Tom Sleigh, Planning Chair for the City of London, discusses urban renewal and his pledge to ‘never build boring’
Pg32: Stepping up to the challenge Make Architects and Core Five team up to explore the impact of the second staircase regulation
Pg42: Engineering the sky DeSimone Consulting Engineering examines how structural ingenuity shapes the world’s tallest buildings
Pg56: The living tower 50 Fenchurch Street is set to redefine sustainable urban development in the City of London
24.03.26 MANCHESTER
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The Tall Buildings Conference is returning and heading to Manchester for a dedicated look at how northern cities, led by Manchester’s expanding skyline, are shaping the next phase of UK tall building development, policy and delivery.
Tall Buildings North Conference takes place in Manchester on 24 March 2026, launching our national programme for the year. Delegates will explore how tall buildings are evolving the city’s identity. The programme also features detailed case studies on pioneering high-rise schemes, offering meaningful insight for those shaping Manchester’s next phase of vertical growth.
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Welcome...
As we close another year for the UK’s tall buildings sector, this edition arrives at a pivotal moment for our industry. The landscape continues to evolve rapidly –driven by tightening regulations, shifting market dynamics and an urgent need for sustainable, forward-thinking design solutions.
This issue tackles head-on the regulatory challenges reshaping how we conceive, design and deliver tall buildings. Claire King from Fenwick Elliott provides essential legal context on the second staircase requirement – perhaps one of the most significant regulatory shifts affecting our sector next year. Complementing this on page 32, Make Architects and Core Five demonstrate how strategic design responses to this legislation can actually recover efficiency losses and boost returns by 5-15%, proving that regulatory constraints need not stifle innovation or profitability.
Sustainability remains paramount. Turn to page 38 to read how Reusefully’s examination of circular economy principles for tall structures challenges us to design for adaptability and material reuse from day one, whilst our Project in Pictures on page 56 showcases 50 Fenchurch Street with its pioneering all-electric systems and biodiversity-rich public gardens – demonstrating that commercial ambition and environmental responsibility can coexist.
The International Viewpoint on page 48 takes us to Moscow, home to 12,719 completed high-rises, offering valuable insights as the city pursues supertall ambitions with TOP Tower Meanwhile on page 42, DeSimone Consulting Engineering reveals the structural principles determining building height, reminding us that engineering ingenuity fundamentally shapes our skylines.
Disclaimer
The content of Tall Buildings Magazine does not necessarily reflect the views of the editor or publishers and are the views of its contributors and advertisers. The digital edition may include hyperlinks to third-party content, advertising, or websites, provided for the sake of convenience and interest. The publishers accept no legal responsibility for loss arising from information in this publication and do not endorse any advertising or products available from external sources. The publisher does not accept any liability of any loss arising from the late appearance or non-publication of any advertisement. Content including images and illustrations supplied by third parties are accepted in good faith and the publishers expect third parties to have obtained appropriate permissions, consents, licences or otherwise. The publisher does not accept any liability or any loss arising in the absence of these permissions for material used in both physical and digital editions. No part of this publication may be reproduced or stored in a retrieval system without the written consent of the publishers. All rights reserved.
Beyond compliance, we explore the broader forces transforming Britain’s skyline. In our Market Intelligence focus on page 28, Siobhan Harris reveals how regional cities are driving the nation’s high-rise boom, creating new super hubs that challenge established supply chains and demand new thinking. CJCT Director Ian Emmerson’s Leeds profile on page 52 exemplifies this shift perfectly –showcasing how pragmatic planning and brownfield regeneration have delivered over 2250 homes, establishing a template for dynamic regional development.
Looking ahead, we’re thrilled to announce three major 2026 events –regional conferences in the North and Midlands, with the former taking place in March in Manchester, plus a reimagined London Summit and awards ceremony celebrating the nation’s achievements in tall building design and delivery. Turn to page 20 to find out more.
I hope you enjoy this edition. For daily updates, visit www.tallbuildingsmedia.co.uk and be sure 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 / 50 Fenchurch Street, page 52
06 Cover Story
As regulatory demands intensify and warranty approval processes become increasingly complex, Build Warranty brings much-needed clarity to the sector.
28 Market Intelligence
Siobhan Harris of Once For All examines how regional cities are driving Britain’s high-rise boom, creating new super hubs and challenging supply chains to adapt through digital verification and early competence assessment.
32 The Drawing Board
Make Architects and Core Five explore how strategic design responses to the second staircase requirement can recover efficiency losses and boost project returns by 5-15% despite new regulatory constraints.
36 By the Book
Claire King, Partner at Fenwick Elliott, provides essential legal context on the second staircase rule and clarifies the complex definitions for professionals navigating this evolving regulatory landscape.
52 City Perspective
Ian Emmerson of Carey Jones Chapman Tolcher explores how pragmatic planning, Government backing and brownfield regeneration have delivered over 2250 homes, making Leeds Britain’s dynamic development success story.
08 Industry News
From new contracts and planning applications to practical completions and building safety, this issue’s news pages round up the recent activity across the tall buildings industry.
20 Events
Tall Buildings Media announces three major 2026 dates for the diary – regional conferences in the North and Midlands, plus a reimagined London Summit and awards ceremony. Meanwhile, Editor, Hannah Woodger, reports on the highlights of the recent ARL Conference.
24 Industry Insights
Tom Sleigh, Chair of the City of London Corporation’s Planning & Transportation Committee, discusses balancing historic preservation with modern development, and reveals the central priorities shaping the Square Mile’s future.
38 On Site
Circular economy expert Reusefully examines end-of-life strategies for tall structures, exploring how designing for adaptability and material reuse today can create more sustainable, resilient buildings for future generations.
42 Calculated Heights
DeSimone Consulting Engineering explores the structural principles that determine building height – from floor slab efficiencies to wind resistance systems – revealing how engineering ingenuity shapes our skylines.
48 International Viewpoint
Home to 12,719 completed high-rises, 42 of which stand taller than 183m, Moscow boasts an enviable display of tall buildings. Set to welcome its latest, TOP Tower, Tall Buildings explores the city’s ambitions to strive for ‘supertall’.
56
Project in Pictures
Eric Parry Architects and Arup’s 36-storey 50 Fenchurch Street tower reimagines commercial design with all-electric systems, landscaped terraces on every floor and public gardens fostering urban biodiversity.
60 Fire Safety
Independent fire engineer Andrea White argues that true competence requires technical expertise, early involvement, peer review and training – not just frameworks – setting out practical steps for robust fire safety.
62 Interiors
Whiteroom Agency explains the essential differences between Shell and Core, Cat A and Cat B fit-outs, guiding businesses through the process of transforming buildings.
64 Building Products
A dedicated showcase of products and systems that advance tall building construction through innovative design or enhanced performance, featuring membranes, decking systems and fire boards to name just a few.
Redefining trust in the construction warranty sector
As regulation tightens and projects grow in complexity, securing reliable structural warranty cover has become one of the biggest challenges for developers. Build Warranty is changing that, bringing clarity, consistency and care to an industry weighed down by bureaucracy.
In today’s evolving regulatory environment, warranty approval for large-scale and tall developments has become increasingly complex. What was once a straightforward process is now often mired in administrative delays and shifting requirements.
Developers frequently face new technical conditions imposed midway through construction – some extending well beyond Building Regulations. These moving goalposts can stall progress, strain budgets and erode confidence among investors and lenders alike.
The result? A system designed to protect quality has, in many cases, become an obstacle to progress.
When confidence falters
Across the sector, developers and contractors share a common frustration:
Inconsistent communication, prolonged reviews and changing compliance expectations. Each new stage can bring new stipulations, forcing design teams to revisit already-approved details. The impact ripples across timelines, finances and partnerships.
Instead of supporting progress, many warranty processes now slow it –turning a critical safeguard into a source of uncertainty.
A different ethos
It was precisely this frustration that inspired the creation of Build Warranty. Founded by Andrew Dyson, a construction and insurance specialist with more than two decades of industry experience, Build Warranty was designed to restore integrity, efficiency and trust to the warranty process.
“Our role isn’t to slow progress – it’s to support it,” says Andrew Dyson, Founder and CEO of Build Warranty. At Build Warranty, customer experience is central to everything. From the first enquiry, every client is supported by a dedicated account manager and technical team who work collaboratively from design to completion.
This ensures clear communication, early risk management and transparent coverage – without the last-minute surprises or shifting conditions that too often derail builds. Each client journey is designed around partnership, not process. Build Warranty understands that warranty cover isn’t just about compliance – it’s about confidence.
Redefining the warranty experience
Where others rely on bureaucracy, Build Warranty relies on partnership. Where
“Every
client should feel supported from day one. When our clients succeed, we succeed.”
Andrew Dyson, Build Warranty
others complicate, Build Warranty simplifies. Where others delay, Build Warranty delivers. Its forward-thinking model is built on five defining principles:
Expert-led reviews – Technical assessments led by construction professionals ensure practical, fair decisions.
Efficiency through technology – A digital platform manages the entire process end-to-end, providing transparency, real-time updates and faster turnaround times.
Transparency and fairness – Fixed-fee structures and clearly defined coverage eliminate hidden costs.
Proactive collaboration – Early involvement prevents compliance issues before they cause delay.
Unrivalled customer service – A clientfirst culture built on responsiveness, accountability and trust.
“Every client should feel supported from day one,” says Dyson. “When our clients succeed, we succeed.” The result is a process that builds assurance, not anxiety – and restores the confidence that the industry has been missing.
Industry perspective: From friction to confidence
Across the construction world, developers and consultants agree that the warranty process has too often become slow, complicated and unpredictable. Mid-build changes, unclear communication and long approval times can delay projects and add unnecessary pressure.
Build Warranty is changing that. Its endto-end technology platform brings every stage of the process into one place – from initial quote to certification – giving clients full visibility, faster responses and smoother project progression.
By combining this digital efficiency with clear communication, practical guidance and personal service, Build Warranty turns what was once a frustrating step into a reliable, well-managed part of every project.
As one construction professional recently shared: “A very professional company. I’ve had many great experiences with the staff. The online portal is a very efficient and reliable way of providing all documents and information. Clients are updated as soon as the portal is refreshed – it’s clever, transparent and time-saving. We’ll definitely be using them again.”
This mix of technology, expertise and genuine customer care means developers can move forward with confidence, knowing there won’t be surprises or shifting requirements along the way.
Navigating a new era of regulation
The Building Safety Act and similar reforms are reshaping how assurance and accountability are managed. For developers and contractors, this means greater scrutiny – but also greater opportunity to work smarter.
Build Warranty is leading that shift. Its integrated approach aligns with regulatory expectations while avoiding unnecessary bureaucracy. By focusing on evidence-based technical review, early collaboration and consistent communication, Build Warranty bridges the gap between compliance and construction reality.
This balance – between assurance and agility – is precisely what the sector has needed.
Looking ahead: Building trust into every structure
Build Warranty’s mission extends beyond today’s projects. Its long-term vision is to redefine how warranty providers engage – with transparency, fairness and customer experience at the heart of everything.
Through innovation, partnership and an unwavering commitment to client satisfaction, Build Warranty continues to reshape perceptions of what a warranty provider can be. Because when trust is built in from the beginning, everything else stands stronger.
www.buildwarranty.co.uk
News in brief
Arada acquires 75% stake in London developer Regal UAE-based master developer Arada has completed the acquisition of a 75% stake in Regal, a leading London residential developer, marking its entry into the UK market with an initial £500m capital commitment. The deal, which represents Arada’s second international expansion after entering Australia in 2024, will see Regal rebranded as Arada London. The acquisition aims to accelerate delivery of Regal’s existing 10,000-unit residential pipeline.
Partnership provides £348m loan for iconic London hotel
Cohort Capital and King Street Capital Management have in partnership, with funds managed by Apollo, completed a £348m senior loan facility to support the refinancing of The Park Tower Hotel, a landmark, 271-key freehold hotel located in Knightsbridge, London. The transaction refinances debt initially provided by Cale Street Partners and continues Cohort Capital and King Street’s partnership with the property’s long-term owners.
EDGE London Bridge tops out EDGE London Bridge has reached a significant construction milestone, topping out at level 26 in a ceremony that celebrated both architectural ambition and environmental innovation. The project, which marks EDGE’s first building in London, represents a new benchmark for sustainable development in the capital. Developed in partnership with Goldman Sachs Asset Management, LPPI and the London Fund, the 275,000sqft tower is on track to become one of London’s most sustainable office buildings.
Innovo Developments
UK acquires debut development site
Innovo Developments UK has announced the acquisition of its first development site in the prestigious St John’s Wood neighbourhood, marking a significant milestone for the company. The prime residential scheme will deliver 89 high-quality apartments, including family-sized units with outstanding amenities. The development benefits from an enviable location overlooking Lord’s Cricket Ground.
Plans for 31-storey office building approved at 130 Fenchurch Street
The City of London Corporation’s Planning Applications Sub-Committee has unanimously approved Aviva Investors’ plans for a 31-storey office tower at 130 Fenchurch Street.
Previously known as Fountain House, the new WilkinsonEyre-designed development features a staggered “jewel-like” design that gives it distinctive architectural character. The building has been designed to sit within the Square Mile’s cluster of skyscrapers whilst respecting views of nearby heritage landmarks including St Paul’s Cathedral and the Tower of London.
The scheme, to be developed by CO-RE, will deliver 57,491sqm of much-needed, Grade-A office space, supporting the City Corporation’s target to provide a minimum of 1.2m sqm net floorspace by 2040.
Major planning milestone
reached
for Albert Bridge House redevelopment
A significant planning milestone has been achieved for the Albert Bridge House development, a transformative project set to reshape a key junction between Manchester and Salford.
The revised proposals, designed by Studio Egret West and developed by Oval Real Estate with support from Northern Building & Project Consultancy, aim to transform the currently introverted site into a vibrant, connected urban quarter.
The ambitious scheme centres on two distinctive octagonal residential towers, rising 49 and 37 storeys respectively. The buildings have been designed to prioritise dual-aspect living arrangements, maximising natural daylight and ventilation whilst offering residents panoramic views across the city.
Complementing the residential elements, an 18-storey commercial building will form part of the mixed-use development. The office space has been future-proofed to align with Manchester’s ambitious net-zero carbon 2038 target, incorporating sustainable design principles from the outset.
At ground level, 130 Fenchurch Street will provide 300sqm of public space, featuring food, drink and retail outlets. The development will also include a new external garden terrace on the 20th storey. In accordance with City policy, this elevated public space will be freely accessible seven days a week, offering spectacular views for workers, residents and visitors. City roof gardens, terraces and viewing galleries have already proven popular with the public, with existing facilities welcoming over 40 million visitors.
www.130fenchurchstreet.co.uk
The development represents a significant investment in the regeneration of this strategic site, with the aim of creating a sustainable, well-connected community at the boundary of two major city centres.
Major mixed-use development approved for Elephant & Castle
Southwark Council has given the green light to an ambitious redevelopment project that will see the transformation of the former Skipton House site at Elephant and Castle into one of South London’s most significant mixed-use developments.
London & Regional Properties will replace the currently vacant seven-storey office building from the 1990s, located above the former Underground station, with a dynamic four-tower complex designed to meet diverse housing needs and strengthen the local community.
The approved scheme centres around four strategically-designed towers that will dramatically reshape the local skyline. Two soaring high-rise buildings of 30 and 31 storeys will house 1434 purpose-built student rooms, providing modern accommodation for London’s growing student population. Complementing these will be two mid-rise towers of 21 and 23
storeys, delivering 243 much-needed affordable homes to address local housing pressures.
The architectural design, created through a collaboration between HTA Design and Turkington Martin, balances urban density with communityfocused amenities, reflecting contemporary approaches to mixed-use development that prioritise both housing delivery and public realm improvements.
www.hta.co.uk
Viridis Living wins approval for Fallowfield student housing
Viridis Living has achieved an important milestone with Manchester City Council granting Reserved Matters Planning Consent for the redevelopment of the University of Manchester’s Fallowfield Campus. The consortium, comprising Equitix, GRAHAM and Derwent FM, worked closely with the university, the council, the local community and key stakeholders to secure approval for the redevelopment.
Covering Owens Park, Oak House and Woolton Hall, the development will deliver up to 3300 modern, high-quality student homes, alongside amenity spaces, ancillary residential dwellings and extensive green infrastructure.
A key feature of the scheme is the creation of five distinct neighbourhoods, each with its own identity inspired by Manchester’s rich cultural, sporting and musical heritage. Sustainability is central to
the design, with the project targeting Passivhaus certification and a BREEAM ‘Excellent’ rating. Modern methods of construction (MMC), including offsite manufacturing, will be used to improve efficiency, reduce waste and accelerate delivery.
GRAHAM, on behalf of the consortium, has led the planning process in collaboration with the University of Manchester, architect firm Sheppard Robson and planning consultant Deloitte.
www.viridisrealestate.com
News in brief
Landmark Properties secures first UK site in London
Landmark Properties, one of the largest student housing developers in the United States, has closed on its first land acquisition in the UK, securing a prime site on William Road in central London. The sale, facilitated by the Student Property team of Knight Frank, will deliver a new development of 225 purpose-built student beds alongside high-quality amenity space. Landmark is proud to be partnering with Centurion Corporation on the scheme.
Major London development Row One changes hands Stanhope, the development and asset manager, and global investment fund manager Cheyne Capital have acquired Row One, a landmark development site on London’s South Bank. The site has planning consent for a 250,000sqft office tower with a GDV of £450m. The joint venture, with Stanhope as minority investor, purchased the project from Landsec, reflecting confidence in demand for prime, sustainable office space in Central London.
