Tall Buildings - Issue 07

Issue 7 Spring 2025

Bridging the performance gap between specification and installation Pg32: Right to light

Pg34: Building safety

Pg36: Urban transformation

Pg56: Iconic superstructures

Law firm Thackray Williams offers guidance on 'right to light' and how to avoid potential disputes

Pinsent Masons surveys the impact of legal changes so far and looks ahead to further reform

A vibrant skyline has emerged as part of Manchester's broader strategy to modernise urban living

An insight into the dynamic metropolis of Hong Kong, world famous for its record-breaking skyline

Roundtable Debate Events Guest Recruitment & Event Management The roundtable debate events host thought leaders and influencers from; government departments, private sector clients, leading architects, engineers and contractors, plus selected supply-chain technology providers.

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Each roundtable event debate will be captured and presented in a special four-page feature in the following issue of Tall Buildings Magazine including exclusive content and will also appear online via the industry-leading Tall Buildings Media Newsroom and in the Tall Talk Newsletter.

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02 TALL BUILDINGS MAGAZINE / Spring 2025

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Welcome / Issue 7 Spring 2025

Editorial Enquiries

Hannah Woodger / Editor T: 01743 290026 E: hannah.woodger@radar-media.co.uk Harry Wright / Copywriter T: 01743 290009 E: harry.wright@radar-media.co.uk

Advertising and Events

Michael Seville / Digital and print sales T: 01743 290008 E: michael.seville@radar-media.co.uk Emily Dyer / Event enquiries T: 01743 290025 E: emily.dyer@radar-media.co.uk

Production and Finance

Pip Greenroyd / Circulation and production T: 01743 290006 E: pip.greenroyd@radar-media.co.uk Debra Brooks / Finance T: 01743 290001 E: accounts@tallbuildingsmedia.co.uk

Publisher

Tall Buildings Media Ltd Suites A & B Hermes House, Oxon Business Park, Shrewsbury SY3 5HJ T: 01743 290001 E: info@tallbuildingsmedia.co.uk W: www.tallbuildingsmedia.co.uk

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Print

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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.

City Perspective / Manchester, page 36 Image: New Jackson / © Marketing Manchester

Welcome...

It’s with great excitement that I pen my first welcome as the new Editor of Tall Buildings Magazine. Stepping into this role, I’m honoured to continue the legacy of providing thought-provoking commentary, expert insights and inspiring case studies that our readers have come to expect. At the same time, I see this moment as an opportunity for fresh vision and bold evolution.

You’ll notice that this issue ushers in a striking new look. Our redesign reflects a more modern, dynamic Tall Buildings Magazine. From refined layouts to fresh typography and a renewed editorial tone, every element has been carefully crafted to elevate your reading experience and better showcase the voices and ideas shaping the tall buildings industry.

And we’re just getting started.

Next month marks one of the most-anticipated events in our calendar – the annual Tall Buildings Conference and Awards. Taking place on 17th June at London’s 30 Euston Square, the event brings together leaders, innovators and changemakers, with sessions covering emerging tall building trends, the complexities of building from the ground up, and innovative approaches to sustainable high-rise design.

A key highlight will be a panel debate examining the far-reaching implications of the Building Safety Act – an essential conversation at a pivotal time for the built environment.

Join us for a day of inspiring discussion and meaningful networking. There’s still time to purchase your tickets, which you can do so here: www.tallbuildingsconference.co.uk.

Meanwhile in this issue, Thackray Williams reflects on how the relaxation of planning laws on building up could see an increase in right to light infringements – see page 32.

On page 36, we shine a spotlight on the evolution of Manchester, which has seen a vibrant skyline emerge as part of a broader strategy to modernise urban living. Elsewhere, on page 56, Tall Buildings Magazine crosses the waters to China’s southern coast, where we explore some of Hong Kong’s most iconic superstructures.

I hope you enjoy this issue. Don’t forget, you can also head over to our brand-new website, www.tallbuildingsmedia.co.uk for your daily source of news and views, and join our LinkedIn group to receive regular Tall Talk newsletters.

 www.linkedin.com/showcase/tall-buildings-media

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.

www.tallbuildingsmedia.co.uk

03

BYLEY 01606 843500 MACRETE 028 7965 0471 GRANTHAM 01476 562277 LITTLEPORT 01353 861416 FPMCCANN.CO.UK SALES@FPMCCANN.CO.UK

PRECAST OFF-SITE BUILDING SOLUTIONS HOTELS / APARTMENT BUILDINGS

CUSTODIAL BUILDINGS

BUILT TO RENT ACCOMMODATION

STUDENT RESIDENCE

04 TALL BUILDINGS MAGAZINE / Spring 2025

SPORTS STADIUMS

SCHOOLS / UNIVERSITIES

MULTI STOREY CAR PARKS

Contents / Issue 7 Spring 2025

08 Industry News

From new contracts and planning applications to project completions and building safety, this issue’s news pages round up the recent activity across the tall buildings sector.

24 Industry Insight

06

With the countdown on to the Tall Buildings Conference & Awards, the event’s esteemed Chair, Steve Watts of Turner & Townsend alinea, gives an exclusive interview on the landscape of the tall buildings sector, the current challenges and what constitutes a ‘successful’ tall building.

28 Tall Buildings Conference & Awards Preview

06 Cover Story

Will Jones, Head of Business Development at the A. Proctor Group, asks what role can product manufacturers play in improving the link between specification and installation?

The prestigious Tall Buildings Conference & Awards has become a key date in the diary for all those involved in the tall buildings sector. Find out more about the event’s esteemed panellists, discussion topics and presentations.

30 Architecture & Building Design

To meet the increasing demand for housing, dense vertical urbanism is increasingly becoming the go-to solution, however it’s important not to lose sight of the importance of maintaining a connection to nature. Architect firm Sheppard Robson explores how to create a tall building that signals people and nature working in harmony.

32 Right to Light

The relaxation of planning laws on building up has presented opportunities for developers, however construction lawyers are warning this could see an increase in right to light infringements. Thackray Williams explores further.

34 Building Safety

Building safety remains the topic of focus for everyone dealing with higher-risk buildings, and with even more scrutiny imposed by the BSR, the planning process is still an unknown entity. Here, Pinsent Masons Partner, Katherine Metcalfe, helps unpick the regulatory changes.

30 36 City Perspective

A strong contender for the UK’s ‘second city’, Manchester has seen a vibrant skyline emerge as part of a broader strategy to modernise urban living. Instrumental to the transformation of this dynamic city, architect firm SimpsonHaugh takes an in-depth look at Manchester’s evolution.

46 Fire Safety

Is the housing sector inadvertently heading into a crisis of its own making? Connor Mitchell, Director at Harmony Fire, discusses the importance of a holistic approach to fire safety compliance.

48 Retrofit

40 40 Project in Pictures

Located at the heart of the ‘eastern cluster’, One Undershaft, once constructed, will become the tallest building in the City of London. Designed by Eric Parry Architects, the 73-storey tower will feature Europe’s highest publicly-accessible viewing gallery. Come and marvel at this urban masterpiece.

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The decarbonisation of existing building stock is now fully underway, but it takes a well-executed strategy to retrofit large-scale development. With ambitious environmental targets, Thirty High in London reimagines Victoria’s landmark tower, as BGY explains.

56 International Viewpoint Holding the record for the most amount of skyscrapers over 150m, Hong Kong has an iconic skyline that attracts visitors from all over the world. We take a closer look at the city’s most renowned towers, as well as its newest occupant, ZHA’s The Henderson.

www.tallbuildingsmedia.co.uk

05

COVER STORY / A. Proctor Group

Bridging the performance gap between specification and installation During an A. Proctor Group roundtable event about reducing the performance gap, it was observed that: “The site operative is perhaps the most important person.” A construction project relies on the people building it to install the specified products with care and attention. With that in mind, Will Jones, Head of Business Development at the A. Proctor Group, asks what role can product manufacturers play in improving the link between specification and installation?

O

ur performance gap roundtable featured a wide-ranging discussion covering topics related to designing and constructing buildings. But one of the most compelling answers to reducing the performance gap depended on being considered before design even gets underway – agreeing end performance criteria right from the start.

If the desired outcome is a low-carbon building, or energy performance assessed by post-occupancy monitoring, then contractual arrangements need to reflect it. A contract based on meeting Building Regulations for the lowest price offers no incentive or additional fees for a contractor or developer to deliver more than the bare minimum.

The roundtable participants all felt the construction industry does not operate as collaboratively as it could. In

06 TALL BUILDINGS MAGAZINE / Spring 2025

part, this is due to different roles shifting over time.

The role of the architect is seen as having been diminished, while contractors have more power and can overrule design decisions – especially if breaking the specification makes a saving.

A disconnect between specifier and installer

Nor is it always about cost. Sometimes a specification is broken because there is an alternative product that the contractor finds easier to use or better to install. However, breaking specifications for any reason can lead to performance gaps being more likely in finished buildings.

This represents a significant disconnect – a lack of collaboration – between a specifier aiming primarily for performance and a contractor focusing on time and cost.

To reduce the performance gap, design needs to inform more of what happens on site. But communication works

 Glass Bottle, Dublin  Will Jones, Head of Business Development, A. Proctor Group

COVER STORY / A. Proctor Group

Contractors are choosing a sheathing board that is easier to handle, but which introduces extra processes to the installation – and which may reduce the level of performance intended by the specifier.

