, requires the structure to have a certain strength, adding thickness and material, which adds carbon directly to the affected areas –but also brings with it the need to support that additional weight through columns and down into the building foundations.
When assessing existing buildings and their potential for extension, foundation capacity often becomes a tipping point: extra floors can be added by reducing previously catered-for allowances on existing floors, (e.g. how many offices still need expansive paperwork files?), liberating foundation capacity for new floors above.
The weight of floor slabs and the quantity of reinforcement are designed to support the imposed loads defined in the brief
Chris Edgington, Associate Director at Arup
“Escape routes, lift specifications, WCs, air flow, cooling and power all shape the building’s core. These decisions are made towards the very beginning of a project, and they become central to the design.”
The same logic can be applied to structure in new buildings – reducing overcapacity will allow buildings to literally tread more lightly on the planet.
Trends in up-and-coming commercial buildings
Tall buildings carry a greater sense of permanence than shorter ones. We seldom see them demolished (and, in sustainability terms, nor can we afford to) so designing them for adaptability and longevity to be adaptable and for a long lifespan is crucial.
Speculative office buildings are designed without a known occupier, which means they must be flexible from the outset and adaptable over time. Developers investing significant capital need confidence that their building will attract a wide range of tenants, both immediately and as future demands evolve.
There are factors weighing on two sides of a building efficiency tightrope: designing in sufficient capacity whilst the project is still on the drawing board, seeking to cut off as few options for future use as economically and technically possible, whilst at the same time attempting to ensure that the provisions are as spatially efficient as they can be. Many of the fixed and immovable elements of the building are a function of assumptions in the brief.
Whether these relate to occupancy – how many people will attend the building, and how often, is a central planning question not only for occupiers (try asking a business how much office space they will need in 5 years’ time, the answer will largely be impacted by projections of headcount): so too is it in designing the elements of the building that must perform.
Escape routes, lift specifications, WCs, air flow, cooling and power all shape the building’s core. These decisions are made towards the very beginning of a
project, and they become central to the design. Changes in the underlying assumptions here become increasingly difficult as projects progress, becoming often quite literally set in stone once the design team have settled on the arrangement of the core.
Movement in the brief
Buildings are designed to meet a client-agreed brief. The brief will set out a specification and performance criteria, governing design loads, services, occupancy and internal comfort criteria. Lease agreements formalise these performance criteria, entitling occupiers to use the building as designed for the lease duration. Building infrastructure is, therefore, typically designed to accommodate peak design loads concurrently to allow landlords to meet their obligations.
Once fitted out and occupied, buildings do not always use all the power, heating and cooling that they have been designed to facilitate. Some large buildings reportedly use less than half their designed power and cooling capacity.
This matters: the cost and embodied carbon impact of underutilised plant could be put to better use elsewhere if it is not going to be needed. Underused plant often operates inefficiently, adding an operational penalty to already wasted capacity. There is a logic in seeking to provide an initial baseline capacity for buildings which is then increased if circumstances dictate. Whilst it is not simple to do, designing a modular approach to a building’s services that will allow landlord and occupiers to ‘right-size’ the capital plant systems could offer up significant carbon benefits. This could mean upgrade paths triggered by actual, not theoretical, building needs.
The size of the building’s core is determined early on and heavily influenced by the design criteria and occupancy assumptions in the brief
Services philosophies
In seeking to minimise our carbon impact together with our clients, Arup is increasingly challenging the status quo, designing for lower load densities than traditional fan coil systems and exploring the leanest possible building chassis.
Many buildings will use what we call a minimum fresh air mechanical strategy, where an amount of outdoor air determined by the intended number of occupants is brought into the building at, say 18°C, with supplemental heating or cooling via fan coil units. The developer will often provide an installation as a baseline for tenants to adapt as required during fit-out, to condition meeting rooms or tea points etc. Fan coil systems offer control, handle high cooling loads, and are a familiar, flexible proposition.
Some of our current projects are using a displacement ventilation system. Adequate cooling aligned to British Council for Offices (BCO) criteria can be provided centrally at an air handling unit, with reduced need for active equipment in general office areas. Where users need to add additional cooling capacity, this can be achieved by adding terminal units such as fan coils – but only where they are required by the end user. The embodied carbon saving from this approach is significant – and as a happy side effect, it can save money initially too.
The downside? Many floorplates can’t support underfloor ventilation in a 150mm floor void. Instead,
a deeper floor void must be provided, which is easy to design for at the outset but is rather harder to accommodate later – a bit like the occupancy question.
There is a lot that we do in the design of buildings to make them as sustainable as we can – but still some areas where more could be achieved (and, perhaps, less installed) by working together to critically examine these in-built inefficiencies.
www.arup.com
Installing central plant at the top of tall buildings is complex and much more easily undertaken during initial construction
A fan coil unit building services installation in office space
Redefining evacuation lifts in building design
Introduced earlier this year, BS EN 81-76:2025 sets out detailed requirements for evacuation lifts as part of building design. By prioritising accessibility and coordinated engineering, the standard aims to make safe, lift-assisted evacuation a practical reality for people with reduced mobility and beyond, as Graham Barker, Partner and Global Head of Vertical Transportation at Cundall, explains.
Don’t use lifts in the event of a fire” is a precaution etched in most of our brains, but the new lift standard, BS EN 81-76:2025, is expanding the possibility of using lifts in evacuation plans. For people who require accessibility and with reduced mobility, this is a positive and much-needed step change in how buildings are designed.
On 24th July 2025, the industry welcomed the BS EN 81-76:2025. The standard has been published following its ratification by the European Committee for Standardization (CEN) and the British Standards Institute (BSI). Since 2008, evacuation lifts were described in a very limited capacity in BS 9999: Code of practice for fire safety in the design, management and use of buildings. The London Plan’s publication in March 2021 was one of the pivotal documents which first mandated evacuation lifts in buildings. The recent publication of BS 9991: Code of practice for Fire safety in the design, management and use of residential buildings in November 2024 introduced greater definition and requirements for evacuation lifts and required them to be provided in all residential buildings where lifts were provided. It also contained extensive references to the now published EN81-76 standard.
Several key elements of importance are covered in the National Forward of the standard including:
The evacuation lifts described in BS EN81-76 are a significant improvement to those previously detailed in BS 9999.
No hard-stop implementation date is defined, unlike other earlier standards, as it will take the market time to develop solutions and products to meet the standard.
The definition of what an evacuation lift is, is only the first step. The evacuation lift needs to collaborate with other building and design elements, including determination of the number, size and location of such lifts within a building. This must be done on a case-by-case basis to integrate this new approach into future projects smoothly.
Design collaboration is required for evacuation lifts
The provision of an evacuation lift within a building will not solely be the responsibility of the vertical transportation designer or lift manufacturer, but a collaboration between multiple parties, including:
Architects – situating the evacuation lift in relation to other lifts for other purposes, as well as providing the necessary safe space compartments and escape routes
Fire engineers – defining the number and location of evacuation lifts
Electrical engineers – integrating the lift with the buildings secondary power systems and fire alarm systems
Mechanical engineers – integrating the evacuation lift with the ventilation systems of safe spaces or pressurisation systems
BS9991 requirements for provision of evacuation lifts
The key criteria evaluating when evacuation lifts are required in residential buildings as per BS9991:2024 are:
Graham Barker, Partner and Global Head of Vertical Transportation at Cundall
Buildings provided with passenger lifts should also be provided with a means to use lifts for escape (aka evacuation lifts).
At least one evacuation lift should be provided for each escape stairway, and more if required (e.g. if there is a high number of persons on a floor that may rely on a lift to evacuate).
For buildings with floors above 50m high and with a stay put strategy, every lift should be designed as a firefighters lift and have the ability to function as an evacuation lift.
Buildings provided with lifts for access should also be provided with a means of using lifts for escape, and that lifts may be used for both access and escape or else be separate/different lifts with separate or individual functions.
Any lift provided for use in building escape should be an evacuation lift.
One evacuation lift is needed for each escape stair as a minimum, and where escape stairs are in separate locations, an evacuation lift should be provided at the location of each stair instead of in a single location.