Staycity acquires
key Southwark site
Aparthotel operator Staycity Group, working with Citygrove, has exchanged contracts to acquire a prime site on Blackfriars Road, London, for the development of a 25-floor Wilde Aparthotel, the group’s boutique lifestyle brand. Contracts were exchanged for an undisclosed sum with Swiss Life Asset Management, with JLL advising the seller. Citygrove will oversee the ground-up project as development partner, continuing its successful partnership with Staycity Group, alongside EPR Architects.
Detailed plans emerge for Vauxhall Square scheme
Cedarstone Capital, in partnership with Cheyne Capital and developer Bmor, has unveiled comprehensive plans for its £2.25bn Vauxhall Square residential scheme in Battersea. The partnership has commissioned architect firm Pilbrow & Partners to design the development on the 3.8-acre site within the Vauxhall Nine Elms Battersea Opportunity Area. The proposals include 2261 new homes, comprising 1097 units for social rent, intermediate housing, build-to-rent and private sale.
54-storey residential tower proposed for South Quay Docklands Site
Final phase of Elephant Park submitted for planning
The final phase in the 10-acre regeneration masterplan at Elephant Park in Elephant and Castle, London, has been submitted into planning. Developed for HUB, AHMM’s proposals transform a 1.2-acre site into a mixed-use development comprising 678 co-living homes and social housing, a community health hub and active ground-floor amenity across three buildings and improved public realm.
The proposals mark a significant milestone in the final phase of the Elephant Park regeneration, building on its established build-torent offering with what would be Elephant and Castle’s first purposebuilt co-living scheme. Plans also include the provision of one-, two- and three-bed affordable homes home site, 100% of which would be social rent. Generous outdoor amenity spaces will be provided, including a shared podium courtyard accessible from all three buildings, complete with a dedicated children’s play area, as well as two rooftop terraces.
The public realm design, led by landscape architecture Gillespies, completes its vision for Elephant Park, prioritising permeability, greening and active frontages that encourage community use and enhance connectivity to the wider community.
www.ahmm.co.uk
Areli Developments has submitted planning applications to Tower Hamlets Council for a major mixed-use development at 77 Marsh Wall in South Quay, adjacent to Canary Wharf.
The proposed 54-storey tower, designed by Patel Taylor architect firm, would deliver 820 residential units across multiple housing tenures. The development comprises 238 flexible living homes, 195 build-to-rent apartments and 266 apart-hotel units designed to accommodate varying lengths of stay.
In addition to residential accommodation, the scheme incorporates 7000sqft of commercial and community facilities intended for use by both residents and the wider public.
Rob Tincknell, Founder and CEO at Areli Developments said: “Our vision for 77 Marsh Wall was to create a place that naturally encourages people to come together, regardless of how long they choose to stay or the type of home they live in.
“By providing multiple tenures within a single development, we are bringing together people across various stages of life to connect, share experiences and feel part of a wider community.”
www.areligroup.co.uk/developments
Landmark Properties submits plans for major Birmingham PBSA development
Landmark Properties has submitted a planning application to Birmingham City Council for a new purpose-built student accommodation (PBSA) development at 120 Suffolk Street, marking a significant step in the company’s UK expansion.
The proposed scheme, located adjacent to the Mailbox, would deliver around 500 student bedrooms along with communal spaces and lifestyle amenities. The site is currently used as a car park. Situated close to Birmingham New Street Station and major regeneration areas, such as Goods Station, Arena Central and Paradise, the development aims to strengthen Birmingham’s position as a global centre for innovation and academia.
The application comes amid a growing shortage of student accommodation in the city. Recent studies indicate a shortfall of up to 31,000 student beds, a gap expected to widen as Birmingham advances plans for a “Knowledge Quarter” and attracts rising student numbers. The Suffolk Street site has already been earmarked for redevelopment, with planning consent previously granted in 2023.
Mauerwall combines design customisation, non-combustibility, and ultra-low embodied carbon, with rapid installation.
Mauerwall combines design customisation, non-combustibility, and ultra-low embodied carbon, with rapid installation.
Delivering speed, quality and compliance that today’s tall buildings projects demand.
Delivering speed, quality and compliance that today’s tall buildings projects demand.
Thousands of affordable homes risk standing empty amid provider crisis
Over 700 housing developments have stalled due to insufficient uptake of Affordable Homes, potentially undermining the Government’s five-year housing strategy. New research from the Home Builders Federation (HBF) reveals that approximately 8500 affordable homes scheduled for construction within the next year face significant risk, as social housing providers retreat from new Section 106 commitments. This withdrawal is causing widespread delays and threatening national housing delivery targets.
The HBF analysis indicates that roughly 900 completed affordable homes currently sit vacant, awaiting commitment from social housing providers, with several thousand more potentially facing the same fate.
Section 106 agreements require developers to include a specific number of affordable homes on new sites, which registered providers (RPs) purchase at discounted rates. This model accounts for approximately 45% of all new affordable homes delivered annually. However, the system depends on RPs’ capacity to acquire these properties, and recent economic and
policy pressures affecting the affordable housing sector have led to a steady reduction in bids for Section 106 homes.
When contracts for these homes remain unsigned, housing delivery comes to a standstill. Developments face delays, require different phasing approaches, or become financially unviable. In some cases, completed affordable homes simply remain unoccupied.
Over the past three years, at least 700 housing developments have experienced delays due to insufficient commitment from social housing providers. This has reduced
“Over the past three years, at least 700 housing developments have experienced delays due to insufficient commitment from social housing providers. This has reduced housing availability across all tenure types, prolonged the housing crisis, and exacerbated housing inequality.”
housing availability across all tenure types, prolonged the housing crisis, and exacerbated housing inequality.
Small- and medium-sized home builders face particularly acute pressure. With capital locked in uncontracted units – often financed through loans – SMEs experience compromised cash flow, limiting their ability to invest in subsequent phases or new projects.
Responding to growing concerns, over 90 HBF members wrote to Housing Minister Matthew Pennycook earlier this summer, requesting Government intervention.
The letter urged the Government to promote wider acceptance of cascade mechanisms within Section 106 agreements by local authorities and to encourage constructive
engagement in renegotiations when a registered provider cannot be secured. This would ensure continued construction and provide assurance that if an RP cannot be found, affordable homes could be converted to alternative tenures or, as a final option, replaced with a payment to the local planning authority.
Greater flexibility is essential to prevent the gap between housing supply and ambitious Government targets from widening further.
The HBF also recommended that the Government consider permitting Homes England grant funding for Section 106 affordable homes on a time-limited basis, helping to preserve urgently-needed affordable housing in the short term.
Neil Jefferson, Chief Executive at the Home Builders Federation, said: “Against rising affordability pressures and increasing numbers of families living in temporary accommodation, it cannot be that affordable homes are left standing empty.
“The Government’s social and affordable housing announcements were a welcome step to giving registered providers confidence to plan long term, but they are doing little to ease the immediate constraints of delivering affordable housing through Section 106 agreements.
“Right now, an estimated 100,000 private units are stalled, which not only threatens the supply of much-needed homes but also risks the livelihoods of regional businesses and hardworking tradespeople up and down the country.
“While Government’s housing announcements have been welcome, as it stands, housing associations are unable to bid and private buyers unable to buy, leaving the housing outlook increasingly uncertain.”
www.hbf.co.uk
Tall Buildings Media establishes Advisory Board of industry experts
Tall Buildings Media is pleased to announce the launch of its Advisory Board for 2026, bringing together distinguished voices from the tall buildings sector.
This carefully-selected group of industry leaders brings decades of collective experience spanning architecture, engineering, development and construction, positioning the
Meet the team
Advisory Board
Chair - Steve Watts
Steve is an expert in the economics of tall buildings, and the longest-serving Chair of the Council on Vertical Urbanism (formerly CTBUH). He was one of the Founding Partners of alinea, which is now Turner & Townsend Alinea.
brand to deliver more authoritative content to the UK’s tall buildings community.
The Advisory Board will peer-review all products and platforms developed by Tall Buildings Media, from editorial features and technical reports to digital resources and industry events. This rigorous process ensures content maintains the highest standards
Darren Richards
Working throughout the offsite technology supply chain, Darren Richards is Managing Director of Cogent Consulting, a leading specialist in enhancing productivity through innovative building technologies, DfMA, platform design and process optimisation. He is also Chair of the UK Industrialised Construction Advisory Board.
of accuracy whilst presenting a balanced perspective of the sector.
By drawing on the Board’s diverse expertise, Tall Buildings Media will continue serving as a trusted resource for professionals navigating the technical, commercial and creative challenges of contemporary tall building development.
Claire King
Claire King, a Partner at Fenwick Elliott, is a recommended lawyer in the Legal 500 for both Construction Disputes and International Arbitration. She specialises in the resolution of both domestic a nd international construction and engineering disputes arising during the lifecycle of a project.
Gavin Hoccom
Gavin Hoccom is a Partner in the Construction team at Browne Jacobson, a full-service law firm. A building safety and construction disputes specialist, Gavin supports clients nationally to assess the organisational and personal risk presented by the regulatory regime introduced by the Building Safety Act.
Sarah Shuttleworth
Sarah Shuttleworth is an experienced Development Manager at Simten, with a demonstrated history of delivering high-quality refurbishment and development projects across regional and international markets. As an ARB and RIBA Chartered Architect and MPAM-accredited Project Manager, she combines architectural expertise with strategic project delivery capabilities.
Simon Robins
Since joining Make Architects, Simon has designed and delivered landmark residential towers in Croydon and Birmingham. Simon also leads Make’s Building Regulations Principal Designer services, positioning him at the forefront of building safety and tall buildings practice.
Dmitri Jajich
An award-winning structural engineer and Principal of DeSimone’s London office, Dmitri Jajich brings exceptional expertise in tall building design, wind engineering and architecturally-exposed structures. His internationally-recognised projects include Manhattan Loft Gardens and Scandinavia’s tallest tower, Karlatornet.
Simone Miriana
Simone Miriana, Director at AKT II, is an Architectural Engineer with extensive expertise in tall building design and performance. He specialises in advanced facade engineering, building physics, CFD analysis and sustainable design, providing invaluable insights for complex high-rise projects.
Hannah Woodger Committed to keeping the industry informed, Hannah is Tall Buildings’ Editor, reporting on the latest tall building projects, key regulatory developments, while facilitating essential conversations with key industry figures. Hannah plays a central role in translating the board’s insights and recommendations into meaningful content.
For more information on our members, visit www.tallbuildingsmedia.co.uk/about/advisory-board
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From supertalls to sustainability: Permasteelisa’s vision for the UK market
With 25 years of experience forging partnerships across Europe’s construction supply chain, Imro van Leersum steps into his new role as Sales Director for Europe at Permasteelisa Group with ambitious plans. From consolidating the company’s market-leading position in London to pioneering new Closed Cavity Façade technology, Imro van Leersum discusses with Tall Buildings Magazine how early architect engagement, science-based sustainability and a unified European operating structure are positioning the facade specialist to shape the next generation of the UK’s supertall landscape.
TB: Could you share a brief overview of your career background and how it has prepared you for this role leading European sales in the UK at Permasteelisa Group?
IvL: After working as a sales manager for a coatings company, I moved into sales for the Dutch brand of Permasteelisa Group, 25 years ago. Over the years, I have forged close partnerships across the construction supply chain – with architects, developers, main contractors, development managers, cost consultants and façade consultants. This, combined with my in-depth understanding of the industry in Europe, has been the ideal preparation for my new role.
That said, I think it is fair to say that London has ‘accepted’ tall buildings, indeed there is a fundamental positivity about them amongst the planning authorities, who can see the part that density through clustering can play in creating sustainable urban centres, and who even offer the view that verticality and density can support heritage. That is not a viewpoint that I can remember hearing 10 or more years ago.
TB: What attracted you to Permasteelisa Group and this role specifically?
IvL: I was attracted to Permasteelisa Group because of its ability to understand the language of architecture and translate a vision into a buildable project – financially, technically and aesthetically.
Business-wise, London is my home and I am looking forward to the opportunity my new role provides to bring to life more amazing buildings in the UK.
TB: What are your priorities for the UK market in your first year?
IvL: Consolidating our position as market leader in London and extending our project reach in other parts of the country.
TB: How do you see the façade market evolving, particularly with increasing sustainability requirements and building regulations?
IvL: The pressure to meet complex sustainability and regulatory requirements is resulting in an increasingly specialised market, in which openness and evidence-
based approaches are key. For example, in relation to sustainability, we must avoid greenwashing and implement solutions that achieve the optimum financial and environmental balance.
TB: Which UK sectors present the greatest opportunities for growth, and why?
IvL: Beside the high demand for commercial buildings in London, I believe there are great opportunities in a number of sectors in the UK, including life sciences, healthcare, the residential market (once requirements for Gateway 2 have been normalised), and the refurbishment of existing facades.
TB: How is Permasteelisa Group positioning itself against increased competition in the facade sector?
IvL: We are focusing on excellence, complexity and innovation, leading the way in advanced technology and sustainability. In Europe, we have created a new single operating structure to give clients and partners access to the group’s entire regional talent pool of 1300 colleagues for the first time. This is bringing benefits in terms of access to specialist expertise, collaboration, efficiency, productivity and value.
TB: How is the push for net-zero buildings and embodied carbon reduction reshaping Permasteelisa Group’s approach?
IvL: We take a science-based approach to net zero in the design, manufacture, installation and maintenance of facades. We use lifecycle analysis and carbon payback tools to reduce material quantities and design for circularity. We optimise the use of low-carbon materials and logistics, and innovate with technologies like Closed Cavity Façade (CCF) and dynamic solutions. We are proud to be the first company in the world to achieve a certified Environmental Product Declaration (EPD) for bespoke facades.
TB: Can you discuss any upcoming projects or technologies that exemplify Permasteelisa Group’s sustainability commitments?
IvL: We have developed a new CCF technology with a reduced depth, which is set to decrease embodied carbon and increase net lettable area. This will be released soon and implemented on a project in London – I’m excited to see its impact.
TB: What are the unique challenges and opportunities when being specified for supertall or complex high-rise projects?
IvL: A key challenge is ensuring buildability within upfront cost targets. Early involvement in a project is key, so that we can advise clients on the right facade technology and ensure technical, economic and installation feasibility. In terms of opportunities, our team loves nothing more than creating a building that is iconic in size or complexity! Globally, our success in shaping supertall and complex high-rise projects is unsurpassed, evidenced in landmarks such as One World Trade Center, Taipei 101, Tour Hekla, The Shard and 22 Bishopsgate.
TB: How is technology changing the design and delivery of facades for tall buildings?
IvL: Today’s urban environments have new demands and we are innovating in response, with technology such as CCF and bomb blast solutions. Developments in materials and new design elements are enabling tall buildings to be constructed in increasingly condensed areas. For example, we can now integrate green wall technology at height that will flourish in any orientation.
TB: How critical is early architect involvement to successful project outcomes?
IvL: It is crucial. We are recognised globally for our unique ability to translate the most innovative, complex architectural concepts into practical solutions, and this depends on early engagement, even before project award. Early feasibility studies, cost planning, technical advice and sustainability studies are vital for successful project outcomes.
TB: What mechanisms does Permasteelisa Group have in place to keep the design community informed about new products and technological advances?
IvL: Our Lead Concept Design experts keep the market updated on new products and technical developments. Globally, we work with academic institutions on facade research projects and take every opportunity to share findings at industry events. We also have an increasingly strong online presence –both through our website and LinkedIn channels –where we share updates.
TB: Where do you see Permasteelisa Group’s position in the UK market in five years?
IvL: In five years, I am confident that Permasteelisa Group will have an even more dominant market share in the UK, both in and beyond London.
TB: What excites you most about the future of facade engineering?
IvL: I am excited to see – and be part of – facade engineering’s impact on the next stage of transforming London’s skyline.
www.permasteelisagroup.com
The Tall Buildings Awards 2026 sees the arrival of a Lifetime Achievement Award, Emerging Talent Award and Outstanding Contribution Award.
If you’d like to nominate yourself or a colleague, then scan the QR code for more information and to submit your entry.
Clancy Consulting appoints new London Director
FP McCann scales new heights
Clancy Consulting has appointed Mark Ainger as Director of Structures, London office.
A Chartered Engineer (CEng) and member of the Institution of Structural Engineers (MIStructE) for more than 20 years, Mark brings a wealth of experience and expertise to the role, having held senior positions in several prestigious engineering firms in his career. Under Mark’s new leadership, the Clancy Consulting team in London will continue to expand its civil, structural and specialist heritage engineering services in the capital and wider South East. Commenting on his new role, Mark Ainger, Director of Structures, Clancy Consulting London office, said: “This is a great time to be joining Clancy Consulting, a company with a strong reputation for delivering high-quality civil and structural engineering nationwide. I look forward to leading our talented team as we continue to strengthen our reputation for delivering high-quality engineering solutions across the capital and South East – with our focus firmly on collaboration and nurturing long-term client partnerships.”
www.clancy.co.uk
Alex Pease
appointed as a founding member of the BPF PBSA Board
Watkin Jones, a leading UK developer and manager of residential for rent and student accommodation, has announced that it has helped to launch the British Property Federation’s (BPF) new purpose-built student accommodation (PBSA) Board, with Alex Pease, Chief Executive Officer appointed as a founding member. The new board brings together senior leaders from eight of the UK’s leading PBSA providers, including Joe Lister, CEO of Unite Students, Matt Merrick, CEO of iQ Student Accommodation, Ashling Fox, MD of Student Roost, Duncan Garrood, CEO of Empiric Student Property, Elaine Hewitt, CEO of UPP, Nick Porter, CEO of DOT Group and Graham Rogers, Co-CEO of Homes for Students, representing more than 250,000 student beds nationwide. Chaired by Joe Lister, Chief Executive Officer of Unite Students, the Board will serve as a unified industry voice – championing the sector’s critical role in supporting students, universities and local communities, while driving regeneration, investment and economic growth across the UK.
www.watkinjonesplc.com
Gerry O’Brien
departs AKT II to launch Agentia Design Engineering
Gerry O’Brien, a Founding Director of AKT II, has left the prominent structural engineering consultancy after 26 years to establish a new venture with former colleagues.