Manufacturing products that contractors want to use: Proctor A1 Cement Board

both ways and design should also learn from, and adapt to, what happens on site.

Somehow that distance needs to be bridged. If it is not done by contractual arrangements, then manufacturers can step up to the plate by innovating and creating new solutions that meet the needs of both parties.

Sheathing boards: A case study

A real-world example of what we’re describing is the specification of sheathing boards for facade build-ups, together with our Wraptite external air barrier.

Traditional fibre cement sheathing boards offer a variety of benefits, and are frequently specified in conjunction with Wraptite. As a fully self-adhered airtightness membrane which is also vapour permeable, Wraptite allows the airtightness line to be moved to the external face of the structure. In addition, its W1 classification for water holdout means it can provide temporary weather protection to the structure, without the need for tapes and sealants.

However, contractors have come to prefer gypsumbased sheathing boards to fibre cement. They are lighter, and therefore easier to handle, and easier to cut thanks to being score and snap. When contractors break a fibre cement board specification, it’s not uncommon to see the accompanying Wraptite removed at the same time.

Gypsum boards offer airtightness and weather protection benefits (with taping and sealing), but not to the same extent that Wraptite offers.

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 Piper Square, Dublin  Kent Road, Birmingham

In an effort to support specifiers and contractors, we have launched a new score and snap sheathing board called Proctor A1 Cement Board.

Key to its development was the desire to offer the best possible all-round solution. As a result, Proctor A1 Cement Board combines the benefits of traditional fibre cement boards with the desirable qualities of newer gypsum sheathing boards. Where fibre cement products are heavy and difficult to cut on site, Proctor A1 Cement Board is a cementitious board that is both lightweight and, uniquely, score and snap.

Thanks to its excellent durability, the new sheathing board can be left exposed for longer periods. Taking into account Wraptite’s water holdout performance too, it means structural frames are protected even if project timelines are delayed across installation of the sheathing board and air barrier system.

Through-wall fire testing has been carried out on the new sheathing board with Wraptite, ensuring the compatibility of the two. As a cementitious product, Proctor A1 Cement Board is automatically classified as non-combustible. The testing delivered a result of 120 minutes without integrity failure, so customers can feel assured when choosing a fully-adhered, vapour permeable external air barrier.

The combination of Proctor A1 Cement Board and Wraptite is suitable for all projects, but in particular supports compliance with fire safety requirements for relevant buildings and helps specifiers and contractors move more towards a system solution.

Furthermore, Proctor A1 Cement Board is backed up by third-party certification, comprehensive technical support, plus onsite support including all complementary fixings and accessories. In short, it delivers performance while also being contractor friendly.   www.proctorgroup.com/all-products

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07

INDUSTRY NEWS / Planning Permission

News in brief Largest Passivhaus PBSA in Europe Urbanest UK has unveiled it is just weeks away from topping out its latest Canary Wharf development. The student accommodation provider’s largest scheme to date, 2 Trafalgar Way will provide 1672 student beds and 80 residential apartments, and is targeting Passivhaus certification. Once achieved, this accolade will make it the largest Passivhaus student accommoxdation scheme in Europe. Three towers of 28, 36 and 46 storeys are being built alongside a four-storey podium.

New charging scheme for the BSR A new charging scheme for the Building Safety Regulator (BSR) with a 5% (inflationary) increase in hourly charges, became effective on 1st April 2025.

The charging scheme for the Building Safety Regulator outlines fees associated with various BSR functions. Chargeable functions include the determination of building control approval applications for higher-risk building (HRB) work, assessing applications to dispense with or relax Building Regulations, and the inspection of building work.

Dyecoats development in Leeds breaks ground Works are officially underway at Dyecoats, a major regeneration scheme on Kirkstall Road, Leeds. Led by Graham Construction, specialist contractor Cidon will be delivering the groundworks and reinforced concrete frame package. The first phase of the Dyecoats development will see Cidon delivering three residential tower blocks concurrently, standing at 17, 15 and 11 storeys each.

HG Living partners with M&G Real Estate on PBSA HG Living is pleased to announce a new partnership with M&G Real Estate to develop a 504-bed purpose-built student accommodation project in Stratford, East London. The N16 Stratford scheme, designed by aca studios, will consist of two blocks – one rising 10 storeys and the other 18 storeys providing 504 beds across a modern, purpose-built design.

Additionally, the development will feature over 1500sqm of high-quality amenity space for students.

Green light for 3XN GXN’s reimagining of Euston Tower in Central London A significant redevelopment project for one of London’s most iconic but vacant buildings, Euston Tower, has been given the green light, signalling a new chapter for the structure and its surrounding area. The landmark commercial high-rise, which has stood empty since early 2021, is set to undergo a transformative redesign that will breathe new life into both the tower and the public plaza it occupies.

The proposal, led by Danish architectural firm 3XN GXN in collaboration with British Land, Arup, Adamson Associates and DSDHA, aims to revitalise Euston Tower while addressing modern workplace needs and enhancing its public realm.

Approved by the London Borough of Camden Planning Committee on 20th March 2025, the plans mark the conclusion of a thorough community and stakeholder engagement process, which began in December 2022.

Audun Opdal, Senior Partner and Head of Design at 3XN GXN, shared his enthusiasm for the approval, stating: “Together with British Land, our vision for the updated Euston Tower puts an emphasis on a healthy and welcoming public realm at the ground level and a tower design respectful and worthy of its neighbourhood. We are happy for this vision to be granted planning approval by Camden Council – a strong show of support for both the architectural and community vision that grounds this project.”

The project envisions a 32-storey building spanning approximately 560,000sqft, with each of its 19,000sqft floor plates offering expansive

08 TALL BUILDINGS MAGAZINE / Spring 2025

360-degree views of Central London. Designed to encourage collaboration and modern working environments, the tower will feature a variety of shared amenities, including terraces and flexible spaces for interaction among tenants.

In addition to the tower itself, the transformation will also include a major overhaul of the public plaza below, which has long been underutilised. The redevelopment will create a vibrant and comfortable space for the community, with a dedicated area for restaurants and cafes.

The transformation of Euston Tower is being driven by a commitment to sustainability, wellbeing and inclusivity. Designed with contemporary workplace needs in mind, the building aims to attract tenants looking for high-quality office space that blends sustainability with modern design. The proposed enhancements to the public realm reflect a commitment to creating a welcoming and pedestrian-friendly environment that encourages interaction and engagement among people in the area.

With the approval now in place, the project team is set to move forward with the next stages of the development, including detailed design and construction. The transformation of Euston Tower is expected to breathe new life into the area, becoming a prominent part of Central London’s evolving architectural and business landscape.  3xn.com

INDUSTRY NEWS / Planning Permission

Approval obtained for London regeneration project The Pickstock Group has secured a resolution to grant for a 355-unit residential scheme at 68-70 Stratford High Street in London, following success at the London Borough of Newham planning committee in March.

The brand-new residential scheme will deliver 272 apartments as well as 83 affordable homes and will have rooftop amenities for residents with views to Canary Wharf and the Olympic Park.

The riverside development will see significant improvements to security and ensure safe, accessible, inclusive space for the whole community to enjoy, including a community cafe and performance venue as well as a new public park with playground.

The Pickstock Group will develop the site themselves and will now work to finalise the S106 with London Borough of Newham Council and seek GLA Stage 2 approval. Technical design and procurement will also now commence with the

News in brief Renaker builds on success as revenues and profits climb

Image © The Pickstock Group

aim of starting construction in Q2 2026 following building regulatory approval.

The site was formally a Porsche dealership situated adjacent to the new Pudding Mill masterplan, led by the London Legacy Development Corporation and the location is perfect for commuters with the Puddling Mill DLR within 500m and Stratford Station within 10 minutes’ walk providing underground and rail links across London and out of the city.  www.thepickstockgroup.com

Planning permission granted for 44-storey tower in Manchester Sheppard Robson, on behalf of client Glenbrook, has received planning permission from Manchester City Council for a 44-storey residential tower on Whitworth Street West in Manchester. With 364 apartments, the building's design embraces modern, sustainable design principles while being rooted in its context through new public spaces that enhance the streetscape and improve pedestrian connections.

The design draws on the heritage of the area with the facades referencing the tones and detailing of local landmarks. The new building's deep red terracotta facade, grand arches, and elegant column details nod to the city’s heritage, while the scheme has been designed to embrace modern technologies that improve thermal and acoustic performance, ventilation and daylighting.

At ground level, a dramatic triple-height, arched colonnade – a subtle reference to the architectural language of the listed viaducts and industrial heritage – provides a pedestrian route along Whitworth Street West. This strong base for the building creates connections to the newly-created landscaped public spaces flanking the building and strengthens the links between Whitworth Street West, First Street and

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Manchester-based high-rise specialist Renaker Build Limited has reported a strong financial performance, with rising revenues and profits driven by continued demand for residential developments across the city. For the financial year ending 31 October 2024, the company saw turnover increase to £265.3m, up from £229.1m the previous year. Pre-tax profit also rose to £6.3m, compared to £4.9m in 2023.

Ronan Group secures planning for Waterfront South Central site Ronan Group Real Estate has secured planning permission for the residential elements phase of its mixed-use development at its Waterfront South Central site in Dublin, adding 550 apartments across three buildings to existing plans for four commercial blocks.

The residential element will include a 25-storey block that will become the tallest building in the Republic of Ireland upon completion and will provide residents with 32,750sqft of amenity space.