Note that the standard clarifies that lift is a device compliant to EN 81–20 with a speed greater than 0.15 m/s and therefore removes the potential for a platform lift or similar (which is limited to a speed of 0.15 m/s) to be used as an evacuation lift.
EN81-76 evacuation lift classifications and operating modes
The new standard introduces two different classifications of evacuation lift. Class A where secondary power is not available and Class B which includes a full specification with all features and provisions. The standard also introduces different operating modes to suit different evacuation strategies, building designs and limitation:
Driver-assisted evacuation – similar to the existing BS9999 Annex G provisions, where the lift is driven by an operator during the evacuation
Automatic evacuation – a new mode where the evacuation lift operates automatically, without a driver, but with significant integration to building systems such as a fire alarms to ensure safe operation
Remote evacuation – a new mode similar to driver assisted, but where the driver is located remote from the lift.
The below table summarises the classifications and associated operating modes:
An evacuation lift sign at each evacuation landing (minimum size 40 x 40mm)
Evacuation lift switch at each EEL (where driver-assisted evacuation is implemented)
Communication system for driver-assisted and remote-assisted evacuation modes, where implemented
Video monitoring system for remote-assisted evacuation
Power supplies and disruption
If power is disrupted or changed from one supply to another, the lift must become available for service again within 60 seconds.
Class A evacuation lifts do not have a secondary power supply system, but do require an automatic rescue operation to move the lift to the EEL and allow persons to exit the lift in the event of power failure. Class B evacuation lifts require a secondary power supply.
www.cundall.com
Evacuation lift specific equipment requirements
An evacuation lift needs to have specific equipment over and above that which a standard lift may have:
Voice announcer to provide evacuation instructions
Car position indicator at each evacuation exit level (EEL) landing
Visual indicator of evacuation service capability at each EEL
Where there are multiple EELs, an indicator at each EEL showing the active EEL
GEBERIT SUPERTUBE
THE SPACE GAINING SYSTEM
With less space required for drainage and more added value throughout the building, Geberit SuperTube is the innovative technology for hydraulically optimised drains in high-rise buildings. Three sophisticated fittings create a constant column of air in the drainage pipe, meaning a separate ventilation pipe is no longer required. Additional space is also created thanks to the optimally designed pipe diameters and horizontal offsets of up to 6 metres in length, which can be laid without a slope. geberit.co.uk/supertube
A digital approach to life safety systems
The duty of the Accountable Person, outlined in the Building Safety Act, is to take all reasonable steps to prevent building safety risks. Here, Nelson Godinho, Head of Fire Engineering at SE Controls, outlines what is required and how a truly digitalised approach helps to achieve compliance.
The required technologies to achieve a digitalised approach to life safety are now commonplace so it is a choice, not a limitation of technology that is preventing improved building safety, despite the introduction of the Building Safety Act in April 2022.
The Building Safety Act imposes specific requirements for higher-risk buildings (HRB), defined as those at least 18m tall or with at least seven storeys and a minimum of two residential units, such as properties managed by many social housing and facilities management professionals as well as those involved in buy-to-let and student accommodation.
What information is required?
There are three building safety ‘gateways’ intended to ensure that building safety has been incorporated from design through to occupancy. Each one acts as a hard stop on the project with work unable to continue to the next phase without approval from the appointed Building Safety Regulator.
The first comes at the end of the planning stage and requires those responsible for the project to demonstrate that building safety has been considered as part of the outline planning application. A fire statement needs to be submitted as part of passing this gateway to detail how fire safety has been incorporated.
At the end of the design phase, before construction can begin, the duty holders must submit detailed information about the building ‘as designed’ as well as the competence of the principal designer and principal contractor. This must include details of how building safety will be maintained throughout construction as well as while occupied. In particular, the fire strategy will need to be approved at this stage.
Having a detailed design of life safety systems, typically specifying the essential product characteristics at asset/device level referenced both in the Building Regulations and the harmonised standards, is critical to achieving the desired outcomes. The duty holders must also outline the strategy for the management of the digital golden thread of information. The information must be structured to allow it to be retained, accessed and transferred effectively.
Before the building can be occupied, it must be certified as safe with a completion certificate issued by the Building Safety Regulator. To receive this certificate, the duty holders must provide details of the ‘as-built’ building along with key information about the building and declarations from the principal designer and principal contractor that it complies with the Building Regulations. Completion of this stage also requires
confirmation that the digital golden thread of information has been handed over to the ‘Accountable Person’.
Drivers for change
Smoke control systems are rarely activated unless in an emergency. Those who are responsible for a building must ensure that the systems will perform as intended when called upon.
Manual, periodic inspections coupled with decentralised record-keeping may result in outdated data, potential human errors, and the risk of missing or misplaced records. Consequently, the opportunities for proactive maintenance and timely remediation are limited, which may jeopardise system performance during emergencies.
How a digitalised approach helps to achieve compliance
With the right systems and innovations in place, every asset that makes up the life safety system in a building can be combined into a digitalised system or ‘ecosystem’. This will change how systems are managed in key areas.
An actuator on an automatically opening vent (AOV) can have its parameters, settings and performance tracked in real time from the moment it is manufactured,
Nelson Godinho, Head of Fire Engineering at SE Controls
right through its lifetime. This means that in the event of a fire, it can be proven digitally that the product was safe and compliant at any point in its history, including in the event of a fire.
Configurable technology allows parameters of the products within a life safety system to be tailored using technologies, such as Bluetooth and mobile applications, removing the requirement for a laptop or specialist equipment on site.
A digitalised approach also provides total transparency detailing exactly who has interacted with the products in a life safety system, what they did, why they did it and when.
Also, with the installation of a 4G-enabled router in every building, remote product validation is also possible whereby products can potentially be tested, and the weekly test results recorded, validating its performance against the fire strategy available in the cloud. Communication of all the data on the life safety systems can be securely and automatically transmitted and stored in the cloud, where it can be accessed by everyone responsible for the building.
Creating and managing data and content in a structured way via a common data environment will enable it to be consumed and accessed by a wide range of stakeholders using an ever-increasing number of asset management platforms.
Moreover, maintenance processes can be streamlined with remote diagnostics and support. The local or in-house maintenance team in some cases can resolve the issue, removing the requirement for costly engineer call outs, minimising response times and ensuring prompt action in case of faults or maintenance requirements.
The Building Safety Act, as with most legislation, is complex in places. However, if disciplined approaches are taken in software and technology selection, content management and data strategy, satisfying the requirements of this and future similar legislation will become simpler to achieve. Most importantly, it prioritises the life safety of residents in social housing communities.
www.secontrols.com
At the helm: High-rise construction and climbing formwork
With available land in the capital increasingly scarce, the only way to build is upward. This is reflected in New London Architecture’s Tall Buildings Survey 2025, which reports a 23% increase in applications for tall building construction in London from 2023 to 2024. But it’s not just the capital that’s growing taller. Climbing and High-Rise Manager at PERI UK, Nick Mills points to the surge in tall building construction across cities like Manchester, Birmingham and Leeds, highlighting why PERI has made this a key industry focus.
Since jumping into formwork technology almost 26 years ago, Nick has added numerous tall builds to his portfolio, playing a key role in delivering climbing formwork solutions for some of the most complex and high-profile projects such as the 67-storey ICE Condo towers in Toronto, and Newfoundland – a unique 60-storey skyscraper in Canary Wharf, London.
It was his experience with large-scale climbing projects across the Atlantic in Canada that made him the ideal choice to spearhead new high-rise opportunities at PERI UK back in 2016 – a time when London’s privately-owned financial district was undergoing major development.
After a successful four-year stint leading the central London sales team from 2020 to 2024, Nick explains that the challenging nature of high-rise projects drew him back to leading PERI UK’s climbing segment nationally.
“Most of the hard work is done before the start of a tall building project – early planning and engagement
is key. It would be great to simply watch the core fly up,” says Nick. “But architects’ elaborate designs and structural changes often make it more complex.