O’Brien co-founded Agentia Design Engineering in September alongside Stelio Papastylianos, a former AKT II Director. Companies House records confirm the firm was incorporated on 29th September, with both engineers listed as Directors. The partnership was strengthened in October when Mitesh Bavdekar, Managing Director of Dubai-based consultancy KPM, joined as a third director.
The move marks a significant shift for O’Brien, who joined AKT II in 1999 and played an instrumental role in the firm’s development into one of the UK’s largest structural engineering practices. Papastylianos, who joined in 2008, also departed in August alongside O’Brien.
Describing the new venture on LinkedIn, O’Brien said founding Agentia Design Engineering “extends his journey as a Founding Director of AKT II, one of the UK’s foremost engineering consultancies”.
www.linkedin.com/in/gerry-o-brien-769014187
Government appoints interim Chief Construction Adviser
The Ministry of Housing, Communities and Local Government (MHCLG) has appointed Thouria Istephan as interim Chief Construction Adviser, bringing decades of architectural expertise and deep knowledge of building safety standards to the role.
Thouria will provide independent, expert guidance to ministers and Government officials on building safety and regulatory reform. Her appointment represents a significant step in delivering the Government’s response to recommendations from the Grenfell Tower Inquiry Phase 2. She said: “This role allows me to apply my extensive architectural experience alongside insights gained through my work on the Grenfell Tower Inquiry. It represents a unique opportunity to provide independent advice that promotes progressive and proportionate standards.”
www.gov.uk/government/organisations
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Tall Buildings takes industry events national with 2026 regional tour
Tall Buildings Media is delighted to announce three major industry events in 2026. For the first time, the platform’s events programme will feature two regional conferences – Tall Buildings North and Tall Buildings Midlands – bookending a reimagined two-day London Summit alongside a reinvigorated evening awards ceremony.
Across the country, the skylines of Britain’s major cities are being transformed at an unprecedented rate by the emergence of tall buildings. From high-density schemes addressing the nation’s housing shortage to office developments signalling growth and prosperity in the workplace market, confidence and viability remain robust despite wider industry challenges.
With cities like Manchester and Birmingham bringing forward major tall building projects, it’s essential to provide a platform for sector professionals to celebrate successes, share experiences and reflect on regional strengths, current activity, planning policies and exemplar case studies.
Tall Buildings North –Manchester, 24th March 2026
The programme launches in Manchester on 24th March, where delegates will witness a prestigious speaker line-up address key industry issues including the
city’s identity through tall buildings and updates on the Building Safety Regulator.
A panel debate will explore experiences of navigating Gateway 2, while deep dives into groundbreaking tall building projects will offer inspiration and insight to investors, clients, contractors, architects and engineers alike.
Tall Buildings Summit & Awards –London, 9th-10th June 2026
On 9th and 10th June, the annual Tall Buildings Conference & Awards rebrands as a two-day Summit. An expanded programme will feature thought-provoking discussions, knowledge sharing, networking opportunities and industry insight. On the evening of the first day, the sector will come together for a prestigious awards ceremony. Featuring all-new categories, the ceremony will recognise team achievements, product innovation and project excellence, and also pay tribute to individuals who have dedicated their careers to the industry while acknowledging the rising stars poised to make their mark.
Tall Buildings Midlands –Birmingham, 13th October 2026
The events schedule culminates in Birmingham on 13th October for a day of reflection, inspiration and insight. Featuring council members, policymakers and the professionals responsible for designing and delivering tall buildings, the conference will facilitate open and honest discussions about the region’s tall buildings strategy, investment opportunities and key challenges facing the sector.
Early bird tickets now available
Early bird tickets for Tall Buildings’ North Conference are now available on the Tall Buildings booking website. Don’t miss this opportunity to secure your place at preferential rates and be part of the conversation shaping the future of Britain’s skylines.
Visit the website now to register and find out more about the upcoming programmes, speakers and networking opportunities.
The Tall Buildings Awards 2026 are officially open for entries, promising to be bigger and better than ever before. The prestigious ceremony will take place on 9th June in Central London, concluding the first day of the Tall Buildings Summit.
This year’s awards celebrate excellence across all project typologies while recognising the dedicated teams integral to delivering exceptional high-rise buildings. The 2026 categories honour individuals who have championed the success of tall buildings throughout their careers, professionals making notable industry impact, and emerging talents poised to shape future skylines.
A highlight of this year’s programme is the newly-introduced Responsible Skyscraper Award, reflecting the industry’s ongoing commitment to safe and sustainable tall building development. Whether you’re an architect, engineer, developer, contractor,
manufacturer or specialist consultant, the Tall Buildings Awards provide an unparalleled platform to showcase innovation, excellence and achievement in the vertical construction sector.
Entries are now being accepted across all categories. Visit the website to discover why you should enter, review qualification criteria and explore the categories most relevant to you and your business. Don’t miss this opportunity to gain recognition among industry leaders and celebrate the projects and people driving the tall buildings sector forward.
www.tallbuildingsmedia.co.uk/awards
For
Build-to-rent sector tackles safety, investment and perception at landmark conference
Industry leaders convened at One Canada Square for the Association of Rental Living’s 10th annual conference, marking a milestone year with the launch of its NextGen Pathways programme and addressing critical challenges facing the sector.
The build-to-rent sector gathered at the iconic skyscraper at Canary Wharf, overlooking some of London’s most prominent BTR developments, for a day of frank discussions about the opportunities and obstacles shaping the industry’s future. For the first time in the conference’s decade-long history, two parallel agendas ran simultaneously, with the new NextGen Pathways programme giving emerging professionals a platform to contribute their perspectives on topics including procurement, mobilisation and compliance vs competence.
From the main stage, building safety dominated the opening session, with speakers Ashley Perry from Apache, Peter Clark of Ark Workplace Risk, Stacey Patten from Invesco, and Nicky Barker from KKR expressing frustration at constantly shifting regulatory requirements. The panel highlighted lengthy timeframes for gathering compliance paperwork during asset transactions, calling for standardisation to streamline processes whilst maintaining the sector’s commitment to safety.
Scotland emerged as a focal point for investment discussion, with panellists including ARL’s CEO Brendan Geraghty, Ed Howe from Bidwells, and Kathryn Fergusson, Head of Housing Investment at the Scottish Government, exploring whether the nation represents the sector’s biggest opportunity. The conversation acknowledged lessons learned from previous legislative challenges that had temporarily driven away capital.
Insurance – the third-largest operational cost in BTR –received detailed attention from Shaun Grainger of WTW, who emphasised the importance of transparency with underwriters and reinforced that safe buildings represent sound investments.
Honor Barratt of Birchgrove presented a compelling case for later-living BTR schemes, highlighting the growing demographic of baby boomers entering retirement who would benefit from purpose-built rental accommodation designed for their life stage.
The afternoon’s standout session addressed changing perceptions of build-to-rent. A distinguished panel including Alex Notay from Radix Big Tent Housing Commission, Rebecca Taylor from Long Harbour, Danielle Bayless from Quintain, and Kate Butler from BPF challenged the sector to examine its credibility and communication approach.
The panel argued passionately that BTR must be positioned as part of the housing solution rather than a problem, challenging the outdated notion of renting as second-class tenure. With one in three people renting across diverse demographics – not just young professionals – the sector contributes significantly to the economy and deserves recognition from policymakers.
The conference concluded with sessions on placemaking and a timely examination of the Renters’ Rights Act, setting the stage for continued dialogue as the sector navigates its evolving landscape.
Brendan Geraghty, CEO of the ARL, reflected positively on the day’s achievements: “I’m proud of the turnout and that with our Pathways programme, we’re finally investing in human capital, not just physical assets. The openness to discuss the sector’s issues frankly has been encouraging. While we may not solve every challenge today, we’re starting essential dialogues that will lead to real solutions.”
www.thearl.org.uk/home/conference25
Delegates enjoyed a rich programme of insightful sessions
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Navigating growth and heritage in the City of London
Now firmly established in his position as Chair of the City of London Corporation’s Planning & Transportation Committee, Tom Sleigh has brought renewed focus to the capital’s latest developments, while providing fresh perspective on the future direction of the Square Mile. Last month, Hannah Woodger, Editor of Tall Buildings Magazine, had the opportunity to meet with Tom to discuss the City of London’s ongoing transformation, reflecting on the delicate balance between preserving historic character and meeting modern urban needs, while unpacking the central priorities of the City Plan.
HW: The City’s skyline has changed dramatically in recent years. How does the City Plan 2040 guide where and how that growth continues?
TS: The skyline today is almost unrecognisable compared to 20 years ago – even 10, really. Much of that change comes from the clustering of towers on the eastern side of the City, which I think is fantastic. It shouts commerce, confidence and the image of a global business centre – which, of course, is what we are and what we want to remain.
We already have over 10 planning-approved towers in that area, so in another decade, the transformation will be even more striking. That continued evolution reflects a strong sense of momentum, renewal and business confidence.
The City Plan 2040 underpins this direction. Detailed analysis of London’s projected jobs growth and office requirements shows that most of the new workspace will need to be delivered within the Square Mile – particularly in the eastern cluster. That’s largely because much of the Square Mile is constrained by heritage considerations, such as the strategic sightlines to St Paul’s Cathedral.
Tom Sleigh, Chair of the City of London Corporation’s Planning & Transportation Committee
“My aim as Planning Chair is simple – we must never build boring. Every new development should contribute something exceptional to the City’s skyline and streetscape.”
We have what we call a “jelly mould”, which effectively defines where tall buildings can be built and the height contours within those zones. We know we’ll need at least 1.2 million square metres of new office space by 2040 – probably more – and demand will dictate how much beyond that. With a vacancy rate of just 1.5%, the reality is we can’t build fast enough to keep up. There’s a near-insatiable demand for Grade A office space in the City.
HW: The City is defined by its juxtaposition of old and new. How do you navigate that relationship in planning decisions – and what does a project like 50 Fenchurch Street tell us about that approach?
TS: London has always been a story of renewal. The only constant is change – from Roman times onwards, the City has continually evolved and adapted. That economic imperative is in our DNA; it’s what keeps the City successful.
No one values the City’s heritage more than the Corporation. We own a significant portion of it – around 45 to 50 churches, for instance – and we work closely to integrate heritage into every stage of planning.
As you say, it’s the juxtaposition of old and new that defines the City’s unique character. We don’t have a monolithic skyline of glass towers, nor a static landscape of preserved buildings – we have both, side by side. And they complement one another beautifully. Visitors and photographers often capture the two together, because it’s that contrast that’s so captivating.
At 50 Fenchurch Street, for example, the medieval All Hallows Staining Tower is preserved on stilts, with 35 feet of space excavated below it. At 80 Gracechurch Street, remnants of the Roman Forum were uncovered and incorporated into the scheme. Similarly, the Roman Mithraeum beneath Bloomberg’s offices has become a free public attraction. Modern developments often amplify and celebrate the City’s heritage rather than diminish it – and that’s exactly the approach we encourage.
HW: How important are tall buildings to the future of the City of London?
TS: Tall buildings are absolutely vital. With 1.2 million square metres of additional office space needed by 2040, and with most of the Square Mile subject to height restrictions, tall buildings are how that growth will be delivered.
We’re confident that the eastern cluster is the right location – the City Plan defines it clearly, and
“A successful building supports growth – it creates jobs during construction and provides space for the industries that define London: finance, professional services, tech.”
Government inspectors have endorsed that approach. Tall buildings will be the backbone of future growth, supported by a strong retrofit agenda for older stock. There’s real optimism in the market right now, and tall buildings will continue to play a central role in sustaining that momentum.
HW: 1 Undershaft will become Western Europe’s tallest office tower. What does a project of that scale need to deliver for the City?
TS: When a developer proposes a major scheme like that, we operate on what I’d call a ‘civic contract’. We provide an enabling, predictable and supportive planning environment – but in return, we expect something back. That “something” is more than just office space. It’s public benefit: sky gardens, cultural or community spaces, improved public realm, or the preservation and celebration of heritage. Developers understand this and increasingly rise to the challenge.
1 Undershaft, which will become the tallest office tower in Western Europe, exemplifies that. Its predecessor, 22 Bishopsgate, is now fully let and commanding the highest rents in the City. It shows that if you build quality space, the market responds. With vacancy at just 1.5%, demand remains incredibly strong.
HW: How do you ensure the City remains a vibrant place to work and visit, not just a collection of office towers?
Basilica
“130 Fenchurch Street passed planning unanimously in just 38 minutes, which might be a record! It’s an elegant design with a distinctive crown and a public garden wrapping around it.”
130 Fenchurch Street. Image: WilkinsonEyre
TS: That’s where our Destination City strategy comes in — it’s our overarching growth plan for the Square Mile. The idea is to create a rich ecosystem that blends business with community, culture and wellbeing. We’re currently mapping ground-floor uses to understand the mix of amenities — and where gaps exist. The next step will be partnering with developers to address those gaps, whether they’re delivering new towers or retrofitting existing buildings.
Our vision differs from cities like New York, where many new office towers are self-contained fortresses. In London, we want permeability — a lively, open city where people can move freely through buildings and spaces. Many new developments now reintroduce historic pedestrian routes, sometimes tracing medieval street patterns. That sense of openness and activation at ground level is fundamental to how we’re shaping the City’s growth.
HW: What are the main barriers to delivering the office space the City needs, and how can the Corporation help overcome them?
TS: The planning system here isn’t the issue – in fact, it’s widely regarded as one of the most enabling and predictable in the world. The real challenges are economic: Construction costs, materials inflation and international financing conditions.
These are global issues, not unique to London. But we can help reduce risk through our planning approach. Because we offer such clarity and consistency, developers can plan with confidence. If you engage early and comply with policy, you stand a very strong chance of approval. That predictability helps reduce “planning risk” – which is one of the biggest cost variables in any major project.
HW: What role does retrofit play in the City’s overall development strategy?
TS: The City is leading the way on retrofit. We have a comprehensive policy suite – a Heritage Retrofit Toolkit, a Supplementary Planning Document and clear guidance for developers.
The results speak for themselves. Half of all retrofit projects in Greater London are happening right here in the Square Mile, and around half of our new applications are now retrofits rather than demolitions. Encouraging retrofit is important, but making it straightforward through clear policy is what really drives delivery – and that’s exactly what we’ve done.
HW: As Planning Chair, which projects are you most excited to see come forward?
TS: There are several, but 1 Undershaft will certainly be one to watch – demolition of the existing site is already underway. We’ve also just approved 130 Fenchurch Street, opposite 50 Fenchurch – a 31-storey tower that passed planning unanimously in just 38 minutes, which might be a record! It’s an elegant design with a distinctive crown and a public garden wrapping around it.
More broadly, we’re seeing a wave of high-quality, innovative architecture coming forward. My aim as Planning Chair is simple – we must never build boring. Every new development should contribute something exceptional to the City’s skyline and streetscape.
HW: To wrap up, what does success look like for a tall building in the Square Mile?
TS: For me, success means excellence on several fronts: High-quality design and materials, strong economic contribution and meaningful public benefit.
A successful building supports growth – it creates jobs during construction and provides space for the industries that define London: Finance, professional services, tech. It also offers something back to the public, whether that’s a cultural space, a viewing gallery or improved public realm.
And, of course, it adds to the skyline – one that continues to shout commerce, confidence and London’s place as a truly global city.
All Hallows Staining Tower at 50 Fenchurch Street
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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Postcode data is redrawing the map for the UK’s tall building supply chain
The UK’s tall building boom is no longer confined to London. From Manchester to Cardiff, regional cities are reaching skyward with ambitious high-rise developments –but as the construction hotspots shift, can supply chains keep pace? Siobhan Harris, Head of Market Intelligence at Once For All, examines the opportunities and challenges ahead.
In regions across the UK, the skyline is changing. Market intelligence data from Once for All (home to Constructionline) reveals that 44 high-rise projects, with seven storeys or more, were published on their procurement platform. What is most striking is where these projects are emerging. Increasingly, developers are delivering tall buildings not only in London, but across regional cities.
This shift marks an evolution in the UK’s tall building market. Regional centres are now driving much of the country’s growth, reshaping how contractors and suppliers plan their operations, verify competence and manage delivery.
The rise of regional super hubs
While London remains the centre of tall building development, momentum is building elsewhere. Manchester, Salford, Birmingham, Leeds and Cardiff now have some of the most active and ambitious pipelines in the country:
In Salford, the Regent Park redevelopment includes 10 towers and around 3300 homes, with one expected to become the UK’s tallest residential tower.
Cardiff’s proposed 50-storey mixed-use scheme beside the central station would be Wales’s tallest, if approved.
Birmingham’s Octagon Tower, completed in 2025, has already transformed the city’s skyline.
While London remains the centre of tall building development, momentum is building elsewhere
Driving this next wave of growth are our local authorities, many now view height as a means to meet housing demand, attract investment and revitalise city centres. Combined with levelling-up funding and stronger transport links, this encourages dense urban living and creates regional ‘super hubs’ for tall building development.
Yet growth also exposes pressure points. Specialist design, engineering and construction skills remain concentrated in the South East. As projects multiply elsewhere, regional capacity must keep pace.