Wates awarded Victoria Tower fabric safety works Wates Construction has taken the iconic job to restore and carry out fire upgrade work to the Palace of Westminster’s Grade I-Listed Victoria Tower, 180 years on from its construction. Valued at £110.6m, the project will see parliament’s tallest tower receive essential repairs to the external envelope. Repairs were carried out in the early 1990s, however in the intervening period deterioration has occurred, with falling stone posing a risk to the public.

Image © Sheppard Robson

Deansgate, offering amenities and increasing biodiversity in the area. Resident spaces on the ground floor, Level 1 and Level 2 will further animate the streetscape around the building.

The design features a 60/40 solid-to-glazing ratio to its facade, which reduces solar gain while allowing natural light and purge ventilation.

Energy-efficient technologies help to minimise energy use and support a low-carbon future for the building, while offsite construction methods and modular facade systems reduce material waste during construction.

Watford Police Station BTR gains planning approval Designed by PRP for McLaren, the transformative redevelopment of the former Watford Police Station has received planning approval, paving the way for a vibrant mixed-use community in the heart of Watford Town Centre. The redevelopment will introduce a landmark office building comprising 2921sqm of space, designed to meet BREEAM ‘Excellent’ sustainability standards. The project will also deliver 314 build-to-rent (BTR) high-quality homes, addressing the local housing need.

 www.sheppardrobson.com

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09

INDUSTRY NEWS / Spotlight

Go ahead for UK’s tallest tower outside London Image © Salboy

Manchester City Council has approved a planning application submitted by Salboy Group, the nationwide property development and funding company, to develop the second phase of its Viadux scheme in central Manchester.

Phase 2 of the Viadux will see the construction of two new towers.

A 76-storey tower will house a 160-bedroom hotel, restaurant and 452 branded residences, delivered in partnership with luxury lifestyle brand Nobu Hospitality, to help meet growing demand for high-quality accommodation for the international city’s residents and visitors.

These branded residences mark Nobu Hospitality’s debut in the UK’s luxury real estate market.

Like the adjacent 40-storey tower built during Viadux’s first phase, the 76-storey tower is hugely architecturally ambitious. To be known as Nobu Manchester, the tower will be elevated above ground with its foundations built under a retained Victorian archway. Standing at 246m, the tower will become the UK’s tallest building outside of London.

A second (yet to be named) building on Great Bridgewater Street will stand at 23-storeys tall and will create 133 new apartments aimed at the affordable homes market in a hugely well-connected and desirable part of Manchester.

Simon Ismail, Managing Director of Salboy, comments: “We are delighted with the council’s decision to approve our plans to complete the Viadux masterplan. Viadux promises to deliver a neighbourhood of high-quality, design-led homes that meet Manchester’s substantial need for accommodation at a range of price points and tenure types, while bringing to the Manchester cityscape a truly crowning feature.

“Once completed, the Viadux scheme will have entirely regenerated an 80,000sqft brownfield site, in easy walking distance

10 TALL BUILDINGS MAGAZINE / Spring 2025

of all of Manchester’s central business, retail and leisure districts, and added almost 1000 brand-new homes to a coveted and popular location for the city’s professional population.

“Manchester is a fast-expanding city that is quickly and emphatically achieving its ambitions to become a global leader in business, sport, leisure and academia. It’s a belief that we’ve long held that Manchester deserves to be home to architectural and engineering feats that before now have been the preserve of other global cities.

“As the location of not just the tallest tower outside London but a large number of high-quality affordable homes, Viadux has the potential to become a symbol of this city’s aspirations and confidence in itself. Viadux now promises to shape not only Manchester’s skyline for years to come, but the city’s sense of identity on the global stage.”

Since plans were first drawn up in 2017, the full Viadux scheme has been designed by Manchester-born architect, SimpsonHaugh, with culturally and historically-sensitive regeneration always front of mind.

Ian Simpson, Co-Founder of SimpsonHaugh, comments: “Viadux’s phased development has required vision, a pioneering approach, and innovation to bring life back to an urban area in Manchester City Centre on a challenging site that incorporates the restoration of a Grade II-Listed brick viaduct. Viadux Phase 2 will see the development of a beautiful and elegant mixed-use building that will define the Manchester skyline, providing high-quality private and affordable homes and an amazing world-class hotel.”

Salboy’s construction partner Domis expects to commence work on the site this year.  www.salboy.com

Putting fire safety in the frame

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11

INDUSTRY NEWS / Design Proposals

Images of Newcastle’s New Bridge Project unveiled New images have been revealed showing how a £170m development with a hotel, housing, bars and restaurants could transform Newcastle City Centre.

Revamped plans for the former Premier Inn Hotel in Newcastle were first unveiled in March at Mipim, the world’s biggest real estate conference. The scheme, called the New Bridge Project, is being spearheaded by property, care and leisure company Gainford Group, which also owns prime hotels and restaurants in Newcastle, including

the Vermont and County Hotels, Aveika and Livello, as well as the prominent office scheme Milburn House.

The skyscraping residential tower could provide 185 new homes, alongside a new 150-bedroom hotel, new bars, retail, restaurants and a health club. Gainford Group operates a number of hotels around Newcastle city centre but it has not confirmed whether it would operate this latest project and may well decide to partner with another major hospitality

Image © Gainford Group

brand who could manage and operate the property.

Director Imran Khaliq said: “Gainford is looking forward to this exciting new project which introduces a brand-new gateway into Newcastle city centre. We are proud to create a leading part in the driving force of Newcastle’s growth. Together we are building a city that is not only a destination but a hub for investment, innovation and opportunity.”  www.gainfordgroup.com

Public consultation opens on detailed proposals for 130 Fenchurch Street

Image © WilkinsonEyre

Detailed proposals for the redevelopment of 130 Fenchurch Street in the City of London have been launched for further consultation, following an initial public consultation process in November last year.

The proposals have been brought forward

by Aviva Investors to revitalise the site and redevelop the existing building, which currently lies vacant.

12

TALL BUILDINGS MAGAZINE / Spring 2025

Designed by WilkinsonEyre and developed by CO—RE, the proposals for the site are designed to create an ambitious landmark building designed to connect sensitively to the surrounding Eastern Cluster. The scheme aligns with the City of London’s City Plan 2040, which sets out the City Corporation's priorities for development of the Square Mile, together with policies that will guide future decisions on planning applications.

The proposals for the new building include 31 storeys of office space, whilst also providing an improved streetscape and public-use amenities at street level. The latest proposals for the redevelopment of 130 Fenchurch Street include 600sqm of groundfloor public space, featuring new retail and

food and beverage amenities, as well as pedestrian access linking Cullum Street and Fen Court. A dynamic cultural offer that includes exhibition space on level 17.

Its distinctive design features a staggered form with a striking tower ‘crown’, stepping down into the north and lower historic buildings within the centre of the Easter Cluster. Biodiversity considerations through the creation of green terraces for public and private use that will offer views across the city at level 20, while creating visual links with the neighbouring roof garden at 120 Fenchurch. It also aims to target industryleading standards for sustainability including BREEAM, 5.5* NABERS, and WELL.  www.wilkinsoneyre.com

INDUSTRY NEWS / Design Proposals

Landsec submits plans for 880 new homes in Manchester The planning application for the first phase of homes at Mayfield has been submitted by Landsec. New images reveal 879 new homes within a major extension to Mayfield Park, comprising one-, two- and three-bedroom apartments alongside shops, restaurants, cafes, a health and wellbeing club, and community spaces.

Designed jointly by shedkm and Studio Egret West, the proposals enhance the mixed-use nature of the development as part of Landsec’s vision to make Mayfield a sustainable neighbourhood focused on future generations of residents, workers and visitors.

The new buildings are designed in harmony with Mayfield Park, which will increase by 57% in area as the first phase of residential and commercial development comes forward. If approved, the residences will complete the first built phase of the Mayfield district, which also includes 325,000sqft of office space across two buildings, and a multi-modal transport hub featuring the city’s biggest cycle park with space for hundreds of bicycles.

The first residential buildings, set across four blocks linked in pairs, each contain a low-rise element and taller tower. Streets will connect the buildings and address site level changes between the Mancunian way at the south of the plot and Mayfield Park to the north.

The buildings are staggered in height towards the centre of Mayfield Park and designed in a way that retains as much access to sunlight

Image © shedkm

as possible, while creating a safe and peaceful destination separated from the busy Mancunian Way. The planning application follows consultation with the local community, visitors to the park and local schools, which indicated that more park and community space is vital for future of Mayfield.

The new homes prioritise pedestrian movement through the site, activation of ground floor, and additional landscaping and public realm between buildings.  www.landsec.com

Narrowhouse set to become the world’s tallest energy-positive building Birmingham is about to witness a revolutionary shift in urban living with the development of The Narrowhouse, set to become the world’s tallest energy-positive building. Located in Gas Street Basin, the proposed tower, by GNM Developments Limited and designed

by Broadway Malyan, will generate more energy than it consumes, proving that cities can be both sustainable and vibrant.

The Narrowhouse will bring 249 brand-new, energy-efficient co-living homes to the city centre, addressing Birmingham’s growing demand for affordable, community-driven living. But its significance goes far beyond housing – this project is poised to lead a global shift in urban development.