The integration of formwork with other elements during tall building construction should not be underestimated. Nick recalls the first two phases of the South Quay Plaza site as among the most complex projects, since the contractor’s precast elements had to be integrated into the internal core walls of a large tower.
“We were working on phase two during COVID-19,” Nick recalls. “Adding to the technical challenges was the limited face-to-face contact with the customer and our engineers. However, through 3D modelling, we were able to spot clashes and any potential issues virtually.”
It’s not just digital technology that’s optimising how we construct. When questioned about jumpform technology’s place in the industry, Nick was quick to defend.
“For many high-rise commercial projects, high-spec finishes on the core are at the top of the agenda. Whether
Newfoundland, London
Nick Mills, Climbing and HighRise Manager, PERI UK
a contractor uses RECKLI liners or custom-sized plywood sheeting, jumpform delivers the precision that slipform cannot currently match. It also minimises the margin for error, especially when bespoke architectural features come into play.”
The high-spec finish on tall building cores is only as good as the climbing system that is able to transport the formwork into position. The safer the system, the more efficient and accurate the build. Over half a year into his return to the high-rise segment, Nick faces the exciting task of successfully launching PERI’s latest RCS MAX system upgrade in the UK at the South Molton Triangle site – the first time it has ever been used on a project. He believes the system directly addresses the heightened focus on high-rise construction safety.
“RCS MAX introduced simultaneous multi-platform climbs, so we could eliminate the risk of leading edges
altogether. This latest module ensures the majority of the formwork is connected to the jumpform throughout the climb. This means we can reduce crane use and enable contractors to continue jumping safely even when the crane is winded off. South Molton Triangle is a special project for us as it’s the first time we are using the new MAX module 2 on a large internal stair shaft with no requirement for crane climbing.”
The evolution of PERI’s climbing capabilities doesn’t stop there. With support from its headquarters in Germany, Nick is optimistic about the enhanced sustainable solutions PERI UK will be able to offer its customers, as the company focuses on standardisation, improving its current portfolio, developing new product innovations and promoting reuse to pave the way forward.
www.peri.ltd.uk
Tall building projects PERI UK has supported over the years
South Quay Plaza, Canary Wharf
RCS MAX on the core at South Molton Triangle
2FA: A vertical campus for the future of work
2 Finsbury Avenue is a bold 38-storey, 106,000sqm (GIA) development in the heart of the City of London. Targeting BREEAM ‘Outstanding’, it is setting new standards in sustainable office design with forward-thinking solutions that challenge convention.
Located in Broadgate – the largest pedestrianised neighbourhood in Central London – the scheme rises as a 12-storey podium crowned by a 21-storey West Tower and a 36-storey East Tower. At 170m tall, its construction demanded remarkable engineering, with 280 secant piles and 78 bearing piles drilled up to 50m into the ground, the depth of Nelson’s Column laid end to end. The towers are defined by a distinctive series of interlocking triangular planes, their solid and glazed sawtooth facades creating dramatic double-height interiors.
Circular economy principles
To meet British Land’s ambitious sustainability goals, the project integrates pioneering environmental strategies. Designed in collaboration with behavioural scientists, the offices prioritise flexibility and wellbeing, weaving in green spaces and terraces that foster collaboration, creativity and social connection. An international team – including GXN, 3XN’s sustainability consultancy –has ensured that the building embodies futureproof approaches to health, wellbeing and circular design, while also delivering significant reductions in both operational and embodied carbon.
As one of the first developments in London to comply with a new circular economy policy, 2FA is at the forefront of upcycling and adaptable design. GXN is spearheading this work, embedding circular economy principles throughout the project.
Cultivating balance and wellbeing
Conceived as a vertical campus, the building provides a wide range of amenity spaces designed to reflect the latest insights from behavioural and social science. These spaces encourage connection, interaction, and moments of respite throughout the day. Among them is a 9,000sqft Winter Garden – an adaptable, sheltered green retreat with sweeping views over London, offering opportunities for renewal and reflection.
For 3XN, the philosophy underpinning 2 Finsbury Avenue is clear: architecture shapes behaviour, and the boundary between work and social life will continue to blur. The design is, therefore, much more than a workplace – it is an environment that cultivates balance and wellbeing in daily life.
“Buildings are more than the sum of their parts,” says Audun Opdal, 3XN Senior Partner. “Our people-centred design for 2-3 Finsbury Avenue integrates sustainability,
Project Team
3XN: Lead Architect
Ramboll: MEP & Structural Engineer
Adamson Associates: Executive Architect
SWECO: Vertical Transportation
GXN: Innovation Consultant
Atelier Ten: Sustainability Consultant
DP9: Planning Consultant
Core Five: Cost Consultant
Gardiner & Theobald: Project Manager
Framework Contractor: Sir Robert McAlpine
high performance and healthy environments where people can not only work and relax, but thrive.”
This approach has led to a design developed from the inside out. Programmes are arranged into a vertical campus with maximum adaptability, supporting both cellular and hybrid office layouts. Green zones are interspersed throughout, stimulating creativity and encouraging interaction.
Hybrid energy concept
Ramboll, the MEP and structural engineer, has driven rationalisation of construction to reduce interventions and embed efficiency at every level. The result is a hybrid energy concept that sets the benchmark for carbon reduction in London office developments.
The building is fully electric, powered by a diverse mix of central heating and cooling plant systems, all managed by an intelligent Mitsubishi control system that calibrates energy use based on demand and season. Cooling is delivered via a unique chilled water circulation system that combines roof-mounted heat pumps with basement water chillers, while each office floor has dedicated heat interface units for precise energy billing. Plant capacities have been optimised to align with British Land’s occupancy studies, ensuring maximum efficiency.
A number of design innovations reduce environmental impact. Glazing with low g-values minimises solar gain in summer. Plant rooms are tightly designed to reduce excavation depth, cutting the carbon impact of the three basement levels. Dual incoming power supplies halve the likelihood of generator use, and when backup is needed, generators run on hydrated vegetable oil – a zero-carbon fuel.
“With its visionary design, sustainable engineering and human-centred philosophy, 2 Finsbury Avenue is redefining what an office building can be – futureproof, flexible and focused on the wellbeing of both people and the planet.”
Maximum energy performance
The facade is faceted to reduce peak daylight penetration, while an optimisation study has maximised energy performance. Heat from tenant IT loads is recovered and repurposed for domestic hot water, effectively providing free heating. Fresh air is delivered underfloor, reducing ductwork and steel requirements while improving efficiency. Zoned ventilation keeps air quality consistently high at 750 PPM CO2 while reducing fan energy and maximising heat recovery. Offices also have natural ventilation openings for night cooling and pre-occupancy purging, with individual user control available.
Air conditioning is managed by ultra-low energy fan coil units, while landlord energy use is predicted to achieve a 40% saving compared with benchmark office developments.
With its visionary design, sustainable engineering and human-centred philosophy, 2 Finsbury Avenue is redefining what an office building can be – futureproof, flexible and focused on the wellbeing of both people and the planet.
www.srm.com www.ramboll.com/en-gb 3xn.com
The Limes, Jersey
Expansive Social Housing Made with HadleyFRAME Technology
Following the success of the large-scale facility and charity headquarters at Plaisant Place, social housing provider Andium Homes saw first-hand the speed and efficiency of our light-gauge steel framing system.
So when they needed to construct an expansive new residential block at The Limes, they knew that HadleyFRAME was the clear choice.
In collaboration with our trusted Jersey partners, Normans and ROK, we have now completed this landmark apartment building using pre-panelised steel frame modules - with offsite construction allowing panels to be manufactured both on and off the island.
As with any major development, the project presented unique challenges. With a constrained city centre site and anticipated tunnel closures, we adopted a dual-face construction strategy to minimise disruption and avoid delays.
Alongside our core HadleyFRAME products (including board, grills, Breather Membrane, and steel frame panels), we tailored our engineering solutions to support bolt-on balconies loading over lintels. Comprising more than 130 apartments set across six floors, with private balconies and landscaped communal gardens, The Limes now provides a significant addition to affordable housing provision in the heart of St Helier.