What this means for the supply chain
This shift brings both opportunities and risks. Tall buildings are among the most complex projects to deliver. The Building Safety Act, for instance, introduces three gateways requiring clear evidence of competence and compliance at every stage. Where local experience is limited, projects can face quality challenges or delays as information is reviewed or reworked.
These risks highlight the importance of early and consistent procurement. Contractors and clients must confirm competence before work begins. Prequalification questionnaires (PQQs) and verification tools help manage this change, ensuring every organisation involved meets required standards. Establishing competence early helps prevent gateway delays, protects quality and supports predictable delivery.
Digital systems make this process easier. Shared data and consistent assessment standards allow project teams to identify qualified suppliers across regions and maintain quality as tall building activity expands nationwide.
For regional firms, this brings opportunity. Those with strong safety systems, experience in tall building
construction and reliable digital record-keeping can compete on equal terms with national players.
For larger contractors, early partnerships with capable local specialists will strengthen capacity and local knowledge as the geography of tall building delivery continues to evolve.
Changing demand: Residential and mixed-use
The new wave of tall buildings also reflects a change in purpose. Outside London, developers are delivering mainly residential or mixed-use schemes rather than office-led projects.
The continued rise in international students is driving demand. Student accommodation, build-to-rent and co-living schemes now define much of the current activity in Manchester, Birmingham and Leeds, while Cardiff and Sheffield are adopting similar models within their wider regeneration plans.
Private rental markets have slowed. Zoopla reports that by July 2025, rental growth had eased to just 2.4% year-on-year, the weakest increase in four years. Despite this, the demand for professionally-managed
THE NORTH’S ‘SUPER HUBS’
Learn more about the strategic delivery of high-rises in the North at Tall Buildings’ Northern Conference in March 2026. Tickets are available to book now. Scan the QR code to learn more.
UK & Ireland Heat Map
city-centre living remains strong, and local plans increasingly promote tall buildings as a way to deliver homes sustainably.
Residential and mixed-use towers bring new technical demands. Fire safety, acoustic performance, energy efficiency and resident amenity are all critical. With several uses often combined in a single structure, coordination between trades becomes more complex, so maintaining clear accountability and a comprehensive digital record is essential.
Preparing for the next phase
As regional cities adopt more high-rise schemes, supply chains must adapt. The Building Safety Act, for example, requires evidence of competence, clear accountability and consistent information throughout a project, which becomes harder to maintain when delivery spans regions with varied capability and digital maturity.
About Constructionline
Early and consistent digital pre-qualification is becoming essential. Strong verification enables project teams to confirm skills, training and safety information before gateway points, ensuring every organisation meets the same standards, regardless of its postcode. Organisations such as Once For All, through Constructionline, are helping contractors and suppliers strengthen readiness and adopt transparent, verifiable approaches to compliance.
If the sector pairs regional ambition with the preparation needed for safe and compliant delivery, the next generation of tall buildings will be delivered confidently and consistently. Tall buildings can rise successfully wherever the supply chain is ready to support them.
www.constructionline.co.uk
Constructionline – originally created as a Government department, for over 20 years we have been supporting thousands of businesses across the public and private sectors. Constructionline is part of the Once For All Group, European leaders in risk management, compliance, supply chain management & sourcing for the construction and facilities management industries.
At Constructionline, we pride ourselves on opening up opportunities for members to access a wide range of procurement contracts and projects – and for buyers to access a validated pool of high quality suppliers.
To learn more about Constructionline, visit www.constructionline.co.uk
Second stairs: Understanding the impact on tall building design
New Building Safety Act regulations requiring dual staircases in tall residential buildings present a significant challenge to development viability. Make Architects and Core Five have conducted a comprehensive study revealing that while the second staircase requirement reduces building efficiency by 2 to 4% per floor, strategic design responses can not only recover lost value but actually enhance project returns by 5 to 15%. Make’s Simon Robins and Core Five’s Enson Tu and Kieran Holcombe explain further.
The need for new homes across the UK has been well publicised. However, despite Government incentives and changes to planning law, residential developments face significant challenges around viability, particularly in dense urban locations that call for a tall building response.
With safety rightly prioritised in the wake of the Grenfell tragedy, new legislation mandates that by September 2026 all residential buildings over 18m in height must be developed with two protected staircases.
While this dual-core strategy offers clear safety and operational benefits, it also introduces significant design and commercial challenges. Each additional stair increases the gross internal area (GIA) of a building while simultaneously reducing the net internal area (NIA) available for saleable or lettable space. This shift directly affects building efficiency (net-to-gross), which, in turn, has an impact on both development viability and architectural flexibility.
Make Architects and Core Five, having worked on numerous tall residential schemes across London and the UK, undertook a detailed study to quantify the true impact of this requirement. By examining recently-completed projects, all designed prior to the implementation of the new legislation, we sought to understand what the design, efficiency and cost consequences were when a second stair was introduced, and what could be done to counteract any impact on project viability.
Quantifying the efficiency loss
To understand the impact of a second stair on efficiency, the study focused on residential tall buildings in London, which tend to follow comparable design guidance. Generally, the net-to-gross efficiency of these buildings on a typical floor ranged from 75 to 80%.
However, when adding a second stair, approximately 18m² of additional core space was required. This seemingly modest area take resulted in a circa 2 to 4% reduction in efficiency per floor. This additional area of vertical
Amory Tower, Isle of Dogs
Diagrammatic floor plan with single stair and efficiency of circa 77%
Second stair affects apartment layouts, reducing NIA and efficiency by up to 4%
Positioning the stairs against the facade can bring light and air into the core, but will significantly increase lost NIA.
Increasing the floor by approximately 2m regains lost efficiency
circulation represented a direct loss of habitable floor area, or NIA, to each level – space that would otherwise contribute directly to revenue.
The consistency of this data across all projects in the study underlines that the impact of the new requirement is not marginal; it is material and needs to be addressed to improve project viability.
Design strategies for mitigation
The challenge lies with architects – how can we respond creatively to these new constraints without compromising either building safety or project economics?
One key consideration is the placement of the second stair. Keeping both stairs central within a building helps preserve valuable facade area for habitable rooms, ensuring natural light and outlook – essential qualities for residential design. Internalising the stair also maintains the visual and architectural integrity of a building form.
On the other hand, there are distinct advantages to locating the stair against the facade, which offers the opportunity to bring natural light and fresh air into the core, aligning with the London design guidance. However, this approach sacrifices facade area that could otherwise accommodate living spaces and increases the loss in NIA due to the additional internal circulation required to reach the stair.
Restoring lost efficiency and maximising the return
To recover the efficiency lost through the additional stair, the study explored expanding the floorplate to regain the lost NIA. We found that increasing the floor area by
“The Building Safety Act represents a crucial evolution in our industry to ensure residential buildings are safer and more resilient, and a second staircase provides a tangible improvement in life safety in high-rise residential structures.“
between 9 and 13%, we restored the original efficiency ratio. Although this increase in area is not an insignificant number, the actual impact on building form was found to be relatively minimal, with the footprint increasing by around 2m.
A larger floorplate then introduces several interesting design opportunities. The additional footprint brings with it a greater length of facade, between 5 and 10m in this case, which can allow for additional rooms. With between 2 and 3m of additional facade length, a one-bedroom home could be upgraded to a two-bedroom apartment. Alternatively, a two-bed could evolve into a ‘two-plus’ layout with a study or nursery located against the facade. These subtle increases in floor area and facade articulation, therefore, offer both liveable and commercial benefits.
The increased floor area and additional length of facade creates an opportunity to provide alternative types of apartments.
Impact on cost and return
Realigning building efficiencies to match typical efficiency prior to the introduction of the second staircase will naturally attract additional build costs. These costs are largely attributed to the additional facade materiality, structural floor areas and associated fit-out works to accommodate the gain in overall gross internal and gross external area (GIA/GEA).
However, when considered as a private sales development, the uplift in cost is also influenced by the specification and target sales values. Different price points will vary the build cost (£/ft2) incurred – i.e. the higher the specification relative to target sales values, the higher the build cost (£/ft2) – but higher sales values will also help offset the higher build costs.
Based on the study, the additional build costs for realigning the net-to-gross building efficiencies (i.e. enlarged floorplates) range from c.£22+/ft2 to c.£65+/ft2 GIA, reflecting target sales values between £800 and £2,400+/ft2. Our conclusion based on the parameters and examples used within our study indicate that that circa 5 to 15% of additional value can be achieved, despite incurring additional build costs. In other words, the commercial returns outweigh the additional build costs, which, in turn, offer greater opportunities to maximise value in terms of design layouts, unit sizes and unit mix.
Balancing safety, efficiency and value
The Building Safety Act represents a crucial evolution in our industry to ensure residential buildings are safer and more resilient, and a second staircase provides a tangible improvement in life safety in high-rise residential structures.
However, the design and commercial implications are equally tangible. The data from the study demonstrates that circa 2 to 4% reduction in efficiency can have substantial impacts on development viability, apartment layouts and facade design. Architects and developers must, therefore, adopt a more strategic, data-driven approach – balancing safety mandates with design ingenuity and economic pragmatism.
Ultimately, while the second stair introduces complexity, it also invites innovation. By rethinking core layouts, optimising floorplan and leveraging additional facade opportunities, it is possible not only to restore lost efficiency but to enhance overall design quality, improve project viability and increase investment returns.
As the industry adapts to these new regulations, collaboration between architects, cost consultants and developers will remain key to creating tall residential buildings that are both safe, efficient and, most importantly, desirable places to live.
www.makearchitects.com www.corefive.co.uk
The Tall Buildings Awards 2026 celebrate tall building excellence, from residential and office to mixed-use and PSBA schemes, but they also recognise the project teams that are integral to the delivery of tall building developments.
Scan the QR code today to nominate your project or firm – entries are now open!
Second staircases: The legal landscape
Claire King, Partner at Fenwick Elliott LLP, examines the upcoming amendments to Approved Document B – including the new “Second Staircase Rule” for buildings over 18m – and the transitional provisions determining which projects must comply. With tight deadlines, complex definitions of “sufficient progress”, and potential cost and contractual implications, timing will be critical for developers navigating this shifting legal landscape.
On 30th September 2026, two major amendments to Approved Document B will come into effect. These are namely:
1. A new recommendation for more than one common stair to be provided in blocks of flats with a storey 18m or more in height (the “Second Staircase Rule”).
2. Building design provisions to support the use of evacuation lifts in blocks of flats.
The Second Staircase Rule was part of a package of measures introduced by Michael Gove (then the Secretary of State for Levelling Up, Housing and Communities), in the fallout from the Grenfell Fire and subsequent Hackitt Review. Gove’s announcement made on 24th October 2023 noted that the change “reflects the views of experts including the National Fire Chiefs Council and Royal Institute of British Architects, but also brings us into line with countries – including Hong Kong and the UAE – in having a reasonable threshold for requiring second staircases”.
Given the potentially significant impact the Second Staircase Rule would have on the design and/or feasibility for buildings over 18m, transitional provisions were announced. These provide that the old version of Approved Document B (the 2019 edition incorporating the 2020, 2022 and 2025 amendments) will continue to apply where a building notice or an initial notice has been given to, or a building control approval application with full plans made to the relevant authority before 30th September 2026 and either the building work to which it relates:
a has started and is sufficiently progressed before that day; or
b. is started and is sufficiently progressed within the period of 18 months beginning on that day.
It is, therefore, essential to ensure that work on any building caught is sufficiently progressed before the deadlines above or they will have to comply with the Second Staircase Rule and go back into the Gateway 2 process.
What does “sufficiently progressed” mean? Well, the amendments to the Approved Documents issued in March 2024 provide that a building is “sufficiently progressed” where:
a the building work consists of the construction of a building, when the pouring of concrete for the permanent placement of the trench, pad or raft foundations has started, or the permanent placement of piling has started; or
b the building work consists of work to an existing building, when that work has started; or
c the building work consists of a material change of use of a building, when work to effect that change if use has started.
For new buildings caught by the Second Staircase Rule (a) is the measure of progress they need to pay attention to.
All parties should also ask themselves who will be liable for the costs of another staircase (assuming it is possible to build one) or any further delays if the deadline is missed. Do they want to take that risk?
Can they financially take that risk? Any construction contracts should be properly reviewed to ensure the position is clear and reflects the risk agreed.
With the current delays to Gateway 2 (albeit it is to be hoped these delays will ease in the future), timing could be everything.
www.fenwickelliott.com
Claire King, Partner at Fenwick Elliott LLP
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Advancing the circular economy for buildings
If the buildings sector is going to cut its carbon footprint, it needs to make huge strides in reducing embodied carbon, and that means reducing the carbon emissions of the materials we use. Whilst the sector has done well diverting waste from landfill – at around 95% – there is still a long way to go in terms of higher value material reuse or recycling, or what is properly considered as the ‘circular economy’. Katherine Adams of Reusefully writes.
Embodied carbon refers to the total greenhouse gas emissions associated with the production, transportation, construction, maintenance and disposal of a building material or product over its entire lifecycle, excluding the emissions from building operations – heating or lighting. Given that a building’s structure – its frame and foundations – accounts for over half its embodied carbon, engineers and project teams are starting to look at innovative ways of addressing circularity to cut emissions. Moreover, the regular fit-out of spaces, which can be up to 10 times in an office building’s lifetime, has serious carbon and resource impacts. There are other important considerations too. The more primary materials we use, the more impact we have on the environment, land loss, biodiversity etc.
The concept of buildings as material banks is gaining traction for project teams, as well as the municipal authorities responsible for planning and city development. Viewing existing buildings as a material stock for the future can significantly reduce carbon and other impacts. It can also potentially help reduce
costs and provide greater security of supply of materials for the future and create social value. In some cases, it can preserve the historic or heritage value of our urban environments. Whilst they may present challenges in terms of complexity and scale, the sheer mass and value of materials in tall buildings means that they present a big opportunity.
There is a hierarchy of approaches to reduce wholelife carbon through circularity measures. After retention of buildings/components in situ, followed by reuse of material and building components, the next level down comprises recycling (preferably on site), followed by offsite recycling (preferably closed loop).
There is certainly more industry noise around scalingup reuse, and which is being accompanied by notable innovation and initiatives coming to the fore. These include, for example, the rise of intelligent platforms to record inventories of buildings as materials banks, which can then lead to the development of material passporting. Whilst reusing materials can provide big advantages, there are challenges to address, of course. Reusing products can sometimes require rigorous testing. If
Our existing building stock provides a huge material bank for the future
materials such as concrete foundations are left in place, testing will need to occur to ascertain their structural properties Another potential barrier to reusing materials, and particularly structural materials, is uncertainty over performance characteristics, and how liability is underwritten.
However, the development of more protocols and technical guidance and standards around product reuse should help allay some concerns, such as that developed for structural steel. To help achieve that end, Reusefully and others are involved in developing Europe-wide standards for circular economy in the construction sector, such as the reuse of construction products. Such a standard will be a horizontal framework to inform more
detailed requirements within each defined construction product groups, such as masonry, curtain walling, and wall and ceiling finishes. Once European standards are in place – and although the UK is no longer a member of the EU – they will be adopted by BSI.
On a positive note, new planning requirements in London mean that there is a greater emphasis on retrofit first. A number of planning authorities are now looking for
Whilst not driven in the same way by planning requirements, adopting a more circular approach to office fit-outs and strip-outs can provide major benefits
whole-life carbon and circularity to be considered when they assess planning applications, which is requiring developers to embrace a circular construction approach, particularly those involved with tall building design and construction.
The Greater London Authority (GLA) has shown the way forward by requiring a Circular Economy Statement for projects that are being referred to it and these requirements are being added to by boroughs such as Westminster and the City of London, with others across the capital following suit. This also includes considering how to design buildings to be flexible, adaptable and future banks of materials. It is likely to be only a matter of time before councils outside London start to adopt similar measures.
Under these planning policies, if you are not able to retain or retrofit a building, then you must do everything possible to make use of the materials arising from any demolition or deconstruction. Similar principles apply to smaller refurbishment/fit-out projects for office spaces say, which whilst not driven in the same way by planning requirements, can provide big opportunities in terms of material saving, reduced costs and carbon. Office fit-outs are typically currently very wasteful, but there are moves to share, save and store materials such as light fittings and ceiling tiles for future use.
A pre-deconstruction audit is one of the vital tools to understand the materials and products that are in a building, and to act as a basis for understanding reuse and circularity opportunities. Previously known as a predemolition audit, and sometimes referred to as a material inventory, a detailed audit will provide recommendations for reuse and higher value recycling of components that are to be removed as a result of refurbishment/ demolition activities.
This requires estimating the materials that are in the building with sufficient granularity to enable the identification of the distinct products and materials within the building and their individual quantities. Information within O&Ms including the manufacturer, maintenance records, certificates, warranties helps with reuse. The information gathered should be considered
as a starting point in a dynamic process, which involves the client and the wider design and project team. For example, some materials/ products could be reused on the new scheme, on other schemes by the same client, exchanged/ sold to other projects or donated to the local community. An exciting recent development for us is the use of digital scanning of buildings to create a 3D model, which not only helps to identify and quantify materials for reuse, but can also be used as a live tool to manage rehoming.
Finally, whilst there are many opportunities for the materials what are already present in our buildings, we must ensure that to embrace full circularity we are designing for the future. This means making spaces flexible and areas adaptable for different uses. We need to be specifying and installing good quality materials, that have been designed to be removed with another life in mind. With that in mind, circular economy should be a core design strategy, adding value to the building over its lifetime and for the full potential recurring lifespan of products and materials.
The Tall Buildings Awards 2026 are open for entries, where you’ll find the Retrofit & Reuse Excellence Award, recognising outstanding renovation or adaptive reuse projects that successfully modernise existing tall buildings. Scan the QR code today to enter your project.