A UK-first, the building will be clad in 4070sqm of advanced solar panels, generating clean energy and feeding surplus power into a microgrid, benefiting the wider community. The site will transform an underutilised area while restoring the 1875-built toll house as new living accommodation. The building will operate with no net-carbon emissions, setting a new standard for eco-friendly construction.

Designed for modern professionals, the co-living spaces will feature shared lounges, co-working areas, a fitness centre and stunning rooftop views of the city.

Image © GNM Developments

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 www.gnm-developments.gnm.group

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INDUSTRY NEWS / Building Safety

Unsafe cladding remediation reaches nearly half of affected buildings The UK Government has released new figures showing steady progress in the nationwide effort to remove unsafe cladding from residential buildings. As of the end of March 2025, remediation work has begun or been completed on 49% of the 5031 buildings over 11m identified with unsafe cladding – a rise of 17 buildings since February.

Of those, 1637 buildings (33%) have fully completed the necessary remediation.

In high-rise buildings (18m and above) with ACM cladding – known to be particularly dangerous – 96% of the 515 affected have started or completed works, with 88% now fully remediated. Just 21 buildings have yet to begin.

Progress is also being made through the Building Safety Fund, with 64% of the

824 high-rise applicants either starting or completing remediation on unsafe nonACM cladding. In the Cladding Safety Scheme, which includes mid-rise buildings, 113 of 617 eligible buildings have entered the remediation process.

The Developer Remediation contract, targeting buildings with life-critical safety issues, reports no change from last month.

52% of the 1844 affected buildings have started or completed works, with 27% fully done.

In the social housing sector, 2718 buildings have been identified with dangerous cladding, with 45% in progress and 32% completed. Enforcement continues to play a role, with action being taken under the Housing Act against 537 buildings – a rise of five from the previous month.

The data reflects growing momentum but highlights the scale of the task ahead in ensuring resident safety across thousands of buildings.

Over half of Brits concerned about safety of high-rise buildings A new survey has revealed that 56% of people in the UK are worried about the safety of the high-rise homes they live in.

The findings, from SFG20 – the industry standard for building maintenance – also showed that 42% of respondents believe local authorities must urgently address these concerns. The heightened anxiety comes in the wake of the Grenfell Tower fire, which raised widespread fears about the structural integrity of high-rise buildings across the country.

The SFG20 Building Safety Survey found that three out of five participants said

incidents like the Grenfell disaster have made them more anxious, with 21% reporting a “significantly increased” level of concern. Additionally, 41% of respondents expressed a lack of confidence that tall residential buildings in their area meet modern safety regulations. Residents in Belfast showed the most scepticism, with 48% questioning whether local high-rises comply with legal standards.

Nearly one in five (19%) also raised concerns about the health and safety of their own homes, citing issues such as mould, poor ventilation and unstable foundations.

MPs ‘doubtful’ Government can fulfil building safety remediation promises The Government’s strategy to address hazardous buildings throughout the UK has been described as “insufficiently ambitious” and potentially unable to fulfil its promises, according to a parliamentary committee.

At the close of last year, the newlyelected Labour Government unveiled its plan to tackle the building safety crisis that emerged after the Grenfell Tower fire in 2017, which resulted in the deaths of 72 individuals.

The plan aimed to finish remediating all buildings over 18m in height by 2029, 12 years after the devastating fire, and also set an ambition to establish a completion date

14 TALL BUILDINGS MAGAZINE / Spring 2025

for all buildings taller than 11m by the same deadline.

However, a report released by the Public Accounts Committee (PAC), which oversees public spending in parliament, expressed concerns shared by campaigners that the plan, which depends on new legislation, will not deliver on its promises.

Committee chair Geoffrey Clifton-Brown MP, a chartered surveyor, expressed that he had been “utterly appalled” by the evidence presented to the inquiry, which revealed that residents were “still mired” in the cladding crisis with “no immediate solutions at hand”.

“It would have, of course, been the committee’s wish that this report carried better news for all affected,” he remarked. “Unfortunately, we are united with campaigners in deeply regrettable scepticism that current remediation plans are capable of delivering on what’s promised.”

INDUSTRY NEWS / Spring 2025

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15

INDUSTRY NEWS / Awarded Contracts

Multiplex awarded construction contract for Fifty Fenchurch Street Insurance giant AXA IM Alts will commence the main build construction this summer at its latest flagship London office development, Fifty Fenchurch Street. The main works contract for the landmark 36-storey, 650,000sqft development has been awarded to Multiplex Construction Europe, with the development expected to complete in 2028.

Designed by Eric Parry Architects, Fifty Fenchurch Street is set to be one of the UK's

most sustainable and biodiverse high-rise office buildings, targeting BREEAM ‘Outstanding’ and net zero in operation. It will be the first building of this scale to incorporate such extensive vertical landscaping in the City of London, comprising 10th floor internal and external gardens designed by the architecture and urban design studio DSDHA and more than 40 planted balconies and terraces, collectively introducing over 70 species of plant life to the site.

Image © Eric Parry Architects

Each upper-level office floor will have two terraces with shrubs and flowering plants, providing office staff with direct access to nature and fresh air from their workspace. The building’s abundant greenery will

be seamlessly integrated with state-of-the-art technology and wellness-led amenities to deliver a future-focused, people-centric workplace for generations to come.  www.multiplex.global/uk

Mace appointed to deliver one of London’s largest retrofit projects Image © Mace

The global delivery consultant and construction expert, Mace has been appointed by JP Morgan Asset Management to deliver 65 Gresham Street – one of the largest building reuse projects in the City of London – with over 36,800sqm of Grade A office, retail and ancillary spaces.

Prioritising a reuse first approach, the project will retain more than 70% of the existing building’s structure, with 95% of materials

recycled or reused on site, targeting a 66% reduction in whole-life carbon. Fossil fuel free during construction and operation, the building will incorporate air-source heat pumps for heating, cooling and hot water generation.

The redevelopment will feature four new lightweight floors added to the existing eightstorey structure, external terraces and inset balconies will provide outdoor space on every floor, while expanded entrances and relocated retail space will activate the streetscape.

Extensive greening initiatives will increase biodiversity net gain by over 100%.

Ged Simmonds, Managing Director Private Sector, Mace Construct, comments: “This ambitious retrofit project exemplifies Mace's commitment to sustainable construction, showcasing innovative solutions that reduce environmental impact and set the standard for the next generation of sustainable offices. In the past five years we’ve seen a growing trend in the City of London for sustainability-driven, reuse focused office developments.”  www.macegroup.com

BAM secures £100m refurbishment of Broadgate Tower in London Developer British Land has selected BAM to carry out a significant refurbishment of the 34-storey Broadgate Tower in the City of London.

The project win is a significant achievement for BAM in the Square Mile, having triumphed over competing bids from Wates and McLaren to secure the major revamp of the 2008-built tower.

British Land plans to elevate the building to the highest sustainability standards, along with adding a three-storey extension at the front of the iconic structure within the Broadgate Campus. The extension will be constructed using re-used steel and cross-laminated timber, topped with a 6200sqft terrace.

16 TALL BUILDINGS MAGAZINE / Spring 2025

Image © Bam

In the main tower, floors will be refurbished and fitted out to meet modern occupier expectations for high-performance buildings. The project will also transform Broadgate Plaza, creating a green oasis in the City to enhance biodiversity and promote the wellbeing of city workers.

David Lockyer, Head of Development at British Land, said: "British Land has an

excellent track record of developing highquality, sustainable towers which meet the standards of modern-day occupiers.

Following our commitment to deliver 2 Finsbury Avenue last year and recent leasing success across the Broadgate campus, this is another significant milestone for both the campus and the wider city as we deliver another office tower into a market where there is short supply of high-quality, modern space but very high demand."

The Broadgate Tower project is targeting BREEAM ‘Outstanding’, as well as an EPC A rating and WELL certification. The scheme is expected to be completed in late 2026.  www.bam.co.uk

BUILDING PRODUCTS / Software

Tekla Structural Designer, not just for steel Trimble’s Tekla Structural Designer software is perhaps most well-known amongst the construction industry for its steel capabilities, but what about its value for the concrete sector?

Here, David Sanderson, Analysis & Design Product Manager at Trimble, explores more.

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hether it’s a steelframed building with a concrete core and pad foundations, or a structure that features a combination of precast, cast-in-situ and steel, it’s important that you can consider all materials in the same digital 3D environment. Multi-material software can be immensely valuable, allowing users to design, consider and analyse both steel and concrete together.

Staged construction analysis

Recognising the changing state of a structure over time, staged construction analysis is particularly relevant for taller concrete buildings, whereby the building is constructed in clear storey-based stages.

Within Tekla Structural Designer, staged construction is made both simple and intuitive, with all concrete design codes considering staged construction analysis design forces.

Traditional structural analysis can never be 100% accurate and is often based on assumptions and simplifications, with construction stage loading often largely overlooked and oversimplified.

However, using the SCA solution as part of calculations can more closely mimic realworld effects on the structure.

Slab deflection

The software also offers advanced analysis tools developed specifically for concrete, including rigorous slab deflection analysis.

Tekla Structural Designer follows the guidance in the Concrete Society’s Technical Report 58, relating to Eurocode 2. It utilises iterative crack section analysis of a sequentially loaded slab or structure to not only accurately estimate the whole life deflection, but also the deflection at various construction load stages of the engineer’s choice.