Our HadleyFRAME system is just one part of our ongoing work in modern methods of construction. So if you’re looking for help with a steel frame project, we’re here to make sure you get the best results.
Learn more about our load-bearing steel framing – or start a chat with one of the team to see how we can help.
Get in touch
For further details email: ask.hadleyframe@hadleygroup.com
Birmingham’s new wave of high-rises
Birmingham’s skyline has long reflected its ambition, evolving from the bold modernism of the postwar years to a new era of high-rise living. The city now faces a pivotal moment: its expanding skyline must meet urgent housing demand while upholding design quality and integrating seamlessly with Birmingham’s character, as Dav Bansal, Partner at Howells, explains.
Post-war Birmingham, like many British cities, was reshaped by demolition and reconstruction. Rising from the rubble came a new skyline –modernist, optimistic and unapologetically tall. Influenced by the ideals of the 1950s and 60s, a wave of high-rise buildings, often 20 storeys or more, marked a bold new chapter in the city’s story.
Some became icons. The Rotunda (James A. Roberts, 1965), Alpha Tower (Richard Seifert & Partners, 1973), the NatWest Tower and the Birmingham Post & Mail building (both by John Madin, now demolished) stood for confidence, ambition and modernity. Those that remain have left us not just a striking skyline, but also a legacy to build on – with the same spirit and with a renewed sense of purpose.
Policy
The foundations for Birmingham’s first dedicated tall buildings policy were laid by the Big City Plan (2010) and the Birmingham Development Plan (2013) – two frameworks that redefined the shape and ambition of the city centre.
The guidance set out what constitutes a tall building in Birmingham, where they belong and what’s expected of them. It introduced the concept of ‘tall building zones’ and the need to understand their impact on the city’s character – especially in relation to the Ridge.
This natural topographic spine runs from Five Ways in the west, through the city core, to Digbeth and Eastside in the east. It’s a high point in the landscape, offering strategic long views and forming the backbone of the city’s silhouette. Along the Ridge, skyline management and view corridors are critical to the city’s identity and legibility.
Investment and development
But height isn’t limited to the Ridge. By the 2000s, a shift in policy – combined with a surge in private investment – ushered in a new generation of tall buildings. Beetham Tower (Ian Simpson, 2006), rising as part of the ‘offridge’ cluster, and The Cube (Make Architects, 2010), captured a renewed confidence in city-centre living and skyline expression.
“Height alone does not make a successful place. Tall buildings should be carefully integrated complementing the neighbourhoods they rise from and contributing to wider clusters rather than standing in isolation.”
The approval of 1 Beorma Place (Broadway Malyan, due for completion 2026) also marked a turning point. As the first high-rise consented outside the designated tall building zones, it tested the limits of policy – and set a precedent. What has now followed is a wave of tall buildings planned beyond the Ridge, shaping new clusters in Edgbaston, Digbeth, Ladywood, Smallbrook Queensway and Snow Hill.
The next generation of high-rise living is now being led by the build-to-rent market – driving growth and redefining how people live in the city. Howells projects such as The Mercian (2022), The Octagon and 100 Broad Street (due on site this year) are helping to set new standards for height, quality and urban integration.
To unlock the full potential of this pipeline, public and private sectors must work together –aligning ambition with action. That means finding creative solutions to make complex, high-density schemes viable. Collaboration is essential to attract further inward investment – from both domestic and international sources – and to explore new delivery models that bring forward homes and mixed-use development at pace. All this development needs to be supported by a city council prepared to invest in the infrastructure needed to unlock delivery.
Quality in construction
With the adoption of the Our Future City development plan (2023), Birmingham is evolving towards a more sustainable, European model of urban density – one that aims to support better public transport, active travel and vibrant, mixed-use neighbourhoods.
High-rise buildings are one of several typologies that can help meet the city’s urgent housing need. But they’re not the only answer. A successful city needs a blend: tall buildings alongside mid-rise and low-rise housing, carefully planned to support walkable, characterful communities.
Over the past decade, Birmingham has seen a clear rise in high-rise proposals – more in planning, more approved and more being built.
A local supply chain has grown in response. Tall buildings are specialist designs and cost more to deliver than any other typologies as well as longer to construct. Specialist contractors, fabricators and consultants now bring tall building expertise to the city, helping ensure that what gets built meets the design and technical standards expected of a city with renewed ambition.
While the council has not yet adopted an updated tall buildings policy, the door remains open. Developers are invited to make the case, testing their proposals against design quality, urban context and impact. It’s a flexible approach, but not without risk. It places the burden on teams to prove that tall buildings are not just viable but valuable.
But with this rapid growth comes a renewed responsibility: to ensure that what is built doesn’t just add height but also adds value.
A richly-layered city
As Birmingham’s skyline evolves, so too must its commitment to quality. The city’s recent wave of tall buildings has produced a mixed legacy – some wellresolved and exemplary, others compromised in design and delivery. At their best, tall buildings can mark a moment of progress and identity. At their worst, they risk becoming long-standing reminders of missed opportunity.
Height alone does not make a successful place. Tall buildings should be carefully integrated complementing the neighbourhoods they rise from and contributing to wider clusters rather than standing in isolation. They
must work as part of a layered, connected city, not as singular gestures.
Demand for high-rise may support densification around major/well-connected transport hubs but they are not the sole solution as high density can be achieved in many other ways including innovative arrangements of spaces, proximity of buildings and range of typologies.
Future opportunities
To ensure quality moving forward, Birmingham needs stronger guidance. A return to the principles of CABE’s Design Code for tall buildings would help re-establish clear expectations around form, materiality and urban presence. Independent design review, through a robust and empowered panel, will be essential to uphold standards and challenge mediocrity, particularly for schemes that will shape the city’s skyline for generations.
One Eastside (due for completion 2026) stands as a cautionary example. Initial ambition has been eroded through changes in materials and execution, resulting in a building that no longer reflects the quality of its original intent. If Birmingham is to build tall, it must also build well.
And yet, the opportunity is huge. Our Future City has helped set a bold and transformative vision for the growth of Birmingham’s core – one rooted in density, sustainability and design-led regeneration. This is a once-in-a-generation moment. With the right tools and commitment, the city can get it right.
Bringing Italian-designed facade flair to Birmingham
Aliva UK has made a bold impact on Birmingham’s skyline with its INCA awardwinning external wall insulation brick slip facade on Cortland Broad Street.
Aliva offers Italian flair in contemporary facade design, spanning both EWI and rainscreen cladding.
An architectural solutions specialist, it has been operating in the UK for over 25 years and its Italian parent company Gruppo Ivas has celebrated its 70th anniversary –demonstrating market strength and longevity of a global business.
Aliva’s facade has helped create a new visual gateway from Birmingham’s Fiveways roundabout, integrating into a cluster of tall buildings at one of the highest land points in the city. This flagship 105.5m new-build, 440-apartment development for build-to-rent client Cortland includes a 35-storey and six-storey element.
James Ormerod, Aliva UK’s Managing Director, says: “Our AlivaBrick system is an A1-rated, Kiwa-certified EWI and clay brick slip solution that can
be installed without height restriction, perfect for a building of this height and scale, with 11,000sqm of EWI brick slip installed in a smooth red colourway to create a statement tall building for Birmingham.”
Aliva worked in partnership with RG Group, Corstorphine & Wright and PIC Construction Group on the project.
Aliva UK’s A-rated facades encompass a Kiwa-certified EWI and brick slip proposition alongside a BBA-certified rainscreen cladding suite including aluminium, expanded mesh, terracotta, stone, ceramic, glass, GRC and UHPC.
Aliva provides an end-to-end service covering consultancy (including Gateway 2 compliance), design, structural calculation, manufacturing and supply, on-site project training and installation assessment.
www.alivauk.com
Ready for OFGEM? Heat network compliance in high-rises
Under the Energy Act 2023, OFGEM will take on formal oversight of heat networks from January 2026, ensuring that providers meet strict standards for consumer protection, pricing, reliability and efficiency. For high-rise residential developments, where centralised heating is essential, solutions such as community heat hubs (CHH) and networked ground-source heat pumps (NGSHP) offer a sustainable pathway to compliance, as David Badrock, Sales Director of Power On, explains.