3D scans are starting to be used as part of predeconstruction audits
Building smarter with steel
From
To
Tall buildings: What’s the tall order?
111 West 57th Street, the slenderest supertall in NYC and the world with a heightto-width ratio of approximately 24:1.
In this article, Dmitri Jajich CEng FIStructE and Karl Micallef CEng FICE of DeSimone Consulting Engineering’s London office explore what truly defines a tall building – from the subtle efficiencies in floor slab design that can add or remove entire storeys, to the complex structural systems required to resist wind and seismic forces. They reveal how slenderness, stiffness and structural ingenuity determine not only how high we can build, but how gracefully our cities reach for the sky.
Humankind has long reached for the skies; the Biblical account of the Tower of Babel is early evidence of this. For centuries, the Pyramids of Giza have been the world’s tallest – and largest – structures, but the advent of the motorised lift (or elevator) brought an unprecedented increase in building height at the start of the 20th century, with the tallest building in the world today (the Burj Khalifa in Dubai) reaching a height of 830m. But what makes tall buildings different from more typical building structures?
Whilst there is no strict definition of what is a tall building and what is the threshold which classifies a building as ‘tall’, tall buildings are typically characterised by many floors and a slender profile. As such, one of the key differences in a tall building is that any inefficiency in floor slab design can have a significant impact on the overall amount of material in a tall structure. Another key
difference is that in a low-rise structure each column or wall needs only to support a few floors above; in a tall building, a single column needs to support the combined weight of dozens of levels above. Equally important as the number of storeys or absolute height of a tall building is the proportions of the structure – the slenderness is defined as the ratio of the height divided by the building width and is, in some ways, the most impactful parameter in differentiating a ‘tall’ building from a normal structure.
Handling gravity
Consider a floor system which comprises beam and slab construction, with steel beams being 400mm deep and a composite slab 150mm deep. The overall structural depth is thus 550mm. Comparing this with a 225mm reinforced concrete flat slab. The difference is 325mm per floor and if the building has 40 floors, that is an additional 13m in
Photo: David Sundberg
One half to two thirds of the structural weight of a tall building is in the floor slabs
height. This could lead to either having to lose several floors if there are height limitations imposed by planning bodies or, conversely, the client can fit in three or four extra floors within the same height envelope.
Another implication is floor-to-ceiling heights. Minimising the structural zone leads to potentially having taller floor-to-ceiling heights for the same floor-to-floor height, making it attractive for occupants and having other benefits, such as the ability for natural light to reach deeper into the floor plate.
Minimising floor-to-floor heights also leads to savings in cladding, as there is less facade area if the building height is reduced overall.
The sheer number of floors also means that an inefficient floor system which is too heavy leads to that penalty occurring many, many times over. Consider a floor system that has a long column spacing which necessitates a 300mm thick flat slab, rather than a tighter grid which only would require a 200mm-thick flat slab. The height saving is not as drastic as previously illustrated, but the 100mm additional concrete thickness per floor results in a much heavier building, with implications on the column, wall and foundation design, as well as additional time to build, cost and material quantities and hence embodied carbon. Thus, the first key item to optimise is the gravity loadresisting system, particularly the floor plate. But there is one other fundamental aspect which makes tall buildings unique.
Resisting wind and earthquakes
A tall building can be thought of as a giant cantilever stuck in the ground (not unlike a flagpole or a fence post); the
cantilevering structure is pushed laterally by horizontal loading due to wind or earthquake forces. The lateral rigidity of a tall structure is most affected by the proportions of the building. A theoretical 1km tall pyramid will pose great lateral stability and stiffness, despite being tall because it has a low slenderness, whereas a 10m tall structure that is only 25cm wide (like a flagpole) will be very flexible despite its modest height.
Wind speed increases logarithmically with height and so a short building is subjected to low wind loads, making the demand on the structure small. The size of structural members to deal with gravity and/or minimum sizes to enable easy construction and to meet fire resistance leads
The deformations and movements of a tall building increase exponentially with increasingly slenderness
220 Central Park South: This residential tower has a slenderness ratio of approximately 18:1. Photo: RAMSA
to a structure which is inherently stiff enough to limit movement as the wind pushed on the building.
As a building gets taller or more slender, the demand caused by wind increases exponentially and the building would tend to sway significantly more and so requires a structural system which provides not only the strength to ensure it does not topple over but also the stiffness to keep movement low enough such that the building occupants are comfortable and the building itself can perform adequately – for instance, lifts need to be able to go vertically up a lift shaft and if the building moves too much the lift shaft will end up having a banana shape.
This brings about the concept of a ‘structural system’. Choosing the right structural system for a tall building is fundamental and it ensures efficient performance without an excessive cost and spatial premium.
One of the most common and simplest structural systems to resist horizontal loading is using shear walls. These would typically be located within the ‘core’ of the building, enclosing lift shafts, stairwells, service risers and so on, thus serving an architectural and functional purpose but also providing a strong and stiff structural system to resist wind load. The taller the building, the more load it has to resist and thus the walls would need to get thicker and thicker, especially at the bottom of the building where it is rooted to the ground.
If walls get too thick and hence take up too much space (and too expensive and heavy), then an alternative system would be required. In the 1960s and 1970s, the American engineer Fazlur ‘Faz’ Khan devised charts showing possible structural systems using different materials for different heights and these still form the basis of many engineers’ choice of structural systems. Some of these systems are evident in the tall buildings of New York and especially Chicago where Khan worked, such as the ‘bundled tube’
“Today
[1970s], without any real trouble, we could build a 150-storey (sic) building. Whether we will, and how the city will handle it, is not an engineering question; it is a social question.”
Fazlur ‘Faz’ Khan
of the Sears (now Willis) Tower and the ‘braced tube’ of the John Hancock (now 875 North Michigan Avenue) Tower.
As buildings got taller, further systems were developed, such as the ‘buttressed core’ for Burj Khalifa and other structural systems which combine cores with gravity systems (the ‘core and outrigger’) and ‘exoskeleton’ structures.
The fundamental principle is the same in all cases –what is the most efficient way to resist load and bring it back safely to the ground?
Building higher – and thinking wider
Tall buildings are indeed feats of engineering, but their complexity lies beyond the technical aspects alone; they require large design teams across many disciplines and extensive coordination between them. Tall buildings also require significant financial investment to realise and have many implications, ranging from social to economic to environmental. This quote from Faz Khan sums it up elegantly: “Today [1970s], without any real trouble, we could build a 150-storey (sic) building. Whether we will, and how the city will handle it, is not an engineering question; it is a social question.”
www.de-simone.com
As buildings become taller and more slender, the width of the structural lateral system must increase to minimise slenderness and increase lateral stability (left to right: core-only, core and outrigger, braced tube, buttressed core)
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Moscow’s transformation into a city of towers
Moscow is reaching for the sky. Once confined to the iconic towers of Moscow-City, high-rise construction has spread across the capital, with one in three new residential developments now exceeding 30 storeys. As modern engineering meets urban ambition, the Russian capital is transforming into a vertical metropolis.
The Moscow International Business Center (MIBC), commonly known as MoscowCity, is an under-construction commercial development occupying 60 hectares on the Presnenskaya Embankment of the Moskva River, approximately 4km west of Red Square. The Moscow Government first conceived the project in 1992 as a mixed-use development of office, residential, retail and entertainment facilities.
The complex is home to the highest number of skyscrapers in Europe. Moscow has six ‘supertall’ skyscrapers above 300m in height, tying it with several other cities for the ninth most supertall skyscrapers in the world. From 2007 to 2017, skyscrapers in the MIBC continuously succeeded each other as the tallest building in Europe.
The tallest structure in the complex is the East Federation Tower, at just under 374m, which is the tallest building in Moscow and the second-tallest building in Europe after the Lakhta Centre in St. Petersburg. Other notable towers include the OKO complex, with its South
Tower reaching 354m, the Mercury City Tower at 339m with its distinctive copper-coloured glazing, and the Evolution Tower, recognised for its unique spiral design.
By 2016, 12 of the 23 planned facilities were already built, seven buildings were under construction, and four were in the design stage. An estimated 250,000 to 300,000 people work, live in or visit the complex at any given time. The area combines business offices, residential apartments, restaurants, shopping centres including the six-storey Afimall City, observation decks and entertainment venues, representing a new era of vertical urban development in Russia’s capital.
Residential rising Moscow’s skyline is reaching ever higher. Today, one in three new residential developments in the capital rises above 30 storeys, marking a decisive shift toward vertical urbanism that extends far beyond the towers of Moscow-City.
While the International Business Center remains the capital’s most iconic symbol of vertical ambition, high-
The skyline of Moscow
rise construction has spread throughout the metropolitan area, with towers now punctuating neighbourhoods well beyond the Third Ring Road. These buildings have become new architectural landmarks, reshaping Moscow’s silhouette from its core to its periphery.
The scale of this transformation is substantial.
Within Moscow’s historic city limits, nearly one-fifth of all residential complexes now exceed 30 storeys. Since 2010, according to real estate consultancy Nikoliers, more than 3200 buildings have either been completed or entered construction across the capital – encompassing approximately 1200 residential projects that total over 49 million sqm of development.
Though the majority of these structures remain below the 30-storey threshold, the trajectory is clear –skyscrapers are no longer confined to traditional central districts. Moscow is building upward across its entire expanse, creating a new urban landscape where height has become not the exception, but an increasingly common feature of the city’s residential fabric.
Several converging forces explain the capital’s embrace of high-rise residential construction. Modern engineering has fundamentally transformed what’s possible at height. Advanced reinforced concrete, composite materials, energy-efficient facade systems and intelligent building management technologies have overcome many of the traditional challenges of skyscraper construction. Developers can now build taller structures more quickly, safely and cost-effectively than ever before.
“Since 2010, according to real estate consultancy Nikoliers, more than 3200 buildings have either been completed or entered construction across the capital – encompassing approximately 1200 residential projects that total over 49 million sqm of development.”
In a city where central land commands premium prices, vertical development offers a compelling financial rationale. High-density construction maximises the value extracted from scarce urban plots, allowing developers to deliver more residential units on limited footprints – particularly crucial in Moscow’s most sought-after districts.
The city’s Government has actively championed high-rise development as part of Moscow’s architectural evolution. Civic leaders, including Chief Architect Sergei Kuznetsov, have made the thoughtful integration of tall buildings into the urban fabric a policy priority, viewing contemporary towers not as disruptions but as essential elements of the capital’s modern identity.
Together, these factors have created an environment where high-rise construction isn’t merely permitted – it’s encouraged, financed and technically achievable at an unprecedented scale.
Evolution Tower
Mercury City Tower
ELEVATING MOSCOW
iCITY in Moscow-City boasts the nation’s first high-speed double-decker elevators, zooming up to 8m/s and reaching the 59th floor in under 40 seconds – faster than most Moscow high-rises. The clever double-cabin design boosts capacity by 30 to 40%, keeps travel smooth and quiet, and features luxury finishes like marble floors and stemalite glass walls. Opened in July 2025, these elevators set a new benchmark for speed, comfort and smart design in commercial real estate.
TOP TOWER is a landmark business skyscraper rising nearly 300m within the Moscow-City International Business Center. Designed for MR Group as a modern business complex, the tower will offer 156,000m² of total space, including 96,700m² of flexible offices and direct underground pedestrian links to neighbouring towers.
Key Features:
Height: 300m
Office Floorplates: Up to 2000m², including multi-level lots
Engineering Systems: Independent climate control, air humidification and disinfection, high-efficiency ventilation with heat recovery
Public & Commercial Spaces:
Green Roof Park (6th floor): 5000m² with sports areas, a covered amphitheatre, an all-weather space and a signature art fountain
Retail & Dining: 2600m² including shops, cafes and two restaurants with panoramic terraces
Landscaping: Emphasis on public spaces, eco-friendly technologies and integrated urban infrastructure
Design & Architecture: Tapered silhouette from base to peak, energyefficient panoramic glazing and dynamic facade lighting
“The skyscraper will be a striking addition to the existing development in the business center thanks to its smooth, bionic form, devoid of angles and sharp lines, and composed of numerous glass facets. The surface of the tower’s south-east side will be formed by modular stained-glass structures measuring approximately 2.15 x 4.2m, forming a wavy curve, while the north-west facade is planned to be flat. Thanks to its streamlined shell, the skyscraper will also be resistant to wind loads,” said Sergey Kuznetsov, Chief Architect of Moscow.
EJOT CROSSFIX helps shape the future of sustainable housing
The construction of two apartment buildings within the groundbreaking Climate Innovation District urban regeneration project in Leeds demonstrates how the EJOT CROSSFIX substructure system can be used to incorporate rainscreen facades into highly sustainable buildings, without the need to vastly increase insulation depth.
Developed by Citu in partnership with one of Scandinavia’s leading architectural practices, White Arkitekter, the Climate Innovation District is creating an entirely new sustainable neighbourhood. Over 500 low-energy homes with integrated amenities have been created, with a PHPP (Passive House Planning Package) assessed design.
The development’s two apartment buildings, Aire Lofts and District Lofts, feature rear-ventilated facades (RVFs) finished with two types of Swisspearl products externally, both with a fibre cement composition. Each is a multi-storey building up to 10 floors in height providing a mix of apartment types.
EJOT CROSSFIX was chosen for the critically important RVF substructure because it enabled the construction of a highly-insulated envelope without compromising aesthetics, with the added benefit of streamlining installation.
The facade of District Lofts was constructed by Hansen Facades using CROSSFIX, in conjunction with main contractor Artium Construction after its successful deployment on Aire Lofts. Here, the system’s versatility and effectiveness were first recognised for attaching secret-fix Ivory panels that demarcate duplex apartments at the ground- and first-floor levels.
The facade’s External Wall System 1 (EWS1) fire safety rating had to be balanced with thermal and ventilation goals. Given the high thermal requirements, designed to a weighted U-value (based on a typical subframe arrangement) of 0.13W/m²k, the cavity depth had to accommodate insulation with a 250mm thickness and maintain the required ventilation for a system of this type.
CROSSFIX as a sustainable facade enabler
The CROSSFIX substructure specified consisted of a 220mm Konsole K1 in A2 stainless steel, complete with the Powerkey for enhanced structural stability in the same metal grade, which supported L, Z and T profiles. The EJOT package was completed with five types of stainless steel fasteners to provide secure assembly with consistent performance.
CROSSFIX’s stainless steel composition helped to achieve the facade’s target thermal performance due to its very low thermal conductivity, which minimises the potential for thermal bridging. Coupled with a thermal stop on the CROSSFIX Konsole, this meant that the facade’s U-value is actually lower than it would have been if other substructures
had been used with the same thickness of insulation.
Whole lifecycle advantages were also provided by CROSSFIX because of its recyclable stainless steel composition, which requires less energy to manufacture compared with metals used in other RVF substructure systems – confirmed by an Environmental Product Declaration (EPD).
A smart solution for modern construction methods
The multiple sustainability benefits provided by CROSSFIX, enhanced further through the system’s ‘non-flammable’ fire resistance rating and a unique design flexibility that enables it to be used in both horizontal and vertical assembly, means it is well aligned with the higher efficiency, safety and quality targets demanded in modern construction.
Leeds – a city reborn through density
Carey Jones Chapman Tolcher’s Ian Emmerson charts Leeds’ remarkable transformation from postcrash stagnation to one of Britain’s most dynamic urban development stories. With over 2250 homes delivered in just three years, a pragmatic council embracing height and the Government’s New Towns Taskforce backing, the city’s compact core is proving that brownfield regeneration can work at scale –turning industrial fragments into thriving vertical communities.
Leeds was at the heart of the industrial revolution, geographically sitting between east and west, and a pioneer of rail and manufacture. The city is still blessed with remnants of its industrial past, observed throughout the city in isolated fragments; the railway lifting tower at the heart of Wellington Place (a newly-converted pocket museum by Sheppard Robson), the three Italianate towers sat at the centre of Legal & General’s Tower Works BTR scheme or the numerous viaducts, which crisscross the southern half of the city, one of which forms the centre of CJCT’s work at Monk Bridge.
Over the past 15 years, the city’s fortunes have fluctuated with the broader national picture, struggling as most regional cities did in the aftermath of the financial crash. Going into 2009, Leeds had relatively few significant tall buildings, Bridgewater Place (Aedas) and our Candle House scheme as part of the Granary Wharf development
stood isolated on the Southbank; with many more planned but which failed to materialise as confidence drained from the markets. Coming out of the crash, HS2 promised new, improved connectivity and a development boom, this has since proved to be a white elephant.
More recently, UKREiiF has shone a spotlight on the city, illustrating Leeds’ potential to the wider development community as a well-connected, liveable city with a pragmatic council. It has also highlighted the city’s shortcomings and the vast potential of dense brownfield development to bring homes back into the city centre, particularly in the comparatively underdeveloped areas of Southbank and Holbeck. The proximity of these sites to the city core and the prospect of future mass transit has led to this quarter of the city being included as part of the Government’s ‘New Towns Taskforce’ whitepaper to further crystalise Leeds’ housing evolution and support the wider City Region’s strong employment sector.
The skyline of Leeds
Ian Emmerson, Carey Jones
Chapman Tolcher
“More recently, UKREiiF has shone a spotlight on the city, illustrating Leeds’ potential to the wider development community as a well-connected, liveable city with a pragmatic council.”
Candle House Leeds City Council has also not been shy when consenting height within the city with significant clusters of height consented, notably the student cluster to the north of the Headrow, currently rising to 45 storeys with Cirrus House recently topping out, alongside a significant number of high-rise residential consents across the Southbank of the city and at the Western gateway into the city centre, most recently with McLaren’s consented Wellington Square development (45 storeys).