Footfall assessment

As a major source of vibration in buildings, assessing the impact is especially important for commercial spaces, such as offices, hospitals and laboratories that operate sensitive equipment. Tekla Structural Designer offers rigorous footfall analysis, allowing the comparison and reporting of different scenarios without needing to remodel the floor.

One of the standout features of Tekla Structural Designer is its ability to integrate footfall analysis seamlessly into the overall structural design process. Engineers can model complex structures and perform footfall assessments without needing to export data to external programs, saving time and reducing the risk of errors.

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Carbon optioneering

With a significant portion of a building’s final embodied carbon value ‘locked in’ through decisions made during the initial design stage, it’s never too early to consider carbon.

The new integration between Tekla Structural Designer and Structural PANDA enables you to streamline your structural analysis and design workflow, offer your clients the best solution and contribute to more informed, collaborative discussions.

The tool allows you to input initial structural requirements, including loading, deflection limits, foundation types, superstructure slab types and sizes, roof design, decking profiles and wind stability bracing systems – either by entering a figure or selecting which types you would like to consider. The tool’s automated output will include potentially thousands of code-compliant design options, featuring a variety of foundation types, decking types, frame types, grid spacings and material choices. The options are displayed on a colour-coordinated grid, clearly cross referenced between cost and carbon, two of the most critical factors for structural engineers and their clients.   www.trimble.com/en/products/tekla/ structural-designer

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BUILDING PRODUCTS / Precast concrete

FP McCann scales new heights

New Residential Apartment Building – Jewellery Quarter Birmingham Client: Prosperity Wealth Construction Management: Prosperity Developments Structural/Civil Engineering Consultant: BWB

FP McCann has recently completed a precast concrete structural and architectural supply and install project for Birmingham-based residential property developer, Prosperity Group. The £35m JQ Rise development consists of 226 modern apartments in Birmingham’s renowned Jewellery Quarter.

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ncompassing three distinct blocks of four, eight and 25 storeys, the building is a prominent landmark featuring a distinctive red facing brick aspect, a typical characteristic of the immediate and famous surrounding urban area.

Adopting modern methods of construction (MMC), the structural precast concrete internal cross-wall design and external architectural sandwich panel cladding system has been manufactured offsite and installed by FP McCann, a Tier 2, BIM Level 2-certified supplier. As on all such contracts undertaken

by FP McCann, BIM Execution Plans (BEP) were prepared for the Prosperity JQ Rise development, demonstrating FP McCann’s proposed approach, capabilities, capacity and competence to meet stringent Employer’s Information Requirements (EIR).

The FP McCann precast structural solution comprises precast concrete core and party walls, prestressed hollowcore flooring planks, lift cores, precast stair cores and stair landings. Integral to the structural design itself are the architectural brick-faced insulated sandwich panels offering the attractive red and blue/grey external finish to the building on all levels.

At ground-floor level precast concrete columns and beams have been installed to carry the walls above. Internal structural walls range in thickness from 180 to 300mm, with hollowcore flooring typically 250mm thick. External architectural wall panel inner structural leaf is generally 180mm thick with a 50mm depth ‘Traditional English Red’ and ‘Ketley Blue’ brick facing backed by

18 TALL BUILDINGS MAGAZINE / Spring 2025

Structural/Architectural Build: FP McCann Products Supplied: Precast concrete core and party walls, precast hollowcore planks, lift and stair cores, stair landings, precast columns and beams, ‘Traditional English Red’ and ‘Ketley Blue’ architectural sandwich panels.

80mm of concrete and insulation to achieve the required u-values.

An additional design feature to the architectural cladding panels is the red dogtooth brickwork projection, flush with the external face of the sandwich panel.

Many other MMC features include brick slips to column sides and front faces and soffits to beams and the fair face finish to internal walls, allowing for follow-on trades to complete their works in a timely and efficient manner. The accelerated construction time typically seen in such offsite precast concrete structural builds, saw the JQ Rise project completed in just 56 weeks.

Commenting on the JQ Rise residential development, Project Manager Anthony Grant for Prosperity Group says: “Reducing construction times by 40 to 60% compared to traditional build methods has to be factored into addressing such residential developments on brownfield urban locations. Traditional construction methods, while tried and tested, are increasingly inadequate to meet the soaring demand for quality, affordable housing. The JQ Rise housing project is a clear demonstration that offsite construction and MMC in urban locations not only helps address the current housing challenge but lays the groundwork for a more efficient and sustainable home building sector. By embracing these methods, we can build faster, reduce our environmental impact and provide quality, affordable living space.”   www.fpmccann.co.uk

BUILDING PRODUCTS / Drainage stacks

Delivering superior efficiency Transforming drainage design and delivery, Pipekit’s prefabricated HDPE drainage stacks are setting a new standard in efficiency, cost-effectiveness and installation speed. Here, Lloyd Winter, Design and Technical Support Manager at Pipekit, shares insights into why these innovative systems are particularly well-suited to the complex demands of the tall buildings sector.

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ach drainage stack is precision-engineered in our factory-controlled environment, ensuring unparalleled quality, consistency and efficiency. Our bespoke drainage stacks are delivered floor by floor, minimising downtime and storage needs.

Installing Pipekit’s HDPE prefabricated systems is a decisive step toward reducing a building’s overall carbon footprint. Compared to traditional loose fit HDPE, our systems accelerate installation and minimise onsite errors and material waste. Delivered using our low-emission vehicles and reusable stillages with minimal packaging, our HDPE drainage stacks embody efficiency at every stage.

Pipekit’s standard prefabricated HDPE stacks offer versatile, off-the-shelf solutions in various configurations to suit any layout

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or orientation. Ideal for luxury apartments, student accommodation and vast commercial towers – they meet drainage requirements for bathrooms, kitchens and utility cupboards. For more complex project needs, our bespoke solutions ensure contractors can seamlessly meet challenging specification requirements.

Meeting the demands of consulting engineers, contractors and specifiers driven to optimise costs and timelines – Pipekit’s drainage stacks present a practical, scalable solution. We deliver the systems complete for a fast-track installation – offering predictability of programme and significantly lowering project costs by over 50% when compared to loose fit HDPE approaches.   www.pipekit.co.uk

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BUILDING PRODUCTS / Drainage and water supply systems

Rise and fall Tom Murray, Sales & Marketing Director at Polypipe Building Services, discusses the challenges of getting water in and out of tall buildings.

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he height of the risers in tall buildings present pressure challenges both in terms of getting water up the building and the pressure created by wastewater travelling down and out of the building.

Tall buildings, both residential and commercial, are often high value and prestigious. They can, therefore, be highly designed, with as much emphasis on form as function. This, in turn, makes even greater demands on the efficient use of space and the flexibility of systems and infrastructure to be incorporated. But conventional approaches to water management can often compound these challenges.

Metal systems, such as copper, stainless steel and cast iron, are heavy and need specialist skills and machinery to handle – such as cutting and lifting equipment – which requires training and supervision.

Copper is also a high-cost material and, therefore, poses a considerable theft risk and storage headache.

Modern piping materials and systems, such as PVC and HDPE for drainage and PPRCT and MLCP for water supply, use advanced jointing techniques like electrofusion and press-fitting which require minimal tooling. These materials are lightweight, easy to transport, handle and work with. They also lend themselves to prefabrication which, when it comes to high-rise construction, is a game changer.

Handling the pressure

It’s often assumed that ‘plastic’ pipe systems can’t deal with the pressure and consistent flow rate demanded by the hundreds of outlets in a tall building. But at the Trinity Island development in Manchester, a Renaker project managed by MWA Ecosystems, Polypipe Building Services provided a composite system based on our MecFlow Fusion product. Towers of up to 60 storeys were fitted with purpose-designed prefabricated risers and manifolds, which could take the pressure of supplying water to such a height, without the need for secondary pump stations. The prefabricated elements meant that installation was extremely time and labour efficient, and the high level of customisation meant that the system was highly space efficient.

Lightweight, customised and prefabricated systems also have a very positive impact on the overall logistics of a project. Prefabricated modules can be delivered to site on a ‘just in time’ basis – floor by floor, phase by phase. The essential advantage of fitting a floor’s worth of drainage stacks with simple electrofusion couplings is complemented by the reduced need for onsite storage and the ability to deal with difficult access. Complete

20 TALL BUILDINGS MAGAZINE / Spring 2025

floors of prefabricated drainage assembly can be craned directly to the installation point – in one load.

At the Alperton Bus Depot development in the London Borough of Brent, a project managed by I-MEX (M&E) on behalf of Telford homes, we installed 4000 Terrain FUZE Stax systems in three blocks up to 27 storeys high. Not only did this project have a tight schedule, the development is on the corner of a busy junction with limited space for deliveries and cranes. The fast installation time and scheduled delivery service we provided was vital.

The benefits that modern drainage and water supply systems can provide high-rise projects are significant.

A recent whitepaper published by Polypipe Building Services – ‘Prefabrication. The key to the transformation of construction’ 1 – features a detailed study which highlights the advantages of modern prefabricated systems versus installations using loose conventional materials. Compared to prefabricated HDPE systems, cast iron drainage has a 150% higher total installed cost and requires 136% more logistics days.

Water is fundamental to the effectiveness of a building, both the way it comes in and how it’s taken away. The choice of system used to perform these vital functions is just as fundamental.   www.polypipe.com

 Alperton Bus Depot, Brent, London. 4000 Terrain FUZE Stax, prefabricated, installed and delivered floor by floor.  Trinity Island, Manchester.