The UK’s transition to net-zero carbon emissions has introduced significant regulatory changes within the energy sector, and the heat network industry is no exception. With the Energy Act (2023) setting the stage for OFGEM to regulate heat networks, all heat network providers must prepare for compliance with new rules. Starting on 26th January 2026, OFGEM will officially assume its regulatory role, followed by a 12-month transition period.
OFGEM’s regulatory role
The OFGEM heat network regulation will focus on consumer protection, fair pricing, reliability and technical performance standards. These standards will include efficiency requirements, metering obligations and authorisation for heat network providers to operate. Highrise residential buildings, which house a large number of homes in a compact space, pose unique challenges when it comes to heating and cooling systems. Centralised heating systems, like community heat hubs (CHH) and networked ground-source heat pumps (NGSHP), offer efficient, low-carbon solutions that address these challenges while aligning with OFGEM’s standards.
For all heat networks to be operational, providers must be authorised by OFGEM. This means that heat networks in high-rise buildings will need to adhere to
standards that ensure consumer protections, technical performance and energy efficiency.
Leading the way in heat network regulation
As Power On expands its presence in the high-rise residential market, the company is proactively preparing for OFGEM’s regulation by ensuring that its NGSHPs and CHHs meet all required technical and operational standards. These systems are designed to provide highlyefficient, low-carbon heating solutions, reducing the reliance on gas boilers and promoting sustainability. Heat network systems should be built to:
Ensure transparency and fair pricing: By offering clearly defined pricing models and a price promise, guaranteeing that the cost of heating solutions will be comparable or lower than traditional, less sustainable options.
Incorporate smart metering: All systems should be equipped with advanced metering technologies to monitor energy use, ensuring accurate billing and providing real-time insights for consumers to optimise their energy consumption.
Promote scalability and reliability: Modular design of CHHs allows for scalability, making them suitable for a wide range of high-rise developments, from smaller buildings to large multi-unit residential blocks.
High-rise residential buildings pose unique challenges when it comes to heating and cooling systems
David Badrock, Sales Director of Power On
Construction, architecture, events and
Any proactive compliance strategy must be grounded in a commitment to OFGEM’s consumer protection measures and ensure that solutions are in line with the Future Homes Standard and Part L of the Building Regulations.
Solutions for high-rise residential developments
In high-rise residential buildings, where individual heating solutions may not be feasible due to space constraints and high energy demand, CHHs offer an ideal solution. These centralised systems efficiently distribute low-carbon heat to multiple units from a single, scalable source. The ability to integrate these systems with renewable energy sources, such as solar power, enhances the sustainability of the development, ensuring longterm resilience against future regulatory changes.
The NGSHP systems, meanwhile, utilise the earth’s natural thermal energy to provide efficient, low-carbon heating for new and existing developments. These systems significantly reduce the carbon footprint of high-rise buildings, making them an attractive option for developers seeking to meet the requirements of the Future Homes Standard while adhering to OFGEM’s efficiency criteria.
Both solutions are fully compliant with OFGEM regulations, offering developers a pathway to meeting net-zero targets while reducing the regulatory burden on their projects.
Support in the transition to electrification Developers require a complete solution that not only addresses the regulatory requirements of OFGEM but also integrates seamlessly with the electrification of high-rise residential housing. With heat network authorisation becoming mandatory, developers can benefit from preauthorised solutions, which have been designed to meet all regulatory criteria well in advance of the 2026 deadline.
Developers also face challenges when connecting to the upstream electricity grid. By using CHHs and NGSHPs, developers can reduce the impact of high energy loads, which is often a challenge for high-rise developments
with numerous individual systems. This ensures that the heat network operates efficiently without overwhelming the local grid, supporting sustainability at both the building and community levels.
Ensuring compliance
The shift towards electrification and low-carbon heating solutions is driving changes in building standards, particularly in the residential sector. The Future Homes Standard (set to come into effect this autumn) requires that new homes meet rigorous energy-efficiency and carbon-reduction targets. By adopting NGSHPs and CHHs, developers can ensure their high-rise residential projects are compliant with these standards, significantly reducing their carbon emissions and energy consumption.
Moreover, with Part L of the Building Regulations setting energy performance targets for new buildings, heating solutions provide a pathway to compliance with the highest standards for energy efficiency and environmental performance.
Commitment to sustainable heat networks
As OFGEM’s heat network regulations begin to take effect, Power On stands ready to lead the way in ensuring high-rise residential developments are not only compliant with the new regulatory framework but also positioned for longterm sustainability. NGSHPs, CHHs and integrated smart thermostat solutions provide a holistic approach to heating that ensures developers meet the highest standards of efficiency, reliability and consumer protection.
Prioritising compliance with OFGEM, Future Homes Standard and Part L helps developers and consultants navigate the evolving regulatory landscape while contributing to the UK’s ambitious net-zero goals. With innovative, low-carbon heating solutions, the industry can do more than just meeting regulatory requirements: it can provide sustainable, future-proof heat networks for high-rise residential housing.
We’ve pioneered offsite manufacturing for decades. With a strong reputation for delivering high-quality, prefabricated MEP solutions, we’ve championed the benefits of offsite construction.
Tackling the thermal bridging issue in high-rise buildings
Paul Beech, General Manager of Armatherm, discusses the importance of identifying locations where thermal bridging occurs and the need to implement thermal break solutions to help reach net-zero goals.
The construction industry is constantly evolving and, most recently, attention has turned to meet the needs of housing for the evergrowing population. This has seen a significant increase in high-rise residential projects, complete with balconies to enhance living conditions and provide access to the outdoors. In addition to this, the industry is also moving towards greener practices to help meet the ever nearing net-zero goals. Because of this, developers are utilising more sustainable materials and implementing renewable resources into construction projects. However, in order to reach this aim of decarbonisation, it is essential that buildings are also energy efficient with an optimal thermal performance.
Having said that, by adding balconies onto these high-rise buildings, they are susceptible to thermal bridging which can cause detrimental issues with efficiency standards and therefore compromises its overall thermal performance.
Currently, the construction sector is the largest emitter of greenhouse gases, accounting for 37% of global emissions. To support the reduction of this, the Future Homes Standard was put in place to ensure architects and developers implement solutions that improve the energy performance of new and existing homes, with the aim of meeting specific sustainable targets. Under Part L
of the Future Homes Standard, new construction projects must implement energy-efficient elements from initial design plans, whilst existing buildings must consider improving their energy performance by complying with tighter U-values. These regulations set out by Part L will aim to reduce carbon emissions for new and refurbished buildings by at least 31%.
Despite these regulations being in place, existing and new buildings will struggle to meet this new standard by solely utilising sustainable materials and renewable resources due to thermal bridging having a significant impact on energy efficiency. Often overlooked by architects and engineers, thermal bridging can contribute to 30% of heat loss, excessive energy consumption, and, ultimately, a high energy bill. As well as this, thermal bridging is also typically at the root of problems with condensation as moisture is able to settle on the cold spots of the building envelope. This, in turn, causes mould issues which can be detrimental to the indoor air quality, causing risk to the occupants health.
There are several applications where thermal bridging can occur, such as cladding, parapet roof penetration, balconies and columns, to name a few. Because of the locations of these applications, thermal bridging typically needs to be identified in initial designs with a solution also put in place before construction
Balconies, while enhancing urban living, present a significant hurdle to thermal efficiency
Paul Beech, General Manager of Armatherm
THERMAL BRIDGING SOLUTIONS
Armatherm™ is a leading supplier of thermal break materials for the construction industry. We help architects, engineers and contractors tackle thermal bridging with products that combine low thermal conductivity and high strength. Designed and tested for load-bearing applications, Armatherm™ solutions effectively reduce or prevent thermal bridging.
“Cast-in-situ thermal breaks, although relatively new, are the ideal solution for isolating balconies because the insulating material is already installed into the steel rods that run throughout the flooring, ready for the concrete to then be poured into place.”
begins. This is due to these areas typically being loadbearing locations, meaning it is more costly to install solutions after construction.