In short, all the ingredients exist in the city to drive forward significant acceleration in the construction of tall buildings in the city. There is real housing demand driven by high employment particularly in professional sectors; a large graduate population with viable options to stay within a compact, walkable and well-connected city; all sitting alongside a council that is pragmatically and proactively engaging with developers.
Wellington Place and Monk Bridge Quarter
Leeds’ approach could be typified by the employment and residential areas of Wellington Place and Monk Bridge Quarter; this area was originally Leeds Central Station, and its associated rail lines and goods yards. By the early noughties, this area had become an out-of-town retail
park, albeit centrally-located five minutes’ walk from Leeds Station. Over the past 15 years, this area has been completely rejuvenated by MEPC as the city’s premium employment district with HMRC, Lloyds and Ministry of Justice all taking space. The masterplan for the area (which CJCT helped develop) was designed as an open, permeable development that would promote future connections to adjacent areas along Whitehall Road and the stranded Monk Bridge viaduct.
The Junction (by CJCT for CDL, completed 2023) brought the Grade II-Listed Monk Bridge viaduct back into use as a new public, landscaped route linked to Wellington Place. Providing 665 BTR homes across five buildings rising from 10 to 22 storeys, this development has acted
as a catalyst for the broader residential development of this area. Following The Junction, Hub has developed the adjacent Leeds I site at 21 storeys (completed 2024) and Leeds II at 31 storeys (completed 2025). CJCT worked on all three of these projects, developed as three separate schemes linked by generous and consolidated public realm that addresses the adjacent Leeds-Liverpool canal, the existing listed viaduct and provides the potential for commercial uses that will support the emerging community. When combined with Glenbrook and Legal & General’s Whitehall Riverside (due to complete in early 2026), this quarter of the city has contributed circa 2250 homes to the city centre in little over three years.
Southbank
The Southbank has seen significant development over the past five years with work by CEG and Legal & General all starting to fill brownfield sites with commercial and residential uses. Despite significant height being consented on sites in the Southbank, tall buildings have been slow to come forward with the exception of the marmite Bridgewater Place development, nicknamed the Dalek. Recently, this has started to change with McLaren and Heimstaden delivering Beck Yard at 24 storeys alongside Torsion Group/City Life developing Skygardens at 34 storeys on the adjacent site.
Aire Park
Vastint acquired the 24-acre former Tetley Brewery site in 2016 with an ambition to create a significant new public realm offering within walking distance of the city’s retail core. Aire Park will form the core of a mixed-
“There is real housing demand driven by high employment particularly in professional sectors; a large graduate population with viable options to stay within a compact, walkable and wellconnected city; all sitting alongside a council that is pragmatically and proactively engaging with developers.”
use development set around eight acres of park space (designed by Planet IE) with commercial and residential buildings rising up to 40 storeys approved within the outline consent. Adjacent sites have also started to come forward with Glenbrook taking a site on Meadow Lane from Leeds City Council with the potential for in excess of 20 storeys and The Guinness Partnership developing 928 homes up to 20 storeys at Points Cross.
The three areas described above represent Leeds’ current priorities and profile, although distinct in character they all sit within 20 minutes’ walk of each other end to end. Although all of these areas are currently being developed at height, there is enormous potential to consolidate and link together these emerging quarters through high-quality public realm supported by development at significant height and density. Everyone who has a link to city can see the potential of Leeds and it’s now hoped that the combination of the long-overdue mass transit and the proposition for the ‘New Town’ at its heart; combined with Leeds City Council’s pragmatic and pro-development agenda the future looks positive for the future of Leeds.
www.cjctstudios.com
Redefining sustainable urban development in the City of London
In the heart of the City of London, a new landmark is taking shape that reimagines what a commercial tower can be. Rising 36 storeys above Fenchurch Street, this all-electric office building by Eric Parry Architects and Arup weaves nature into every level, with landscaped terraces extending from each floor and public gardens that promise to transform the local ecosystem. More than just another addition to the skyline, the tower represents a bold step toward a greener urban future – where biodiversity, cutting-edge technology and thoughtful design converge to create a workplace built for the long term.
50 Fenchurch Street represents a transformative development on a historic island site in the heart of London’s financial district, bounded by Fenchurch Street, Mincing Lane, Dunster Court and Mark Lane. Owned by The Clothworkers’ Company, this complete city block redevelopment seamlessly integrates heritage preservation with cuttingedge sustainable design, creating a 36-storey tower that sets new benchmarks for environmentally-responsible tall buildings.
The site’s rich history includes the medieval Tower of All Hallows Staining, a Grade I-Listed structure, and the Grade II-Listed Lambe’s Chapel Crypt. While these
heritage assets currently occupy private land, the development prioritises their preservation and enhanced public accessibility. The Tower will be carefully retained within the new street-level public realm, with aspirations for interior public access, while Lambe’s Chapel Crypt will be relocated to a publicly-accessible location, offering improved presentation and interpretation of this important historical feature.
Appointed by AXA IM Alts and YardNine, Arup is providing comprehensive multidisciplinary engineering services for this landmark project, which will deliver over 62,000sqm of flexible office space arranged around a central core. Covering just under one million
A CGI showing 50 Fenchurch Tower complete
“Key features of the 150m tower are the incorporation of vertical urban greening within its facade and the innovative use of composite precast concrete floorplates to drive embodied carbon efficiencies, productivity gains and embracing a safety by design ethos for delivery.”
Multiplex
Project Team
Architect: Eric Parry Architects
Development Manager: YardNine
Principal Contractor: Multiplex
Town Planning Consultant: Gerald Eve
Services Engineer: Arup
Structural Engineer: Arup
square feet, the development includes an innovative basement constructed partially beneath the retained medieval church tower, serving as the new home for The Clothworkers’ Company.
Pioneering sustainability and net-zero operations
Designed to challenge conventional high-rise building practices, 50 Fenchurch Street will operate as one of London’s first all-electric towers, achieving net-zero operational carbon without consuming fossil fuels on site. This groundbreaking approach positions the building as a worldwide exemplar of sustainable tall building design, targeting multiple prestigious environmental certifications including BREEAM ‘Outstanding’, NABERS 5.5 star, EPC A rating and compliance with the Climate Emergency Design Guide developed by the London Energy Transformation Initiative.
The project’s sustainability credentials extend beyond operational efficiency to address embodied carbon throughout the building’s lifecycle. Through innovative structural design and careful material selection, the development achieves approximately 200kgCO2e/m² of structural carbon savings compared to similar tall buildings, reducing embodied carbon from the typical 460kgCO2e/m² to around 260kgCO2e/m². This remarkable reduction saves more than five times the carbon a low-energy building would consume over 50 years of operation.
Innovative structural solutions
The building’s low-carbon structural strategy deviates from conventional high-rise construction methods through several key innovations. Rather than employing traditional longer-span, carbon-intensive floor systems, the design utilises an optimised building grid that significantly reduces material usage while maintaining structural integrity. The floor structure will comprise precast concrete planks manufactured off site, supported by steel beams spaced at 4.5m intervals – wider than traditional framing – allowing occupiers greater flexibility to create floor openings that encourage active travel
All Hallows Staining Tower
and community building without compromising structural performance.
Foundation design also contributes to carbon savings through a piled raft solution that maintains shallow depth within the clay layer, contrasting sharply with the much deeper foundations typically required for City of London tall buildings. This approach will minimise concrete consumption while ensuring structural stability. The foundation system is designed to accommodate future redistribution of building weight, while the steel and precast frame can be partially dismantled or extended, ensuring long-term adaptability without major structural interventions.
Next-generation building services
The building’s environmental strategy will encompass a comprehensive approach to mechanical and electrical systems, achieving a 25% reduction in operational energy consumption and 15% decrease in embodied carbon associated with building services. Central to this achievement will be the elimination of gas supply and conversion to all-electric systems powered by reversible heat pumps that provide both heating and cooling from unified equipment.
Arup’s enhanced underfloor air distribution system represents a paradigm shift in tall building environmental control. Serving as the sole cooling system for internal areas, this passive yet high-performance approach will eliminate ductwork, pipes and ceiling-level cooling equipment, reducing both operational energy and embodied carbon. By distributing outside air directly, the system will avoid energy consumption for sub-cooling more than 80% of the year while adopting displacement ventilation principles that deliver lower air velocity and reduced noise, enhancing occupant wellbeing. Ventilation rates are projected to exceed the latest British Council for Offices guidance by over 30%, ensuring cleaner, fresher air with low carbon dioxide levels and higher oxygen concentrations.
An innovative ‘ambient loop’ system will capture waste heat from electrical equipment to generate hot water for showers, while automated blinds will maximise natural daylight while minimising solar gain. The facade has been designed to incorporate real-time responsiveness to varying sunlight conditions, further optimising energy performance. Water conservation measures will include rainwater and greywater recycling systems that recycle up to 40% of annual rainfall for internal use and meet 14% of daily WC flushing demand
through shower waste recycling, complemented by lowflow fittings and leak detection systems.
Human-centric design and technology integration
Beyond environmental performance, 50 Fenchurch Street will prioritise occupant health and wellbeing, targeting WELL Core Platinum certification. The design integrates multiple wellness elements including restorative spaces for mental health, nutrition facilities promoting healthy eating, and optimised lighting and air quality systems that support engagement, happiness and productivity. Digital connectivity will represent another cornerstone of the building’s appeal, with SmartScore and Wired Score Platinum certifications demonstrating exceptional smart technology integration. Air quality sensors and other user-focused technologies aim to enhance the occupant experience, while robust digital infrastructure ensures resilience and connectivity to meet evolving workplace demands.
The building has been designed to incorporate extensive outdoor amenity spaces including terraces, winter garden areas and an activated indoor garden, complemented by a public winter garden and connected public terrace. Located on the southern edge of the City tower cluster, these spaces will offer unobstructed views across the Tower of London, Tower Bridge and River Thames. Furthermore, the site will benefit from exceptional transport connectivity, with Fenchurch Street station directly adjacent and both Bank and Liverpool Street stations within eight minutes’ walk.
Delivery and legacy
The proposed development will feature The Clothworkers’ Hall – a bespoke meetings and events venue accommodating over 250 guests – providing The Clothworkers’ Company with a distinctive new home while creating valuable amenity space for the broader community. With construction underway, the project targets completion in Q1 2028, poised to deliver a transformative addition to London’s skyline that demonstrates how tall buildings can achieve exceptional environmental performance while creating vibrant, healthy and adaptable workspaces for future generations.
www.ericparryarchitects.co.uk
www.arup.com www.multiplex.global/uk
50 Fenchurch Street. Image: Miller Hare
50 Fenchurch Tower complete
Fenchurch Gardens.
Image: Binyan
Rebuilding competence in fire safety
Andrea White, an independent fire engineer and third-party accredited fire risk assessor, draws on 30 years’ practice to argue that competence in fire safety needs more than frameworks and credentials: it requires granular technical knowledge, early professional involvement, robust peer review and a plan to train the next generation. Here, she sets out practical steps to ensure advice is genuinely competent – from due diligence to collaboration on site.
Competence has been a buzz word in the fire safety industry for a while now and is a subject that particularly interests me; I’ve spent my 30-year career studying and learning to increase my competence, and I’ve been grateful to the industry professionals who have (over the years) agreed to mentor me when I’ve asked. It’s always been important to me to be able to demonstrate my competence, through professional registrations and relevant third-party accreditations.
But what does competence really mean? I think many people in our industry are keen to devote time and effort to improving their competence but struggle to know where to start. My own three-pronged approach has been to:
Check that my current knowledge is correct through peer review of my work from those more knowledgeable and experienced than myself;
Undertake a gap analysis with a highly experienced and qualified mentor to identify areas where I would benefit from further learning; and
Source quality learning opportunities.
Much effort has clearly been made by the industry in recent years to create competence frameworks and these should be an ideal list from which to conduct such a gap analysis. But for me, they’re distinctly lacking in detail. Whilst much noise has been made about the importance of behaviours as part of SKEB, it is clear to me that what the industry is lacking is technical knowledge that is sound and correct. And, in my opinion, our new competence frameworks simply do not provide the level of granular detail on what technical aspects of fire safety need to be learnt and understood. This concerns me.
As Ron Hedger said in Tall Buildings’ recent roundtable discussion, we need people to be competent so that the job is done correctly. Yet I still see far too much work done that is not done correctly. To this end, I am delighted to hear both Dame Judith Hackitt and Andy Roe, Chair of the Building Safety Regulator, talking about the return of Clerks of Works. I remember these individuals on sites at the beginning of my career – they decided whether contractors got paid or not and they were feared. They were the checkers of workmanship, and they knew what right looked like... but we decided several decades ago that they weren’t
Andrea White is an independent fire engineer and third-party accredited fire risk assessor, with her own consultancy –A W Fire
necessary. How wrong that decision was, particularly in relation to build aspects that get covered over and become hidden from sight – things like compartmentation and firestopping.
Several years ago, I wrote a design fire strategy for a small care home that was to be built. As the design evolved, so did my fire strategy. My fee proposal included an option for my involvement during the build and for an as-built fire strategy at the end. These aspects of my proposal were not accepted, and I had no involvement during the build…until handover was imminent and Building Control asked for an as-built fire strategy as part of Regulation 38. At this point, there was a flurry of emails to me, and it was confirmed by the construction company that the building had indeed been built entirely to my fire strategy. When I asked what version had been used for the build, I was informed it was version 3. Sadly, the latest version was version 5. Fire dampers had been installed instead of smoke dampers; double leaf fire doors did not close effectively, being hampered by the smoke seals on the leading edge; solar PV panels had been installed directly in front of glazing on a bedroom corridor. The building may have been finished but it wasn’t right. This situation clearly demonstrates the benefits of collaboration and involving competent professionals throughout a project.
Government is now telling us that mandatory professional registration of fire risk assessors is on the
horizon, with fire engineers also being discussed in this regard. This will be painful initially for both professions, but it must be the right first step towards ensuring a base level of competence. But not only do we need to be upskilling and accrediting our existing industry members, we also need to be thinking about the next generation. A recent Home Office survey found that 65% of respondent fire risk assessors were over the age of 50, with just 7% under the age of 35%. We desperately need to be planning for capacity, as well as competence. As an industry, we need to create a much clearer and more comprehensive succession plan, in my view.
So, whilst the industry works diligently to improve, there remains a significant shortage of competent professionals. Here are my four top tips to ensure that you get access to competent advice more easily:
1. Undertake thorough due diligence
Don’t confuse confidence with competence. That same Home Office survey found that fire risk assessors generally have high confidence in their own ability to conduct fire risk assessments, despite not necessarily having any evidence on which to base that opinion. It’s imperative that those undertaking due diligence understand the acceptance criteria for professional memberships, third-party accreditations and professional registrations. What has this individual had to do in order to hold this badge, postnominal etc? Don’t be afraid to ask questions and do your due diligence.
2. Secure early involvement
Fire engineers, in particular, are in short supply compared to demand currently. I encourage you to forge relationships with fire engineers early and undertake due diligence on them prior to needing them. Many competent fire engineers are booking at least three months in advance.
3. Understand what you want from your fire safety professional
Do you know the reason you need their involvement?
Do you know the name of the report they should produce? Have you considered what fire safety professional involvement would be prudent during the project and at handover?
4. Collaborate with us
We can only offer comment and advice on the information we’re provided. In a fire strategy, the minimum as a legal bar is for us to set out the stipulations in guidance on a particular topic. So where we don’t get information, one way forward is just to regurgitate the guidance on (say) cavity barriers. But generic advice doesn’t actually provide any specific information or steer in relation to the particular building. So I encourage you to collaborate – ensure that the fire engineer has the information they need and then, once you have the report, read it thoroughly and make sure your fire strategy is building-specific.
www.awfire.co.uk
An office fit for purpose
In the world of office design, understanding the differences between Shell and Core, Cat A and Cat B fit-outs is essential for businesses looking to create efficient, functional and beautiful workspaces. These different types of fit-outs play distinct roles in transforming an old building into an operational workspace that meets the unique needs of your brand. In this article, Whiteroom Agency, a UK-based, multi-disciplinary design and build specialist, discusses everything you need to know about Core, Cat A and Cat B fit-outs.
Core fit-out
Think of a Core fit (also known as Shell and Core) as the strong, weatherproof ‘blank frame’ of a building. At this stage, the space has all the essential bones in place but none of the finishing touches, it’s ready to be transformed.
You’ll find:
Concrete and metal framework
External and structural elements
Core building utilities like plumbing, drainage and electricity supply
Bare structural floors and walls
Weatherproofing
A Core fit-out provides maximum flexibility, creating a solid base that can be adapted to suit any future design or layout.
Cat A fit-out
A Cat A fit-out takes the bare frame of a Core fit and makes it functional and move-in ready but still leaves
plenty of room for personalisation. It’s the stage where the essentials are installed, so tenants can bring their own brand and style to life.
This includes:
Basic lighting and air conditioning
Electrical points, plumbing connections and fire detection systems
Raised access flooring with basic floor finishes
Suspended ceilings with lighting
Basic wall finishes
Toilet facilities
A Cat A fit-out turns the building from a skeleton into a fully working blank canvas ready for businesses to make it their own.
Cat-A+ fit-out
A Cat A+ fit-out, sometimes called ‘Plug and Play’, is the sweet spot between a basic Cat A space and a fullycustomised Cat B. It’s for businesses who want to move in and get going, without the time and cost of a full design-
A Cat A fit-out takes the bare frame of a Core fit-out and makes it functional
A Cat A+ fit-out is for businesses who want to move in and get going, without the time and cost of a full design and build process
A Cat B fit-out is the final stage of the transformation, when the space is tailored to exact needs, style and brand
and-build process. Think of it as an office that’s already set up with the essentials, so teams can start working from day one.