Bespoke water supply manifold fabricated in MecFlow Fusion.

1. To download the new whitepaper, go to: www.polypipe.com/ advantage-page

Don’t fight the system, use a better one.

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Take a stand against convention and join the Advantage Rebellion, where things get a bit radical. Our complete drainage and water supply systems are designed and prefabricated off-site, reducing costs by up as much as 30%, installation times by up to 60% and waste by as much as 100%. Fully customised systems, quality assured and pre-tested, delivered to site - ready for immediate installation.

Join the Advantage Rebellion and change to a better system.

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21

BUILDING PRODUCTS / Walls

Building confidence: How Knauf streamlined design at Middlewood Locks Middlewood Locks is an ongoing community development which is transforming the waterside canals of Manchester into a booming hub. The latest development, The Railings, saw Knauf products used to streamline specification and design for contractors and architects alike.

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elivery architect JM Architects was tasked with bringing the concept to life. “We worked with BCEGI Construction UK on phase two before moving onto this third phase. WCA was the original concept architect and we aimed to ensure there was a level of consistency between the internal and exterior wall build ups as this was a tricky area to overcome,” explains Dan Calter of JM Architects.

“It was critical that the proposed solutions were fully tested and compliant.

With the Building Safety Act in force, we can no longer have vagaries on specifications, everything needs levels of assurance and proof of testing. It’s put good practice and common sense into law.”

As an example, Dan explained the use of a compliant system on compartment walls: “We needed to evaluate the system as a whole. With some single products or specifications, the detailing might say ‘product by others’ which we couldn’t have. We need complete information to understand the performance and how to

22 TALL BUILDINGS MAGAZINE / Spring 2025

install complete systems. Especially further down the line where warranty providers and insurers are asking about details, having a single complete system is critical to adhering to proper standards.”

Leading the development was Michael Haselgrove from BCEGI Construction UK. “For us, having one manufacturer provide the external throughwall and internal partition systems is far more commercially viable. It eliminates any interface issues, and it streamlines both specification and installation. Having a single manufacturer also ensures we’re covered by their warranty.”

For the team, early engagement with Knauf was key. “We were in touch with Knauf from quite early on in the process.

This was useful when it came to creating solutions which accounted for the desired wall thickness and understanding complex detailing. Doing all the hard work up front meant the subcontractors had an easier time when it came to installation.”

“We utilised the full system, so metal frame partitions, boards and ancillaries.

While there are other systems out there, often they’re not fully tested, so for Knauf to offer fully-tested systems made the difference.”

Further adding to the spec was Knauf Windliner, a specialist gypsum based external-grade board, designed specifically to protect the exterior of the building.

Catherine Currie, Specification Manager at Knauf, explained why Windliner was ideal for the project: “Using Windliner meant the building could be secured faster and more efficiently than before. It would integrate with the existing steel-frame systems and negated the need for a vapour control layer – as long as it wasn’t left exposed for too long.”

The successful delivery of The Railings demonstrates how early collaboration, complete system specification and trusted technical support can streamline complex builds. By working closely with Knauf, the project team ensured performance, compliance and efficiency at every stage.   www.knauf.co.uk

ONE SYSTEM. ONE BRAND. ZERO COMPROMISE. Knauf Throughwall System Traditionally, external infill solutions are comprised of components drawn together from across different suppliers and brands.

Aside from compromising design integrity, this approach burdens designers and contractors with complexities around compatibility and performance test data, not to mention pricing fluctuations and logistics challenges.

Compromises are inevitable.

Knauf’s ThroughWall system is different.

Each component perfectly complements the rest of the system. There’s no margin for error, and no compromises.

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INDUSTRY INSIGHT / Steve Watts

Tall stories with Steve Watts, Turner & Townsend alinea

With a project CV that has taken him across the world, Steve Watts, Director at Turner & Townsend alinea and Chair of the upcoming Tall Buildings Conference next month, talks to Tall Buildings Magazine about today’s challenges when designing tall buildings, the role of decarbonising construction and what makes a successful tall building.

TB: In your view, how has the tall buildings landscape changed in the last 10 years?

SW: At the turn of the century and the years that

followed, tall buildings faced an inherent challenge of proving their value to London and its skyline. Heron Tower (now Salesforce Tower) and The Shard in particular, in their journeys through public inquiries, paved the way for other towers to negotiate the town planning process with a little more ease, even if a bright spotlight remained on them. Today, that spotlight is cast across more parameters, not least under the heading of sustainability.

This means that developers these days have to invest a lot more time and money in the pre-application period, robustly assessing the sustainability credentials of their schemes and demonstrating why the existing building should not be retained.

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,

24 TALL BUILDINGS MAGAZINE / Spring 2025

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 do you think is the greatest challenge today for designing tall buildings?

SW: Backers and their design teams must address a whole host of issues that respond to town planning, how the building interacts with its immediate surroundings, provides uses for the public, flexible spaces for their tenants, use low-carbon materials whilst addressing the S of ESG too, offering an increasingly rich array of amenities, consider the longer as well as the shorter terms for both cost and carbon – and all whilst maximising efficiencies so that viability can be achieved in a world full of uncertainty and more expensive money. Not easy!

 18 Blackfriars © Foster + Partners, Eleven and DBOX  Steve Watts, Turner & Townsend alinea

INDUSTRY INSIGHT / Steve Watts form and orientation, take a long-term view and respond to project briefs that reflect the new world we live and work in; public spaces that work with buildings to create communities and connect business with pleasure; and, of course, existing stock that is effectively decarbonised, made more operationally effective and where possible avoids the need for demolition and redevelopment.

TB: Can you give any project examples that successfully demonstrate decarbonising construction?

SW: No project will provide a ‘silver bullet’ example of

decarbonisation but one that I do admire is Ten Degrees in Croydon, which at its time was the tallest fully modular building in the world (and a CTBUH award-winner). But whilst that is an impressive feat in itself, it is not why I admire it; I like the statistics that underpin its approach – an apparent 40% reduction in embodied carbon, because of fewer deliveries to site, fewer operatives on site, and a shorter programme (the 42-storey building – with two basements – was completed in just 26 months). The greater speed, higher quality control, less wastage in design and construction, and fewer vehicle movements all make a positive impact on its carbon footprint. It was delivered at a relatively small cost premium and as a build-to-rent project remains very successful. Visiting the building a few years ago, I was struck by its quality and the fact that you would never know it was built using volumetric techniques.

TB: What are your views on new vs renew?

SW: The adaptive reuse of existing tall buildings can

 Quay Quarter Tower, Sydney

TB: How can the high-rise industry best navigate the challenges imposed by the BSR’s new system of planning gateways?

SW: Part of the challenge so far has been the uncertainty

around a new and substantive piece of legislation, and clients and their teams are learning fast. There are things which remain out of their control, especially the delays caused by insufficient resources in regulatory bodies having to deal with a deluge of Gateway 2 applications.

Where developers can and are taking control, is to ensure that designs are more detailed and co-ordinated earlier in the process so that Gateway 2 packs are as robust as possible, bringing in main contractor and relevant trade contractors during RIBA Stage 3 to validate designs prior to the RIBA Stage 4+ design that forms the basis of submissions, and to provide a more rounded design and construction response.

TB: How integral is decarbonisation for the future of our cities’ high-rise buildings?

SW: It’s a fundamental requisite. Cities will rely on a

combination of elements to make them sustainable: Appropriate density with tall buildings in the right places, clustered where possible and making use of existing infrastructure; new buildings that are efficient in their use of materials, are passively environmentally effective in their

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offer significant potential cost and carbon advantages.

However, transforming these buildings into modern spaces can present various challenges and may not always be the best solution. It is crucial to critically evaluate the relationship between the product and the level of intervention, assessing how this affects the financial implications, across the dual currencies of cost and carbon. The evaluation of new construction versus reuse should commence early in the process, as the project brief is developed, scrutinised and refined.

Adequate time must be allocated to explore all levels of intervention, including an assessment of the condition of the existing building.

Several case studies demonstrate that reuse can indeed be the optimal choice, yielding both cost savings and carbon reductions. A notable example is Quay Quarter Tower in Sydney, which has deservedly won several awards (including CTBUH Best Tall Building in the World 2023). It is a 200m+ tower that that provides 60% more floorspace than its predecessor, and retains most of the original core along with approximately two-thirds of the existing floors. It is an impressive tall building in its own right, but the technical achievement involved in such a challenging piece of adaption and extension makes it an exceptional building.

TB: In your opinion, what is a successful tall building?

SW: I think the most successful tall buildings are the

ones that endure, and you could say that there is nothing more sustainable than that. They tend to be more

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25

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INDUSTRY INSIGHT / Steve Watts intensive in their use of resources (though, like with costs, there is a large range of results) so longevity is a key weapon in their armoury. There are many examples of towers that have enjoyed second, even third lives, updating or reinventing themselves to remain relevant and commercially successful: The Empire State Building in New York, Tower 42 in London and the Zeitz Museum of Contemporary Art in South Africa are just a few examples of successful reinventions.

TB: How important is it for tall buildings to connect with nature?

SW: Tall buildings have a strong role to play in the natural

urban environment and climate, and likewise can benefit from supporting vegetation on their outsides and insides.