Balconies, for example, are challenging to thermally isolate because the steel reinforcement bars (rebar) typically extend continuously from the internal floor slab to the external balcony slab, creating a thermal bridge. This means that heat is able to transfer, causing inside temperatures to fluctuate. In an effort to maintain interior temperatures for the comfort of residents, this can result in overconsumption of energy to try and keep the interior a consistent temperature, a costly solution that puts a burden not only on budgets, but also the environment.
In order to combat these issues with thermal bridging, thermal break materials have been developed to help insulate the building envelope. As modern methods of construction evolve to align with net-zero goals, various types of thermal break materials have been designed for different applications to help reduce the transfer of heat and improve the overall thermal performance of the building. Cast-in-situ thermal breaks, although relatively new, are the ideal solution for isolating balconies because the insulating material is already installed into the steel
rods that run throughout the flooring, ready for the concrete to then be poured into place.
Implementing these types of thermal breaks to high-rise projects with balconies will play a vital role in combating heat loss and overconsumption of energy, especially in the race to reach net zero.
As the construction industry continues to move towards eco-friendly methods, addressing the obstacle that is thermal bridging is essential to ensure buildings meet efficiency standards. Balconies, while enhancing urban living, present a significant hurdle to thermal efficiency and can undermine the very goals the sector is striving to achieve. By implementing modern solutions like cast-in-situ thermal breaks from the outset, architects and developers can not only meet strict regulations set out by the Future Homes Standard but also improve the longevity of the buildings constructed.
www.armatherm.co.uk
By
adding balconies onto high-rise buildings, they are susceptible to thermal bridging
Cast-in-situ thermal breaks are the ideal solution for isolating balconies
Fire-Tested and Future-Proof
Essential for compartmentation in multi-storey residential buildings, Frameclad systems are rigorously tested and deliver up to 120 minutes of fire resistance.
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Frameclad building safety is more than a box ticking exercise. For more information on our extensive fire testing data –head to the download section of our
How modular mastery built two of the world’s tallest modular towers
Michael Hough of MJH Structural Engineers reveals the precision engineering, advanced manufacturing and real-time collaboration that powered the College Road project in East Croydon – a landmark scheme delivering nearly 1000 homes through 1725 factory-built modules. From tackling complex loads and fire safety to streamlining production with automation, he explains how a fully integrated design and manufacturing process turned an ambitious vision into a reality.
College Road is a groundbreaking residential development in East Croydon, South London by offsite developer and contractor, Tide, and its modular company Vision Volumetric (VV) and engineered by MJH Structural Engineers with Barrett Mahony Consulting Engineers providing traditional engineering.
The scheme comprises two of the world’s tallest modular buildings delivering almost 1000 new homes. A 35-storey tower provides 120 affordable homes, and a 50-storey tower provides 817 co-living homes, one of the largest co-living developments across the globe. Both have significant amenity spaces and a doublelevel basement. Fundamentally, this development was delivered on a constrained 2000sqm site in only 28 months from start to finish due to its modular delivery. The towers were constructed using 1725 Vision modules wrapping two concrete cores, placed on a four-storey concrete transfer structure, containing amenity facilities for the building.
This project was designed by MJH, Tide, Vision BMCE and HTA Design with a modular solution in mind from the outset maximising the system abilities at an early stage to ensure efficiencies. The flexibility of the Vision system allows the full floor plate outside of the central core to be constructed as individual interconnected room enclosing modules.
Each module is manufactured from a series of wall panels, a floor and ceiling. The wall panels are assembled with steel frames welded between the main structural members. These walls are engineered to provide the structure for the final building with considerations for the temporary stages of construction. The walls need to be strong and stiff enough for the handling, moving and
resulting forces that occur before full assembly into 3D modules. Once assembled into modules, the lifting and handling must consider the stiffness of the assembled components and prevent distortions. A concrete floor is poured in the factory and adds stiffness and weight to the module.
Design and loads
With modular construction, the design loading and situation may not always arise on site or in the completed building. Modular walls, particularly internal to the building perimeter, are sheltered from load in their permanent location. The design case may be the wind due to transportation or during placing on site where they are exposed. For the College Road height of construction, we use wind tunnel assessments that identify the wind pressures and suctions.
101 George Street complete and College Road under construction
Michael Hough, MJH Structural Engineers
MJH’s design considers each column by storey individually so each column in each position in the building is engineered to be efficient. The analysis forces are taken from the building model and considered together with other design considerations outside of standard engineering design programs as these do not consider all the requirements for modular design. To further investigate the efficiencies, we undertake staged construction analysis of the building as the modules are placed level by level. This allows an understanding of the connection forces that arise as the modules are placed and the loading conditions change.
There are various elements of the module that are engineered for their intended use, and which do not vary significantly throughout a building. The ceiling supporting members have a reasonably standardised design base on their span, the load conditions do not vary by story or by room. These members support the internal finishes, services, external finishes for the temporary transportation and placing stages and need to be stiff and strong enough to allow personnel access during the placing operation. It is likely that site access will dictate the design of these members as this will be the highest loading and any brittle finishes will be in place, so the deflections need to be restricted.
Automation and manufacturing
Vision set up their modular system and the manufacturing process to encompass as broad a range of sizes and shapes as they possibly could. This allows greater architectural freedom in maximising the modular content of a development but also if utilised to a high level can put pressure on the delivery of the system throughout the design, detailing, procurement and manufacture. Over the years in MJH, we have worked to add levels of automation into our workflows through computational engineering and coding. Standardisation within the system is at a component level, where we build the modules from elements that are well understood into modules that vary significantly. Automation in the design and detailing stages allows reductions in the critical path time leading to manufacture especially where there are large numbers of variations in modular layouts on a floorplan.
Complex loads
collapse requirements to mitigate against localised damage from incidents and for non-traditional forms of construction additional fire assessments. Building dynamics and movement are well understood and recent studies on tall modular construction have been reported in journals. There is research underway into the disproportionate collapse scenarios and rules for modular construction and to date research suggests high levels of redundancy and reduced areas of damage over more traditional forms of construction.
Fire
With modular construction, there are additional assessment criteria to assess the consequences of high temperatures in one area of a building adjacent to another where ambient temperature prevails. In modular construction, the structure is mostly separated either side of a compartment wall. Thermomechanical models are created and analysed for all our modular buildings to assess the movements and forces, and these are based on fire tests of full modules, walls, floor assemblies and components and on stiffnesses generated in tests both digital and physical. These assessments do not change our overall building designs and layouts for the Vision system but offer high levels of confidence in this form of construction due to the extreme temperatures used in the modelling beyond what is practically achievable in buildings.
Collaboration
Once buildings reach a reasonable height there are additional considerations for engineers and designers, comfort levels related to dynamics and building movement, disproportionate
A key enabler of this design flexibility and efficiency is the close collaboration between MJH, Vision and our fabrication partners. The full structural model is developed in Tekla Structures and shared in real time with our steel fabricator, allowing fabrication details to be coordinated directly from a live, centralised model. This open exchange of information removes silos and ensures all parties are working to the latest design data. In parallel, Vision models and coordinates all architectural and MEP elements within Autodesk Revit, which is continuously aligned with the structural model to identify and resolve potential clashes ahead of manufacture. This integrated digital workflow, underpinned by robust BIM coordination, ensured a high level of precision and consistency across the supply chain throughout the delivery of the College Road project.
mjhse.com
Unlocking high-rise volumetric modular in London: A socio-technical perspective
Architect Nour Abdul Khalek summarises the findings of a recent study capturing the real drivers, barriers and strategies influencing modular construction adoption in London’s high-rise projects.
Volumetric modular construction (VMC) is the most advanced form of modern methods of construction (MMC). Complete threedimensional modules with full finishes, fittings and services are fabricated in factories to be transported to site and assembled into buildings; unlike panelised systems, VMC delivers a higher proportion of pre-manufactured value, often up to 95%. In high-rise projects, the advantages are dependent on early-design freeze, precise engineering and logistics control. VMC promises faster delivery, greater quality assurance and less waste, by shifting much of the build into controlled environments. These are valuable benefits in London’s constrained urban landscape.