You’ll typically find:
Meeting rooms and collaborative spaces
Basic furniture and workstations
IT infrastructure such as network cabling and power
Kitchens or breakout areas
Power and lighting systems
With finished ceilings, flooring, partitions and readyto-use facilities, a Cat A+ fit-out removes the hassle of sourcing furniture or installing tech. While it’s functional and polished, it still leaves room for businesses to inject their own branding and personality, making it an ideal fast-track option for getting businesses up and running.
Cat-B fit-out
A Cat B fit-out is where the office truly comes to life. This is the final stage of the transformation, when the space is tailored to a tenant’s exact needs, style and brand turning a functional office into a place that feels like home.
Here’s what’s typically included:
Bespoke partitions and internal walls to create offices, meeting rooms and breakout areas
Premium floor finishes such as carpets, tiles or wood
Specialist lighting for different zones – from focused task lighting to mood lighting
Bespoke furniture and fixtures
Fully equipped kitchens and cafe areas
Branding elements like logos, artwork, plants and wall finishes
“A Core fit-out provides maximum flexibility, creating a solid base that can be adapted to suit any future design or layout.”
A Cat B fit-out blends functionality with personality, combining the practical features you need with the design details that make spaces memorable. It’s about creating a fully-operational, branded environment that reflects a business’ culture, supports their way of working, and makes an impression from the moment someone walks in.
Why choose a Cat A or Cat B fit-out?
When choosing between your fit-out, it’s essential to understand the business’ needs and priorities. Factors to consider when choosing a fit-out:
Cost: A Cat A fit-out is typically more affordable and quicker to complete than a Cat B fit-out, which involves more customisation.
Time: If a business needs to move into a space quickly, a Cat A+ fit-out may be a good choice, as it offers a near-ready office that requires minimal adjustments.
Branding and customisation: If a business wants to reflect its unique brand identity and create a space that aligns with its values, a Cat B fit-out is the way to go.
By understanding these stages, businesses can make informed decisions about the right fit-out for their needs and create a workspace that fosters productivity, collaboration and success.
www.whiteroom.agency
Buzon: Supporting fire safety
Non-combustible balconies & BROOF(t4) terraces on The Whiteley, London
Buzon standard pedestals are central to many BROOF(t4) certified systems now on the market
In a post-Grenfell era, the fire safety of the exterior of buildings is under scrutiny as never before. Stringent regulations are in place, but in some areas, ambiguity over the scope of such regulation can lead to overly complex or costly specifications. A particular focus for confusion is around balconies, walkways and terraces, all of which have their own requirements.
For balconies, the need for noncombustible components is clear and absolute. Flat roofs and terraces – increasingly common in high-rise schemes – fall into a different category where interpretation can introduce risk and escalate cost.
Defining the difference
The NHBC and BS 8579 draw a clear line: balconies are cantilevered or bolted to the facade, sitting outside the thermal envelope. Roof terraces form part of the roof structure offering pedestrian access and often used as amenity spaces or for maintenance activities. Under Approved Document B (fire safety), terraces are classed as roofs, not balconies, meaning the relevant fire safety standards will be different. Walkways can fall under either classification, depending on their construction.
BROOF(t4)
This is the highest fire-performance rating for roofs. Crucially, it applies to the entire build-up of the roof system, not to
individual products. Roof deck, insulation, waterproofing, support system and surface finish must be tested together as a single system. Substituting “similar” products invalidates compliance. There is no such thing as a standalone BROOF(t4) product.
In the past, assembling a BROOF(t4)tested terrace meant bespoke testing and long lead times. Collaboration between manufacturers now means that readymade, pre-tested systems are available, simplifying specification.
Cost control without compromise
When faced with ambiguity or uncertainty, design teams understandably default to fully non-combustible systems for a terrace – a choice which can add unnecessary cost as well as narrowing the choice of finish. Non-combustible decking systems will likely contain metal components in the support structure, typically in the form of metal pedestals with a price tag double that of standard polypropylene pedestals. Finding a BROOF(t4) system that incorporates standard pedestals is likely to be a significantly less costly option.
A question of finish
Just because a deck board is classified as non-combustible, it cannot be assumed to be BROOF(t4) compliant. It is the combination of components through the whole roof build-up that must be tested for compliance. If it is important that the same surface finish is used across all areas, then the other system components may change depending on the fire safety requirements for each area, keeping control both of cost and compliance.
The Buzon advantage
With testing collaborations across the supply chain, Buzon standard pedestals are central to many BROOF(t4) certified systems now on the market. Their proven compatibility with leading waterproofing membranes and a wide range of decking finishes allows specifiers a choice of finishes and roofing systems that meet the highest safety standards –without compromising creativity or budget.
www.buzonuk.com
Amalfi
Malabar
Capri
Riviera
A safety-first approach: Getting it right at the riser design stage
Stringent Building Safety Regulator (BSR) compliance demands are seeing average gateway approvals take 36 weeks, with only 10% of projects achieving first-time approval. Nick Atkinson, Director at Ambar Kelly, underlines the crucial importance of a safety-first approach at the riser design stage and reveals how RiserSafe is designed for early specification, with no patching, retrofitting or compromises.
Failing to specify riser flooring at the design stage doesn’t just risk delays, health and safety breaches, costly reworks and gateway rejection, it increases the likelihood of breaching statutory duties, especially with the Construction (Design and Management) Regulations 2015 (CDM) mandating designers must ‘avoid risks where possible’.
Conversely, early integration into shaft design enables the structural frame, fire protection and MEP to be coordinated around safety, logistics, cost certainty and compliance, eliminating working at height risks, enhancing buildability and controlling fire and smoke spread.
Preventing costly reworks
Incorporating riser flooring from the start to minimise MEP routing clashes and reduce the likelihood of adaptions is crucial, especially as late reworks are rarely cheap.
Building Information Modelling (BIM) enables riser flooring to be embedded within the design, aligning structural openings, service interfaces and fire compartmentation at the outset and ensuring faster and more efficient delivery.
Regulatory compliance
BS476 Parts 6 & 7 – which only measured flame spread –were officially withdrawn in March 2025. Now, EN 13501-1 regulations mean only Euroclass A1 or A2 products are recognised as non-combustible.
Substituting cheaper, combustible alternatives – such as Glass Reinforced Plastic (GRP) – runs a serious risk of gateway rejection, being required to retrofit non-combustible systems under review, or even necessitating the installation of sprinkler systems within risers on every second floor as outlined under BS EN 12845.
GRP grating, despite flame-spread ratings, is combustible and can be rejected at Gateway 3. Incorporating non-combustible riser floors at the design stage, and maintaining strict control over any substitutions, means compliance is built in, rather than patched in.
Comprehensive fire safety
Riser shafts behave like vertical chimneys, meaning poorly specified materials can enable smoke and flame to move between storeys. Despite GRP’s combustibility and contribution to fire spread within a shaft, many contractors still ask for it as fall protection in risers.
With GRP open-grid, projects may require temporary fire doors at every level to restrict smoke movement, adding programme time and cost.
Conversely, Euroclass A1 modular riser flooring acts as a horizontal fire break within the shaft, containing vertical spread and aligning with best practice.
The RiserSafe solution
Designed for early specification, RiserSafe’s non-combustible modular riser flooring avoids retrofit, inefficiencies or late changes. Accommodating complex interfaces, resisting fire and smoke, and supporting safe access without modification, it addresses both fire performance and fall protection from the outset – assuring safety and compliance with today’s stringent regulations.
With a safety-first approach in tall buildings imperative, engineers, contractors, fire professionals and architects must look beyond immediate cost savings to compliance, occupant protection and long-term accountability.
www.ambar-kelly.com
Every construction package touches the riser shaft – get it right. In high-risk buildings (HRBs), the riser shafts are one of the most critical, and congested, zones on site. With almost every trade interacting here, a fully cohesive non-combustible solution is no longer optional.
RiserSafe® by Ambar Kelly is the patented, steel, Euroclass A1 riser flooring system, designed to eliminate coordination clashes and support the Building Safety Regulator’s drive to remove combustibles from HRB projects.
Bespoke to your design. Built for compliance. Backed by experience.
You could choose an alternative, but why would you? Find out more by contacting us today.
Knauf releases HRMO Design Guide for compliant building design
Knauf, a global leader in innovative construction materials, has reinforced its commitment to building safety with the launch of its new ‘High-Rise Multi Occupancy (HRMO) Design Guide’.
This comprehensive resource equips design teams and contractors with the technical information and digital resources needed to deliver high-rise, multi-occupancy buildings to the highest standards of compliance – an essential tool to navigate each regulatory gateway stage with speed and confidence.
The new Knauf HRMO Design Guide sets out to:
Accelerate gateway progression supporting project teams to understand the advanced design requirements for acoustics, fire safety, thermal performance, strength and durability standards across all three stages of the gateway process (planning, pre-construction, pre-occupation).
Clarify regional compliance, providing direct links to key regulatory and guidance documents on accessibility and inclusive design through to fire safety approvals required for each region – England, Scotland, Wales, N. Ireland and RoI.
Streamline specification with direct links to Knauf’s building systems in NBS and its own ‘Systemfinder’ platform to enable fully-compliant, BIM-ready specifications.
Translate regulatory requirements into project-specific plans with design guides for apartments, hotels and student accommodation.
“Recent research shows that since the regulatory gateway system came into force two years ago, many industry professionals are finding it complex and challenging to navigate.”
Mark Enderby, Specification Market Manager at Knauf UK & Ireland
Link clients to expert technical support on all aspects of the building process from bespoke design challenges to on-site issues.
Mark Enderby, Specification Market Manager at Knauf UK & Ireland, comments: “Our new HRMO Design Guide is more than just a reference, it’s a ‘practical project partner’ that provides design teams and contractors with clear guidance on compliance requirements along with direct links to technical support, specifications and essential documentation needed to streamline the process and guide teams to move through the gateway stages with speed and confidence.”
www.knauf-uk.link/hrmo-guide
THE 5A’s
Authenticity
UnitedKingdomAccreditationService(UKAS) istheUK’snationalaccreditationbody, recognisedbythegovernmenttoassess organisationsthatprovidecertification, testing,inspection,andcalibrationservices. TheimportanceofaUKAS-accreditedfacility liesinitsabilitytoprovidereliable,impartial, andinternationallyrecognisedresults,which arecriticalinindustrieslikeconstruction, wheresafety,compliance,andperformance are paramount. AsanexampleApprovedDocumentBEnglandstates: “Tests and assessments should be carried outbyorganisationswiththenecessary expertise.Forexample,organisations listed as ‘notified bodies’ in accordance withtheEuropeanConstruction ProductsRegulationorlaboratories accreditedbytheUnitedKingdom AccreditationService(UKAS)forthe relevant test standard can be assumed tohavethenecessaryexpertise.” Source:ApprovedDocumentB(England),AppendixB5
Glidevale Protect supports fire safety at refurbishment of Manchester homes
FrameSafe FR, Glidevale Protect’s Class A2, fire-rated external wall breather membrane, has been installed to help improve safety standards as part of the cladding remediation works being undertaken at a major medium-rise residential development in Greater Manchester.
The Life Building in Hulme offers a wide range of living options that allow for flexible and urban living. Working on behalf of Homes England, principal contractor Cubic Facades was appointed to install full cladding remediation works to ensure full compliance with fire safety regulations in alignment with the Building Safety Regulator. Glidevale Protect was a key supply chain partner on the project, supplying fire-rated membranes in collaboration with RGB Facades, a specialist within the rainscreen cladding sector.
The mandatory remedial works involved three blocks of cladding being replaced with non-combustible materials on all external walls for the entire building envelope as well as internal courtyards, balconies and public walkways. As part of this, a fit-for-purpose, independently-tested fire-rated membrane was required to be used as part of the external wall build-up. Glidevale Protect’s FrameSafe FR external breather membrane, which exceeds the current requirements set down in Building Regulations Approved Document B in the UK, was supplied by partner RGB Facades for use throughout the scheme.
The Protect FrameSafe FR breather membrane has been installed by Cubic Facades onto the external wall fire boards throughout the development to ensure integrity of fire performance and to reduce the risk of fire spread. Its Protect FR tape has also been used to seal membrane laps which creates a full wall membrane and tape system solution. Protect FrameSafe FR and Protect FR tape products have been independently fire tested both with the membrane free hanging and as a system application fixed over A1 and A2 substrates, achieving a Class A2-s1, d0 reaction to fire.
Mike Dickinson, Commercial Director of Cubic Facades, commented: “We are pleased with the overall performance of the external wall membrane for this project. It was critical that the chosen product had independent fire test data as a membrane system with tape to back up its claims and give us the confidence to fit on site. The product is easy to install and my team commented that Protect FrameSafe FR was easier to handle than other fire-rated membranes that had previously been used.”
James Smith, Head of Technical for Glidevale Protect, said: “Fire-rated wall membranes, like our own Protect FrameSafe FR product, can help play a crucial role in reducing facade fire risk, as their performance can have a positive impact on the overall fire strategy of a residential development like the Life Building.”
www.glidevaleprotect.com
www.glidevaleprotect.com/frsolutions
Complete rainscreen cladding systems – all from one trusted source
Valcan’s all-in-one cladding systems offer a fully-integrated, non-combustible facade solution that simplifies specification, enhances safety and ensures long-term durability. Ideal for both new builds and recladding projects, these systems streamline the entire process by providing all essential components from a single, reliable supplier.
At the heart of Valcan’s offering are A1 and A2 fire-rated rainscreen cladding systems, including VitraDual aluminium panels and Ceramapanel fibre cement panels. Available in a wide range of colours, finishes and fixing options – such as cassette and rivet systems – these panels provide design flexibility to suit diverse architectural styles.
Each complete system includes carefully-selected components engineered to work together for optimal performance and regulatory compliance:
ProcellaPro sheathing board for structural strength and thermal efficiency.
VitraFix subframe systems in aluminium or Magnelis steel for robust panel support.
Breather membranes, fire barriers, A1-rated insulation and high-quality fixings and accessories sourced through Valcan’s trusted partners.
Valcan’s systems are rigorously tested to meet or exceed UK Building Regulations, with certifications covering fire, wind, rain and impact resistance. Backed by warranties of 15 to 30 years, they offer long-term peace of mind and consistent quality.
To support specifiers and contractors, Valcan provides comprehensive technical resources, including detailed drawings and CPDs, ensuring smooth progression from design through to installation.
Why choose a single cladding supplier?
Working with a single supplier simplifies procurement, reduces the risk of specification errors and delays, and ensures consistent quality and pricing throughout the project. Specifiers benefit from a cohesive system designed to perform seamlessly – saving time and reducing complexity.
Valcan’s all-in-one cladding systems deliver a complete, safe and visually-striking solution for modern facades, combining performance, aesthetics and sustainability in one package.
www.valcan.co.uk
THUR 19 FEB
10:00 - 16:00
THE BUILDING CENTRE, LONDON
Façade HUB 2026: Specifying Tomorrow’s Façades
Following the resounding success of the inaugural Façade HUB: Building Connections in February 2025, Valcan is proud to announce the return of this dynamic industry event in 2026.
Why Attend?
Façade HUB 2026: Specifying Tomorrow’s Façades, sponsored by RCI Magazine, is designed to inspire and inform planners, specifiers, and architects. The event blends technical insight, design innovation, and practical applications in rainscreen claddinghighlighting Valcan’s latest products, complete cladding solutions and technical services.
Expect a curated line-up of expert speakers from across the construction and architectural sectors, interactive product showcases, and valuable networking opportunities. Whether you’re seeking compliance clarity, design inspiration, or collaborative connections, Façade HUB 2026 is the place to be.
Secure your FREE place at this exclusive event Register at www.valvan.co.uk/facade-hub
Lunch and refreshments will be provided during the event with a drinks reception to round off the day, making it the perfect opportunity to learn, connect, and collaborate in a relaxed and engaging environment.
For speaking opportunities, please contact: claire.gould@valcan.co.uk
Quality networking and insightful discussions...this event was a great opportunity to gain knowledge and build valuable relationships. Congratulations to the organisers for a well-executed event! Looking forward to the next editions! Sponsored by:
Airtightness simplified and certified
Last month marked 10 years since Wraptite – the self-adhered, vapour-permeable airtightness membrane from Proctor Group – first received BBA certification. Over that decade, it has become one of the go-to external airtightness solutions in the UK and worldwide, recognised for combining airtightness, vapour permeability and simplicity of installation.
Originally developed for the North American market, Wraptite addressed the issues of vapour-impermeable membranes, such as mould growth. In the UK, vapour-permeable membranes were preferred, but options were mechanically fastened, often air permeable and limited in performance.
Proctor Group refined both membrane and adhesive technologies, launching self-adhered Wraptite in 2009 – the first of its kind. As UK Building Regulations pushed for greater energy efficiency, Wraptite offered a solution that improved performance without thickening walls or adding costly insulation.
The proof in performance
In 2015, a Code for Sustainable Homes Level 5 show home in Cambridgeshire demonstrated Wraptite’s effectiveness. The traditional internal air and vapour control layer achieved 0.99m³/m²/hr after remedial work, while the Wraptite section achieved 0.87m³/m²/hr without additional sealing. Later that year, BBA certification confirmed its reliability, followed by Passive House component approval.
What makes Wraptite unique Wraptite combines properties competitors struggle to match. Its high vapour permeability (Sd 0.039 m) meets BS 5250:2021 requirements for breathable membranes for both walls and roofs, ensuring construction moisture dries quickly. Its patented vapour-permeable adhesive allows vapour transmission through the membrane without the need for primers, tapes or complex detailing. While alternatives may seem cheaper per square metre, Wraptite’s self-adhered simplicity reduces installation time, accessories and overall cost.