One of the earliest and best examples is Bosco Verticale, a two-tower residential development in Milan. The project was completed in 2013, with some 20,000 individual plants, including 700 full-sized trees in its balcony planters. The objective was to recreate the equivalent of one hectare of forest in a vertical context, with the attendant benefits of noise and pollution reduction, shading for cooling, and aesthetic enhancement. Once the plants grew, some 42% of the towers’ surface area was covered in greenery. CTBUH research shows that the vegetation reduced the buildings’ yearly electricity consumption by 7.5%. These green towers are local landmarks and have spurred the creation of similar towers in several cities around the globe.

TB: What do you consider to be the greatest engineering feat in the tall buildings arena?

SW: I don’t think anyone could cite one building as

the greatest feat of engineering – there are many that have raised the bar of technical ingenuity in design and construction. Sometimes the solution is ingenious in its simplicity, and I think Burj Khalifa, still the tallest building in the world by some distance, falls into this category.

Its structural solution is based on a series of stacked elements that form a buttressed core. The reduction of these stacks with height helps to resist wind loads and seismic forces. No doubt took a lot of thought, but what an efficient and effective solution for a super high-rise.

TB: Do you have a favourite tall building and how has it contributed to your approach when working with tall buildings?

SW: I do not have one favourite, I like different buildings

for different reasons. I will always have an emotional attachment to The Shard given how much of my life was devoted to that project. I used to love disadvising people from the view that because it was the tallest building in Europe then it must be the most expensive. That building does a lot of things well: its tapering form meant that the floorplates matched their uses, from offices to hotel to apartments; its beauty (in my view!) stems from its form, meaning it could employ a very high degree of repetition in its facades; and its structural solution was relatively straightforward and cost effective. Other towers, whilst commercially successful, I love as pieces of sculpture. The Petronas Towers in Kuala Lumpur fall into this category, and are one of those buildings that cannot be truly appreciated without visiting them.

26 TALL BUILDINGS MAGAZINE / Spring 2025

TB: Finally, as the appointed chair of Tall Buildings Conference chair, due to take place in June, what do you hope delegates will take away from the day?

SW: I have never been able to beat Lord Reith’s mission

 The Petronas Towers, Kuala Lumpur

for the BBC in aiming to inform, educate and entertain. I also hope that delegates enjoy discussing what they hear and make some connections with people they haven’t met.

The phrase that I stick by: “One thing leads to another.”

You may not get an instant reward from a presentation, panel debate or conversation but more often than not, something will come out of it, with time.   www.ttalinea.com

Be part of the discussion Steve Watts will be chairing the upcoming Tall Buildings Conference 2025 on 17th June at 30 Euston Square in London.

To hear more from Steve and other industry experts, secure your tickets here:  www.tallbuildingsconference.co.uk

enquiries@valcan.co.uk or call 01278 428 245

For product information, book a free CPD session, technical details, or to order samples, scan the QR code or visit www.valcan.co.uk

A1 RATED

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27

PREVIEW / Tall Buildings Conference & Awards 2025

Striving for excellence skywards

The tall buildings industry has a common goal – to create sustainable architectural marvels that push the boundaries of design and engineering while meeting stringent safety standards. It’s a tall ask in today’s landscape, but the latter is critical for the future of high-rise delivery. Combining expertise with inspiring case studies, the Tall Buildings Conference 2025 strives to unite the industry, providing an essential platform which explores the crucial issues that are promoting and also prohibiting growth in the sector.

T

aking place on 17th June at 30 Euston Square, London, this year’s conference marks the sixth edition of the prestigious event, which is renowned for bringing together some of the industry’s most influential figures in the tall buildings arena.

Navigating the Building Safety Act, and notably the new Building Safety Regulator’s gateway system, has presented a unique set of challenges for the sector, and with mounting pressure to deliver the Government’s housing targets, clarity is needed more than ever. This year’s conference addresses these important issues alongside a range of other topics including tall building trends and sustainability, plus innovations in materials and technology. Let’s take a closer look.

Conference speaker focus

Chaired by Steve Watts, Director at Turner & Townsend alinea, the extensive conference line-up features specialists from a wide range of disciplines including architects, engineers, lawyers and professors.

28 TALL BUILDINGS MAGAZINE / Spring 2025

To kick start the conference, session one will address tall building trends, with Federico Ortiz, Head of Programme at New London Architecture, reflecting on the organisation’s latest findings on applications in the City for tall buildings in 2024. Following on from that insightful commentary, Will Dyson, Placemaking Director at the Eastern City Business Improvement District, will discuss the importance of considering ground-level engagement when building up.

After refreshments, the day will resume with session two – a highly-anticipated chapter on the impact of the Building Safety Act. Introducing the session, Tim Galloway, Deputy Director of Building Safety Regime Development and Regulatory Support, will update delegates on the role of the BSR to date and provide clarity on hurdles experienced with the gateway regime.

Following this, session chair Cecily Davis, Partner at Fieldfisher, will open the panel debate on building safety, with esteemed participants including Saeed Talebi, Associate Professor at BCU, Joe Campion of

SOCOTEC Building Control, Ian Crickmore from Polypipe and Richard Clark, Senior Fire Engineer at the National Fire Chiefs Council.

After a much-needed interlude for lunch and networking, the afternoon’s final session will place a spotlight on some of the industry’s best tall buildings from a design and sustainability standpoint. Speakers from the architecture discipline will present case studies that demonstrate excellence in high-rise design, whilst setting the benchmark for environmental standards.

Presentation focus Monk Bridge Quarter, Leeds

Once at the centre of industrial Leeds, the Monk Bridge Viaduct now sits at the heart of three major CJCT-led regeneration projects. In this joint presentation, Ian Emmerson, Director at Carey Jones Chapman Tolcher and Andrew Cusack, Development Manager at HUB, will explore how dormant brownfield land has been transformed into a thriving, sustainable neighbourhood, delivering over 1600 homes, commercial space and Yorkshire’s first high-line park, with a specific focus on HUB's Leeds II

PREVIEW / Tall Buildings Conference & Awards 2025

scheme. Building on earlier work at Wellington Place, the Monk Bridge Quarter exemplifies how open masterplanning and collaborative development can breathe new life into difficult brownfield sites whilst staying mindful to their past and shaping the city’s future.

The Octagon, Birmingham

Dav Bansal, Partner at Howells, explores how The Octagon presents the next generation of high-rise designs where ‘building less is more’ to unlock hundreds of new homes in a well-connected central location. Making the most of its setting on the Birmingham ridge and at the northern gateway of the Paradise development, the 155m-high skyscraper has become a city landmark with each apartment enjoying a generous 13m facet of the Octagon form.

The radial arrangement of the internal spaces brings ample daylight into a mix of one-, two- and three-bedroom apartments.

Lever Street, Manchester

In this presentation, Simon Smith, Associate Director at AKT II, and Simone Miriana,

Director at AKT II, demonstrate how a new regeneration project in Manchester is looking to transform a neglected but prominent site to deliver a characterful and healthy employment hub for the Northern Quarter district. The development encompasses an entire urban block, and integrates the architectural influences of the nearby Grade II-Listed Daily Express Building into the new 18-storey office tower. On the edge of Manchester's city centre, in the Northern Quarter standing at nearly 80m tall, the building massing steps outwards over the retained buildings to maximise the development's area.

Can tall buildings be sustainable?

Luke Askwith, Senior Associate at Gensler, will conclude the afternoon session with an insightful presentation on the longevity of tall buildings and how they meet demands of the future. He comments: “Tall buildings have a remarkable impact on our cities, not just in terms of their spatial presence but also their enduring legacy. Many of the tall buildings we are building today will still be

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around in hundreds of years; they’re a larger financial and embodied carbon investment that is typically more challenging in terms of cost, logistics and planning to demolish and build new. It’s surprisingly rare to see tall buildings demolished – and as we increasingly prioritise minimising embodied carbon, our tall buildings will likely see multiple generations of retrofit over their lifespan. At Gensler, we view tall buildings as ‘perpetual assets’ – frameworks to address future needs in addition to the needs of today.”

With many Q&A opportunities throughout the day, the conference aims to inform and inspire delegates. There is also the chance to celebrate the achievements of the industry with the dedicated Tall Buildings Awards, which takes place at various intervals during the conference. For more information on the conference and awards, and to secure your tickets, visit the websites below.   www.tallbuildingsconference.co.uk www.tallbuildingsawards.co.uk

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29

FEATURE / Architecture & Building Design

Earls Court: From the ground up The site of the former Exhibition Centres at Earls Court in London has a legacy of innovation and spectacle in its foundations, with a history of hosting grand fairs, captivating exhibitions and a towering observation wheel; so, it seems an appropriate place for bold design thinking to take shape. Alan Shingler, Partner at Sheppard Robson, reflects on the firm’s role within this masterplan.

O

n behalf of the Earls Court Development Company (ECDC), we are the architects for the tallest building within the masterplan that envisions a new future for this west London neighbourhood.

Currently, the largest cleared development site in the capital, this project presents a once-in-a-generation opportunity to bring this important urban space back to life. However, a project of this ambition inevitably comes with its challenges: the one I would like to discuss here is how to design a tall building that broadcasts the development's ambition to the wider city while also feeling grounded in its community and its new park setting.

The vision

The transformation of the Earls Court site will create a multi-generational neighbourhood with approximately 4000 new homes, a community hub and cultural venues – all embedded within 20 acres of public open space and green areas.