Examples of high-rise VMC already exist in London and have shown that it is possible. At Ten Degrees, Croydon, two towers of 44 and 38 storeys delivered 546 build-to-rent homes using more than 1500 volumetric modules. This shows that volumetric methods can be pushed well beyond 40 storeys on a tight urban footprint. This approach saved around 30% of the construction time and reduced waste by 80% compared to traditional methods. Similarly, Scape Wembley also known as Apex House, reached 29 storeys. The project took 12 months to complete on site and achieved BREEAM ‘Excellent’ rating providing 580 student rooms. It highlighted the speed, quality and logistical advantages of modular delivery in dense urban conditions.
These projects demonstrate feasibility and value, but they remain rare examples. So why has high-rise VMC not yet broken through as a mainstream solution across London?
What really convinces stakeholders – top drivers
The study shows that the strongest case for high-rise VMC lies not in abstract sustainability goals but in time, cost and workforce resilience.
Speed to market is the most valuable driver. VMC allows parallel onsite and offsite work – while foundations are being constructed, modules are already being fabricated in the factory. Once foundations are ready, module installation is quick, translating directly into earlier occupancy and revenue generation.
Alongside speed comes programme and cost certainty. By front-loading design and procurement, modular reduces the risk of late-stage surprises. “Once the design is finalised, pricing is locked in,” noted a
consultant, highlighting the predictability valued by developers and financiers. A further driver is labour resilience. With construction facing chronic skills shortages, shifting activity into factory settings reduces dependence on scarce onsite labour. Finally, productivity gains from controlled environments reinforce the economic case through minimising wastes, reducing errors and improving quality.
While social benefits, such as safer working conditions and reduced community disruption, are acknowledged, stakeholders consistently ranked them lower. As one consultant stated: “The factory setting is undoubtedly safer and more controlled but risks on site associated with craning and module installation at height still persist.”
In London, the true value of VMC lies in its business logic; delivering buildings faster with more predictability and financial certainty.
Why uptake still stalls – top barriers
If the benefits are clear, why is VMC still uncommon in London’s skyline? The study highlights that the barriers are less about technology and more about finance, risk and perception.
The most significant barrier is the absence of clear business and risk models. Investors and insurers remain cautious of VMC delivery, particularly around supplier insolvency and liability allocation. “The biggest industry risk is contractor bankruptcy during construction. It’s
George Street, Croydon by Tide & Vision
Nour Abdul Khalek, Architect
very hard to recover or switch systems mid-project,” warned one consultant. Without customised financial frameworks, many projects fail before procurement begins. Closely linked is limited access to finance and insurance. Traditional lenders view VMC as high risk due to its upfront capital demands and reliance on specialist suppliers.
Commercially, contracts must be adapted to modular realities. Conventional procurement rarely accounts for the front-loaded design effort and factory production milestones. Modular-fit contracts should allocate risk for supplier bankruptcy, link payments to production progress, and define design liability across teams. Building industry capability is equally important. Targeted training for engineers, site managers and procurement professionals, coupled with research and development into connection systems, hybrid structures, and fire/acoustic detailing, will strengthen delivery confidence. “You can’t industrialise modular delivery without repeatable components and clear KPIs,” stressed one manufacturer.
Strategies:
1- Early client engagement and top management support.
2- Developing modular-fit contracts and procurement frameworks.
3- Integrated planning with early design freeze and risk management.
4- Promoting just-in-time delivery and site readiness planning.
5- Government and policy support.
Top Drivers:
1- Faster construction and early revenue generation.
2- Parallel on-site and off-site construction activities.
3- Programme and Cost certainty.
4- Covering on-site skilled workers shortage.
5- Productivity gains
Top Barriers:
1- Absence of clear business and risk models.
2- Limited access to finance and insurance.
3- Lack of awareness and knowledge.
4- Insufficient government support and policy frameworks.
5- Cultural and social resistance.
Knowledge gaps persist too. “There is a clear gap in understanding modular methods, especially for high-rise applications. This lack of familiarity limits investor confidence and slows adoption,” said a manufacturer. This feeds into cultural resistance, with modular construction still equated with “cheap housing”. Another gap persists between Government policy and market practice. While MMC is promoted in national strategies, procurement frameworks and approvals often default to traditional methods. As one developer argued: “Verbal support is not enough, we need financial instruments and fast-track approvals aligned with modular delivery.”
So, the barriers are systemic rather than technical; finance, procurement and perception hold high-rise VMC back more than engineering feasibility.
The London Playbook – strategies for success
What can be done to move modular towers into the mainstream? The study identifies a group of strategies spanning projects, contracts, industry capacity and policy.
At the project level, success depends on early engagement and design freeze. Modular thrives on certainty, late changes become expensive and disruptive. Early commitment by developers and clients allows a faster delivery and cost stability. Alongside this, just-in-time logistics and site readiness are critical on London’s constrained plots. With no spare lay-down space, sequencing must be exact, one missed truck can stall a day’s work. The most important feature of this precision is the use of digital tools, including BIM, digital twins and the IoT, which allow coordination among disciplines.
Finally, policy must bridge rhetoric and reality. Government support for MMC needs to be matched by planning incentives, fast-track approvals and procurement frameworks that actively reward modular methods. Emerging standards, such as PAS 8700:2025, are a step in the right direction by giving regulators and insurers greater confidence. PAS 8700 reduces uncertainty and gives clients, regulators, underwriters and lenders a common reference for what “good practice” in modular delivery looks like. However, it doesn’t remove commercial risk, which remain tied to project finance, market conditions and long-term asset performance.
The socio-technical systems approach One of the study’s central contributions is framing high-rise VMC adoption through a socio-technical systems (STS) framework. This approach highlights that technology alone does not guarantee success; uptake depends on how social, economic, regulatory and supply chain conditions interact.
For example, an early design freeze. Technically, it locks down drawings and tolerances. Economically, it creates cost certainty. Financially, that stability reassures lenders and investors, building confidence to release funding. In turn, reliable financing stabilises the supply chain, encouraging manufacturers and contractors to commit resources. However, a weakness in any one of these areas can break the chain and undermine even the strongest technical solution. The STS framework is not just a checklist but a decision map. It shows policymakers and industry leaders where to focus, whether on training, financing or planning approvals, to make the biggest impact.
Stakeholder takeaways
For developers and investors, VMC offers a pathway to time and cost certainty, but only if projects are backed by contracts and risk models tailored to factory-based delivery. Contractors and manufacturers, meanwhile, must be brought in early, equipped with strong digital integration, and supported by clear procurement processes to handle modular’s front-loaded demands. Policymakers also have a critical role turning ambition into action by embedding modular construction into planning, approvals and procurement frameworks.
Thus, more efficient ways of building are needed. In London, high-rise VMC construction has already proven its potential in projects like Ten Degrees and Scape, showing that towers can be delivered quicker, with less waste and more certainty. But for highrise VMC to move from isolated successes to a mainstream solution, finance, contracts and policy must catch up with the technology. With alignment across stakeholders, high-rise VMC could become a defining feature of London’s skyline. Regulatory alignment Supply chain integration
Putting fire-rated membranes to the test
James Smith, Head of Technical from building products manufacturer Glidevale Protect, explains what specifiers should consider when choosing fire-rated (FR) membranes for their next project.
External wall breather membranes are a wellestablished part of facade design and internal air and vapour control layers (AVCLs) help ensure airtightness and control condensation risk, and when reflective, can contribute to improved thermal performance.
Choosing a Class A2 fire-rated AVCL internal membrane, which has been independently fire tested and can be specified in conjunction with a Class A2 external fire-rated breather membrane, will help provide a cohesive fire-rated membrane system that can help achieve a robust barrier to fire spread and contribute to a wall design that offers added fire protection.