It’s proven fire performance, backed by full testing and certification, further distinguishes Wraptite, providing specifiers with trusted, verified performance.
From pioneering projects to global recognition
Wraptite’s journey began with real-world successes, such as revitalising a stalled log cabin project in Aberdeenshire in 2013. Since then, it has featured on projects of all scales – from boutique builds to landmark developments. Internationally, it has protected the Sunshine Mosque dome
in Melbourne and the steel structure of London’s Canary Wharf Diamond Tower. Internally, at Bower House, it helped an offsite insulation system cut energy bills by 50%.
Supporting the next generation
Proctor Group takes pride in Wraptite’s role in high-quality learning environments, including Riverside Primary, Tayside schools, Dumfries High and Currie Community High. It was also key in Exeter’s St Sidwell’s Point – the world’s first Passivhaus leisure centre – and in Proctor Group MD Keira Proctor’s own eco-house.
10 years on – and just the beginning
A decade of BBA certification is a milestone, but Wraptite continues to evolve. With ongoing research and development, it stays ahead of imitators, backed by independent verification and technical excellence. As the industry faces challenges from climate change to sustainability, Wraptite sets the benchmark for airtightness, reliability and performance.
www.proctorgroup.com
Is adjudication the solution for rising construction disputes?
With construction insolvencies up more than 50% in just five years, it’s no surprise that commercial disputes are also increasing year on year. Construction litigation expert Mustafa Sidki of Thackray Williams explains when adjudication can be appropriate for swift resolution and the liabilities for each party.
The UK construction industry has seen insolvencies rise by over 53% since 2020, driven by soaring material costs and unprofitable contracts. These pressures have left many firms struggling to maintain cash flow, creating fertile ground for commercial disputes, which are growing at around 9% annually, with payment delays, scope changes and alleged defects among the most common issues. For those involved in high-value city-centre projects, the financial stakes make early intervention critical to avoid spiralling costs and reputational damage.
Adjudication, under the Housing Grants, Construction and Regeneration Act 1996 (HGCRA), offers a rapid, costeffective way to resolve disputes and keep projects moving. Decisions are typically reached within 28 days by an experienced adjudicator, helping prevent insolvency and costly delays. Crucially, any party to a construction contract in England and Wales – client, contractor or subcontractor – can initiate adjudication, even if the contract lacks an adjudication clause. This flexibility makes it a valuable tool for developers and
investors seeking certainty and continuity.
The Scheme for Construction Contracts supplements HGCRA, implying payment and adjudication provisions where contracts fall short. This ensures disputes over payment or work quality can be addressed quickly without lengthy litigation, which can otherwise stall projects for months and increase exposure to financial risk.
Two types of adjudication dominate recent case law: ‘Smash and grab’ and ‘true value’. Smash and grab claims arise when an employer fails to issue payment notices on time, entitling the contractor to the full amount claimed – the ‘notified sum’ –without challenge.
Courts have confirmed that employers must pay this sum before commencing a true value adjudication to reassess the actual value of works, as established in S&T (UK) Ltd v Grove Developments. This ‘pay first, argue later’ principle underpins the regime, safeguarding contractor cash flow and reducing financial uncertainty.
True value adjudications allow employers to dispute valuations after paying the notified sum. Cases such as LIDL v 3CL and Bellway Homes v Surgo Construction
have clarified that linked smash and grab and true value claims can be treated as one dispute, provided the statutory payment sequence is respected.
Compliance with adjudicators’ decisions is high, but enforcement is available through the Technology and Construction Court (TCC) via summary judgment, usually within 28 days. While decisions are binding until resolved by litigation or arbitration, they do not carry judgment status without enforcement. Courts generally uphold adjudicators’ rulings unless there is a jurisdictional error, breach of natural justice, fraud or insolvency concerns. Failure to comply can trigger insolvency proceedings, including winding-up petitions, reinforcing the importance of prompt payment.
For developers, investors and contractors, adjudication offers a vital tool to manage risk, preserve liquidity and keep projects on track. Understanding its mechanisms – and the consequences of non-compliance – can make the difference between resolution and costly disruption.
www.thackraywilliams.com
Concrete standing tall in Birmingham
As demand for high-quality urban housing continues to grow, architects and developers are increasingly building upwards to make better use of limited space. This trend is reshaping skylines across the UK.
Nowhere is this more true than in England’s second city, where The Octagon, designed by architect Howells, has become the world’s first purely octagonal residential tower.
The £110m project, which was completed in September 2025, is part of the wider Paradise development, a large mixed-use regeneration scheme in the centre of the city. Standing 155m tall, the 49-storey building is Birmingham’s tallest and provides 370 build-to-rent homes.
Delivered by Midgard, part of the JRL Group, the project adopted modern methods of construction (MMC) throughout, with precast concrete playing a central role in ensuring safety, precision and efficiency on a complex city-centre site.
The client’s detailed design specification called for a distinctive octagonal form that would provide panoramic views of the city from every apartment, creating a one-of-akind residential experience.
The building’s octagonal form was not just designed around aesthetics though, Howells used the octagonal plan to
deliver structural and material efficiencies including a lower wall-to-floor ratio, efficiencies in the central core and shorter distances for radial services. The whole geometry of the tower made it well-suited to precast panelisation.
Trent Precast, Part of the JRL Group, supplied all of the major precast elements, manufacturing over 1200 precast structural columns that form the tower’s vertical load bearing frame. As well as more than 2000 structural lattice planks, to create the floor slabs for each level.
In addition, Trent Precast designed and supplied the precast cast-in-place (CIP) walls, developed as a high-performance alternative to traditional dry lining. These prefabricated wall sections, covering 40 floors of dividing and lining walls, were installed progressively as the structure rose, enabling faster fit-out and significantly accelerating the construction programme.
All of these precast concrete components were manufactured locally in the West Midlands before being transported a relatively short distance to the project site. For urban projects such
as this, which have tight spatial constraints, the just-in-time delivery reduces the need and cost to store the concrete elements on site.
Precast concrete offers high levels of structural integrity, durability and fire resistance, essential qualities to the design of safe, high-quality housing. When building at such height, precast concrete is a highly-efficient construction method, which enables a faster build and repeatable design.
Different concrete mixes containing varying levels of ground granulated blast furnace slag (GGBS) were used for The Octagon’s bindings, walls and columns. Using a higher proportion of supplementary cementitious materials helped to reduce the carbon content of the concrete whilst maintaining the same structural integrity.
A distinct addition to the Birmingham skyline, The Octagon demonstrates the opportunities available for high-rise construction using concrete to build safe, durable and low-carbon housing.
www.mpaprecast.org
Preparing heat networks for the next regulatory era
With regulatory change on the horizon, the UK heat network sector is fast approaching a turning point. From 2026 onwards, increased Ofgem oversight and new quality frameworks, such as the Heat Network Technical Assurance Scheme (HNTAS), will redefine expectations around efficiency, transparency and service performance.
While the regulatory detail is still being finalised, one point is already clear: network operators will soon need to demonstrate performance, not simply maintain systems.
For most operators, the most practical path forward lies in targeted retrofit and optimisation, addressing underperformance through data, control and design improvements rather than full system replacement. Evinox has seen that, in many cases, modest upgrades, such as recalibration of HIUs, intelligent control integration or rebalancing, can deliver efficiency with minimal disruption and payback in under three years.
Evinox has a three-stage retrofit and compliance methodology, which it begins by diagnosing and analysing existing networks, identifying inefficiencies, compliance issues and performance gaps. Next, it designs targeted retrofit interventions that enhance system performance, reliability and reduce operation costs for operators’ heat networks.
Finally, it implements and warrants all upgrades, from plant room refurbishments to secondary and tertiary network improvements. Evinox’s expert delivery team performs ongoing monitoring, metering and system intelligence services via its software and dynamic telematic systems. In addition, it provides planned
and responsive service and maintenance.
Through its technology, deep technical expertise and proven retrofit strategy, Evinox helps clients reduce time and costs on projects, guarantees and sustains performance improvements, ensures full regulatory compliance and helps to decarbonise clients’ heat networks.
Evinox’s approach combines technical expertise, data-driven analysis and practical retrofit delivery to help meet demands confidently and cost effectively.
www.evinox.co.uk
Inside out: Fire protection and performance –rethinking tall building interiors
The interiors of tall buildings are entering a new era of performance-led design. As city skylines evolve, so too does the expectation that materials used within a structure’s internal zones – its cores, risers, shafts and partitions – deliver not only aesthetic quality but proven safety, durability and traceability.
According to Tony Reed, Director of Phillips Reed Services (PRS), this shift represents both a challenge and an opportunity for manufacturers and specifiers alike. “The emphasis on verified performance and specification integrity has never been greater. Under the Building Safety Act, products must demonstrate not only compliance at design stage but consistent performance through installation and in-service use,” Reed explains.
Fire safety and the Golden Thread
The Building Safety Regulator’s ‘Golden Thread’ has redefined accountability, demanding transparent and traceable product data from concept through occupation. The introduction of Gateway 2 approvals – where all key design and construction information must be reviewed and validated before work begins – now places additional emphasis on tested and certified systems that can prove their fire and durability credentials before installation.
Within this framework, fire-rated MgO boards are emerging as a trusted solution for maintaining specification integrity in tall building interiors. PRS FireBoard is part of this new generation of noncombustible lining systems. The board holds a comprehensive suite of verified test data and third-party certification, including EN 13501-1 (A1/A2-s1,d0 reaction to fire), BS 476 Part 22 fire resistance, and ETA 20-0543 under the Construction Products Regulation. These credentials confirm its suitability for use in buildings over 18m and its compliance with Approved Document B.
PRS FireBoard has also been validated for dimensional stability and accuracy (EN 824, EN 1604) and hard-body impact resistance (EAD 030351-000402 Annex A2.1) – a critical factor for the high-traffic zones typical of tall building interiors. Further testing to
EN ISO 12571 for vapour permeability and EN ISO 15686 for service life supports consistent performance under variable environmental conditions.
Performance that protects
“When we talk about interior safety in tall buildings, it’s about more than fire resistance alone,” says Reed. “Gateway 2 is driving a culture of early product validation – ensuring that materials are proven and documented before they reach site. Boards like PRS FireBoard must not only achieve non-combustibility but maintain mechanical integrity under impact, humidity and temperature change.”
In this respect, PRS FireBoard combines fire safety, durability and mechanical strength, giving specifiers and contractors a dependable substrate for internal linings, riser walls and fire-rated partitions. Its proven impact resistance and dimensional stability help maintain long-term compliance, even in service environments subject to heavy use.
Performance that protects As the future city evolves, performance-led interiors will define the next generation of tall buildings. Products like PRS FireBoard illustrate how the industry is moving from minimum compliance to performance confidence – enabling design teams to demonstrate early conformity at Gateway 2 and deliver safety and resilience throughout the life of the building.
“Our goal,” concludes Reed, “is to help ensure that what’s specified, stays specified – and performs as intended for the life of the building.”
www.prspro.co.uk/services/fireboard
Tony Reed, Director of Phillips Reed Services (PRS)
At Phillips Reed Services Limited (PRS), we are committed to excellence in every product we supply.
As an industry-leading provider of fire-rated building boards, sheathing materials, plywood, Tile Backer boards and external Cladding, we deliver solutions that meet the highest standards of quality and performance.
Our flagship product, PRS FireBoard, is a Euroclass A1 non-combustible sheathing and protection board, rigorously tested to exceed UK building regulations. Whether you need fire protection for walls, floors, ceilings, or bespoke cutting services for Plywood, PRS ensures reliability and precision and on time delivery every time.
WHY CHOOSE PRS?
Certified Quality – Fully tested and compliant with BS and EN standards.
Comprehensive Range – From fireboards to tilebacker boards and high-quality plywood.
Tailored Services – Bespoke cutting for professionals and DIY enthusiasts.
Trusted across the UK & EU – Serving the construction industry with integrity and innovation.
Gateway 2: Best practice as standard practice
While the demand for data has been thrust into the spotlight amid concerns of punishing delays for failure at Gateway 2, the commitment to technical standards that underpins that is at the heart of the Building Safety Act. Yet, is the concern about changing data demands misplaced? John McComb, Technical Director at Reynaers Aluminium UK, argues that a best practice approach should have already ensured that the need for comprehensive information produced at Stage 4 of the RIBA plan of works was in place prior to launch of the Building Safety Act.
The Building Safety Act enshrines the need for safety and standards to be evidenced at every stage of a construction project – with the gateway system acting as a gatekeeper to ensure that is followed.
While the gateway system calls for many changes, including the need to notify of any alterations in specified systems, there should, in theory, be very little change in the level of technical data required for structural systems and products used in the building envelope.
Quite simply, it was always a requirement though stages 1 to 4 of the RIBA plan of works. Companies should have already been providing the information to support safe, accurate construction.
Setting standards in stone
Suppliers and manufacturers within the construction industry should already have been testing products accurately –and bringing these to market backed by comprehensive independently-verified performance testing and data, along with installation details to support that. In turn, this should have been used to
accurately support informed design and specification decisions.
Reynaers has one of the largest test facilities in the world for facades – testing is in our DNA. We get both praised and criticised for it, for the length of time we dedicate to testing new products – meaning there is a need to wait – but also for the high testing standards. We always make sure the product is right and appropriate for the end use.
As an example, our most recentlylaunched product – the Vision 7 thermal commercial door – was successfully tested to one million open-close cycles. The nearest competitor we can find tested to 500,000. This level of testing involves a considerable investment, and can delay products coming to market, but there should be no compromise on performance standards.
Lasting change
The commitment to quality that Gateway 2 will underline is to be applauded. Manufacturers must be able to evidence performance claims. More vital is ensuring that the products specified as being fit
for the project are actually used and not swapped out for an untested, or a lower performance, option to save on costs or meet faster deadlines. This is essential to the lasting change that the introduction of the Act seeks to bring.
Reynaers has always been committed to ensuring performance is evidenced through testing. Best practice is to meet and exceed the standard for technical data, especially through independently-verified testing. The Building Regulator requires a full technical submission to make an accurate judgement andGateway 2 now performs that quality assessment before construction gets underway.
There is no doubt that a rigid gateway system and a Golden Thread of information is the right thing to do. A legislated commitment to upholding standards is to be applauded – especially one that enshrines that best practice testing, performance standards and evidencing competency for the safety of all.
www.reynaers.co.uk
Reynaers has one of the largest test facilities in the world for facades
• Digital convenience inc. Product Passports, EPDs, DigiTrace
With over 60 years of global product development and 7 testing centres worldwide, you can be reassured with Reynaers Aluminium. Get in touch to find out how we can help you to reduce compliance delays.
Fire-tested and future-proof
The landscape of UK construction has changed dramatically in recent years. There has been a decisive shift toward safer, more resilient construction systems –especially in the high-rise residential sector. Here, Martin Jamieson and Nik Teagle, Joint Managing Directors of light steel frame specialist, Frameclad, consider the importance of fire testing to meet the rigorous standards of the Building Safety Regulator (BSR).
As regulatory bodies together with developers and residents demand higher levels of fire safety, the role of fire testing has never been more crucial. Independent, third-party tests and certifications from UKAS-accredited fire test centres offer a clear benchmark for performance under fire conditions and help ensure that systems specified, particularly for higher-risk buildings, are fit for purpose.
Frameclad’s systems undergo extensive fire performance testing in accordance with BS EN 1365, BS EN 1364 and BS 476, which assess the loadbearing and nonloadbearing performance of construction elements when exposed to fire. Our light steel frame systems have achieved up to 120 minutes fire resistance, a key requirement for many multi-storey residential buildings and critical in compartmentation strategies.
We have successfully conducted over 50 fire tests to date and are continuously expanding our data with additional fire
tests to cover a broader range of products and configurations. Where necessary, we collaborate with product manufacturers and industry partners to conduct joint fire tests – further enhancing the scope of products covered within our dataset.
Accreditation, assurance and compliance
Our systems are backed by comprehensive third-party certification and accreditation. We are members of SSIP (Safety Schemes in Procurement) and Construction Line – Gold Standard. Frameclad was an early adopter of ISO and we are proud to attain ISO 9001 Quality Management System, ISO 14001 Environmental Management Systems and ISO 45001 Occupational Health and Safety. Our fire-rated systems are fully tested and certified to meet the requirements of:
NHBC Accepts
SCI/NHBC Stage 1
CE Marking
BOPAS
Frameclad’s light steel frame systems achieve up to 120 minutes fire resistance
Competence and innovation
At Frameclad, we believe that fire safety is not an optional add-on – it is a fundamental requirement and a legal obligation, particularly in tall residential buildings. By leveraging the natural properties of steel and validating our systems through rigorous testing and certification, we are helping to raise the bar for residential high-rise construction across the UK.
Spearheading a new era of light steel solutions
As the industry embraces modern methods of construction and leans into the challenges of safety and sustainability, Frameclad stands as a trusted partner – delivering high-performance, accredited and innovative light steel frame solutions that protect people, property and investment.
www.frameclad.com
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.
FIRE-TESTED – in accordance with BS EN 1365, BS EN 1364 and BS 476
TECHNICAL EXPERTISE – 14-strong team of in-house designers and engineers
DIGITAL ENGINEERING – bespoke Tekla software offers complete traceability
MANUFACTURING – one of the largest ranges of steel sections available in the UK today
EXTENSIVE SUPPORT – regional teams assist with specification and compliance
INDEPENDENT VALIDATION – BOPAS Accreditation, CE Certified, and SCI / NHBC
BUILDING SAFETY – fully compliant steel framing systems to rigorous safety standards
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