In the specific context of tall buildings and high-rise multi-occupancy structures, wall membranes must also perform in terms of reaction to fire. With wall systems often made up of multiple components sourced from different suppliers, making the assumption that all components will behave as expected without empirical evidence of individual fire testing is risky. Increasingly, the industry is recognising the value of using fully-tested membrane and tape systems from a sole supplier, where reaction to fire classification is achieved both in a freehanging condition and fixed over A1 and A2 substrates.
Transparency in testing
As detailed within the Building Regulations Approved Document Part B, the minimum requirement for external wall membranes in residential buildings above 11m is a Class B-s3, d0 reaction to fire rating to BS EN 13501-1, so the specification of a Class A fire-rated membrane helps to create a ‘belt and braces’ specification, adding reassurance and futureproofing against regulation change. Regional variations of the minimum requirement also apply, such as, in Greater London where noncombustible or limited combustibility materials (Class A1
or A2-s1, d0) are mandated for buildings that are under the control of the Greater London Authority.
Achieving a Class A2 reaction to fire classification requires a product to pass both the ISO 1716 heat of combustion test and BS EN 13823 Single Burning Item (SBI) test, but any product classification can be misleading if presented out of context. It’s crucial to ensure that an FR membrane is not solely dependent on the substrate to achieve the required fire performance and that the reaction to fire classification of the overall system is not diminished.
Therefore, specifiers should ask manufacturers whether their membranes have been independently fire tested in all relevant scenarios: as part of a system, across different substrates, with appropriate fixings and with fire-rated tapes included. This level of transparency is increasingly essential to satisfy the ‘golden thread’ requirements promoted by the Building Safety Act.
Tall buildings also pose unique challenges in terms of construction sequencing and material exposure. Fire-rated membranes can remain uncovered for extended periods during build programmes, so it’s important to consider the material’s UV resistance and mechanical stability under site conditions, as well as fire safety during and after construction.
Trust and transparency go hand in hand and manufacturers have a responsibility to provide independent fire test classification reports. Designers, in turn, must challenge product claims and seek clarity, particularly where membrane systems interface with insulation, sheathing boards and rainscreen façades.
We believe that fire-rated membranes, both internal and external, should be specified together as part of a membrane wall system. It’s a small but important step in mitigating fire risk and safeguarding a building’s performance in the long term.
www.glidevaleprotect.com/frsolutions
James Smith, Head of Technical, Glidevale Protect
*For further technical information and fire test reports, contact us on +44 (0)161 905 5700 or e-mail info@glidevaleprotect.com www.glidevaleprotect.com/frsolutions
From Grenfell to reform: Building the case for a single construction regulator
The Government’s commitment to a single construction regulator, following the Grenfell Inquiry, presents a rare opportunity for lasting industry reform. With details expected in 2027/28, the sector now has a chance to shape a regulatory regime that tackles long-standing issues like poor procurement, unethical practices and safety failures. Specialist construction law barrister, Rudi Klein, outlines what an effective regulator should look like – and why the industry must lead the way.
Earlier this year, the Government accepted one of the key recommendations in the Grenfell Inquiry Report – a single regulator for the entire construction industry (with the exception of product regulation). The Government is likely to announce more details in 2027/28.
Regulatory bodies already exist across a swathe of industry and services sectors. The general underlying theme of regulation is to drive improvements in behaviours and standards. In announcing its support for a construction regulator, the Government saw it as a way of “effectively enforcing standards of culture and behaviour”.
Over the last 40 years, there have been numerous reports and initiatives on the state of the industry with
countless recommendations for improvement, none of which have led to long-term and embedded change for the better.
Rather than waiting for the Government to develop its own policy, this could be an opportunity for the industry to help inform that policy by defining some of the features of a regulatory regime for construction.
What should be the overall aim of a regulatory regime for construction?
The aim should be to transform construction procurement and delivery through genuine collaboration and an integrated effort to help secure a number of outcomes – a safer and more sustainable industry; greater
Rudi Klein, specialist construction law barrister
“The aim should be to transform construction procurement and delivery through genuine collaboration and an integrated effort to help secure a number of outcomes – a safer and more sustainable industry; greater consistency in the delivery of quality outcomes in design, construction and maintenance, vastly improved ethical behaviours and value for money.”
consistency in the delivery of quality outcomes in design, construction and maintenance, vastly improved ethical behaviours and value for money.
Dame Judith Hackitt’s May 2018 report on building safety highlighted major shortcomings in construction procurement and delivery which potentially compromise building safety. The perennial focus on lowest price, risk transfer, abusive contracts and payment practices inevitably leads to poor behaviours including cutting corners. As Grenfell illustrated, there was little or no collaboration between the project participants which refurbished the tower. But this remains an endemic problem throughout the industry.
There are other consequences too. The majority of projects are delivered late and/or over budget with poor practices such as inadequate design and late/non information creating a huge amount of process waste.
The Construction Leadership Council was set up in 2013 to transform the industry by delivering improvements set out in the report Construction 2025. It has singularly failed to do this. In the event that we have a construction regulator it is to be hoped that this mis-named body will be abolished.
What should be within the regulator’s remit?
The first area of responsibility should be oversight of the existing regulatory framework for construction. This will include, of course, the current building safety regime and Building Regulations. Oversight will include ensuring that they remain fit for purpose. An aim should be to introduce mandatory licensing for the industry – both corporate and individual licensing. To deal with abusive commercial behaviours, the regulator should have the power to draw up a code of ethics and enforce it with penalties if necessary. This should be underpinned by a system enabling organisations to complain to the regulator if they believe the code has been breached.
Finally, the regulator should have powers to drive best practice procurement and delivery and challenge poor practices such as wholesale risk transfer.
For this purpose, the regulator’s “bible” should be the Guidance on Collaborative Procurement and Construction to Support Building Safety. This was published by the Department for Levelling Up, Housing & Communities in 2022. Although aimed at building safety, it sets out an agenda for overall and longlasting improvement.
Procurers should be embracing insurance-backed alliancing, which brings together all key project participants to work with the client to deliver best for project outcomes. Financial and technical experts appointed by an insurer assess whether the team has adequately addressed all the key risks. If they have the insurer insures the cost plan against overruns. Pilot projects to date indicate that this is working to deliver improved outcomes in respect of quality, safety, sustainability, delivery times and out-turn costs.
In addition, a regulator should have the right to propose or recommend to Government changes in law and/or policy to improve the regulatory framework. The regulatory regime can be phased in stages with the initial focus, for example, being on the public sector and/ or on a particular industry sector such as housing. This will enable resources to expand organically in line with the regulator’s widening remit.
A helpful model to consider is the statutory Building and Construction Authority in Singapore. Established in 1999, the authority regulates construction with the aim of achieving transformational improvements for clients and businesses operating in construction/infrastructure.
How independent should the regulator be?
The Government envisages the regulator reporting to the Secretary of State for the Department for Levelling Up, Housing and Communities. To ensure greater independence, it is arguable that the regulator should report to Parliament. In order to effectively deliver the overall regulatory objective, the regulator should be granted sufficient discretion to be able to determine priorities and actions together with any interventions necessary to prevent or overcome any barrier to achieving that objective.
What should be the enforcement mechanisms?
These could be a mixture of soft mechanisms (such as codes and warning notices) and hard mechanisms (such as fines and revocation of licenses). Mention has already
“Procurers should be embracing insurance-backed alliancing, which brings together all key project participants to work with the client to deliver best for project outcomes.”
been made of a code of ethics. The Groceries Code Adjudicator, for example, has effective statutory powers of enforcement against the large supermarkets which flout the Groceries Supply Code of Practice designed to ensure fair treatment of suppliers. Supermarkets can be fined up to 1% of their turnover for breaches of the code.
How should the regulator’s performance be evaluated?
The regulator can be expected to set targets or desired outcomes to be achieved over a certain period together with identifying possible barriers and risks to achieving these. The regulator would report to Parliament on progress against the benchmarks it has set itself.
What now?
Forward-looking organisations in the industry could now come together to agree the shape of a regulatory regime. Once this is achieved, there should be a massive lobbying campaign to ensure that such regime is effective and impactful.
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