We are the lead architect for the Hammersmith & Fulham part of phase 1. This includes our 42-storey residential building alongside purpose-built student accommodation (PBSA) and affordable housing schemes designed by Serie Architects and dRMM, respectively. Our building is a landmark for the site and for West London. It is located at a pivotal point in the scheme, marking the end of Empress Place Boulevard from the south, and the start of the cascading landscape towards Aisgill Gardens to the west and Lillie Sidings Square to the north.

30 TALL BUILDINGS MAGAZINE / Spring 2025

FEATURE / Architecture & Building Design

  Earls Court © Viktoriia Aloshyna + Oleksandr Levytskyi   Earls Court © Cityscape Digital

Rooted in context

The vertical expression is often the heroic element of a tall building, earning its own headline-grabbing nickname. But does this focus on the skyline limit the conversation about the quality of our tall buildings?

And how do we ensure that there is an intrinsic quality and thoughtfulness that runs from top to bottom of highrise developments?

These questions can be answered, in part, by looking to Earls Court, where we had to grapple with questions such as how can a residential building be civic-minded, blurring the hard lines between resident and public spaces? How can a building be part of a park and not just located near or in it? Why are these questions important when creating a desirable place to live?

Engaging with these points, our designs include a generous podium base that connects to the ‘Cascades’, a series of new public spaces linked by the movement of water. This overarching concept is reflected back in the building’s Cascading Waterfall concept. References to water are created through glazed bays and reflective metal tubes, giving the building an iridescent quality in different light conditions, and furthering the sense of its ‘grounding’ in situ.

The Earls Court site has unique characteristics.

However, there are ideas from the project that can be applied to many other sites. In particular, how can the lower floors of tall buildings help create a place people want to visit through inspiring architecture, inviting landscape and a mix of uses. A tall building can be generous to its neighbours, grounded by cafes and restaurants, co-working, and even healthcare and education facilities, all designed to complement the arrival experience. This range of spaces can be stitched together through the public realm strategy, creating a human scale and openness that erodes the often perceived intimidating nature of tall buildings.

The social and community benefits of opening-up the base of tall buildings are clear, but it also makes commercial sense. Whether you work in an office building in the city or live in a residential building in Earls Court,

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people increasingly want to feel part of the city and communities in which they are located. The right mix of private and public amenities can create an experience that is bustling and significantly impacts a development's identity and desirability.

Broadcasting ambition

But of course, the verticality of a tall building – the way in which it takes its place on the skyline – is still vital and carries its own civic responsibility. Our aim at Earls Court is to create a cohesive design with a clear architectural language that is legible throughout the building. We want this unifying strategy to rely not on a gimmick, but rather informed by a distinctive and technically-ambitious floor plan.

During the design process, we treated the abundance of nature envisaged throughout the masterplan as one of the key forces shaping our building. The Cascading Waterfall concept is one way this is expressed, but the connection runs deeper, with the building featuring a petal-shaped plan that creates 100% habitable dual aspect for all homes, regardless of size or orientation.

The organic-inspired plan, with its soft curves, results in a vertically-articulated form, contributing towards a strong sense of slenderness and symmetry while indicating the innovations layered through the building to improve the quality of the homes on offer.

Drawing conclusions

It’s rare to design a true landmark building – one that is both familiar at a distance and helps define a new community. The unique opportunities at Earls Court highlight the dual responsibility of designing tall. These buildings leave a mark on the skyline, adding to many people’s experiences of a city, while we have carefully choreographed connections with the surroundings. We hope that the cumulative impact of both local and citywide initiatives will mean our building will play a major role in shaping the ambition for a ‘new West Side Story’.   www.sheppardrobson.com

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31

FEATURE / Right To Light

How to avoid right to light infringements

The relaxation of planning laws on building up last December, as part of the Government’s drive for 1.5 million new homes by 2030, provides new opportunities for urban developers. But construction lawyers are warning this is triggering an increase in right of light challenges, especially as planners are often more lenient than the courts. Mustafa Sidki, construction specialist and Partner at leading south east law firm Thackray Williams, explains how architects and developers can best prepare for and navigate these legal challenges.

W

ith urban areas typically suffering the most severe housing shortages and highest unaffordability, part of the Government’s reforms is aimed at encouraging “airspace developments”.

Modular construction makes these upward extensions efficient, however, we are already seeing an increase in disputes with neighbouring property owners whose rights to light are infringed as a result.

What is right to light?

A right to light is a legal easement that allows property owners to enjoy natural light passing over neighbouring land and into defined apertures such as windows, skylights and glass roofs into a building. The Prescription Act 1832 establishes these rights after 20 years of uninterrupted light access.

32 TALL BUILDINGS MAGAZINE / Spring 2025

Once established, the right ensures sufficient light to use the affected room for its intended purpose – for example, a living room or workspace requires more light than a storage area.

How is right to light measured?

To claim a right to light infringement, the reduction in light must constitute a material nuisance. This means the affected property must be substantially less comfortable or practical to use.

Light is assessed using the ‘sky factor’, which measures the percentage of visible sky from a specific point. A room is typically considered adequately lit if 0.2% of the sky factor illuminates at least half the room’s floor area at working plane height (eg table level).

If a new development reduces light below this threshold or significantly worsens conditions in already

  The British Museum. All images © RSHP

FEATURE / Right To Light substandard spaces, a potential claim for infringement of the right of light may well arise.

The risks of infringing established rights to light

A significant challenge for developers is that, while planners may consider rights to light, they tend to adopt a lower bar than is likely to be upheld by the courts; planning permission does not override a neighbouring property’s right to light.

The owners of neighbouring properties can protect their rights both pre-emptively and retrospectively: they can apply for prohibitory injunctions at any time before the development is completed seeking an order to prevent the development; or they can apply for mandatory injunctions after the development is completed seeking an order that the development be demolished or cut back to prevent interference with the right of light.

Courts often favour financial damages over injunctions if compensation is deemed adequate, with damages calculated either on compensation for any reduction in value of the affected property or a share of the developer’s profits from the project.

However, severe infringements may result in injunctions, with courts sometimes going as far as to order the demolition of completed buildings.

Proactive management of right to light risks

Developers and architects can mitigate against these risks by taking proactive steps early in the planning process. This starts with commissioning a technical right to light report to identify affected properties, quantify potential light loss and

suggest mitigation strategies. Local councils often require these reports as part of planning applications in urban areas.

If neighbouring properties are affected, it might be possible to negotiate a ‘deed of release’ with the owners, waiving or modifying the right to light. These agreements must be formalised and registered with HM Land Registry.

To reduce light obstruction and avoid disputes entirely, it may be worth adjusting building designs, such as setting back upper floors. Alternatively, insurance can indemnify against potential claims, but generally only if it is taken out before starting negotiations with the owners or occupiers of the surrounding buildings.

Using light obstruction notices as a strategic tool

Under the Rights of Light Act 1959, developers can issue a “light obstruction notice” to interrupt a neighbouring property’s right to light. This notice creates a hypothetical barrier and gives affected parties one year to object.

If no objection is raised, the right to light is considered interrupted, resetting the 20-year acquisition period. Light obstruction notices are particularly useful for both identifying potential disputes early in the process and preventing new rights from being established.

While building up in crowded urban landscapes will inevitably lead to right of light infringements, effective management can anticipate challenges and facilitate solutions to enable much-needed developments to proceed.   www.thackraywilliams.com

A textbook example of how to get it right The 12-storey, £500m extension of The British Library, due for completion in 2029, is an example of how to manage rights of light infringements proactively, so that a planned development can go ahead with the agreement of neighbours.

Prior to filing their planning application, the developers commissioned a right of light report that predicted the impact of the development on rights to light enjoyed by neighbouring properties. Searches were then undertaken at HM Land Registry with a view to identifying and compiling a list of potentiallyaffected parties.

Accordingly, as soon as planning permission was granted, the developers were in a position to approach the owners of properties that might suffer a loss of light and with their agreement, technical surveys were conducted and the data converted into high-tech computer models to accurately quantify how the development would impact the light being enjoyed. Technical analysis enabled justifiable offers of compensation to be made by The British Library and the developers, albeit on a without prejudice basis, as a gestures of neighbourly goodwill, without any admission of actionable injury.

The British Library and the developer also agreed to pay the legal and surveyor fees of the owners of the neighbouring properties. Their lawyers instructed their own surveyors to

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review the developer’s technical analysis using their own computer modelling to cross check and quantify the right of light being lost, which enabled them to negotiate an acceptable compensation, which, in turn, enabled this flagship development to proceed.

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33

FEATURE / Building Safety

Further reform in store for the construction of UK tall buildings The UK construction industry has had to get to grips with significant reform of fire safety laws and building control procedures since the devastating fire in Grenfell Tower in June 2017. Katherine Metcalfe, Partner at Pinsent Masons LLP, surveys the impact of legal changes so far and looks ahead to what the industry can expect in the next five years.

T

he UK Building Safety Act 2022 was billed as an ambitious, once in a generation, reform agenda with the goal of changing the culture within the construction industry to ensure that tall residential buildings are safe to live in. The legislation has come into force in England throughout the course of the last two years.

A new regulatory ‘gateway’ system for progressing new ‘higher-risk’ building projects through the planning, construction and occupation phases is now in place.

The system applies to all ‘higher-risk buildings’, that is buildings over 18 metres in height or with seven or more

34 TALL BUILDINGS MAGAZINE / Spring 2025

storeys, which contain at least two residential units, a hospital or a care home.

The system is overseen by the Building Safety Regulator (BSR), which is responsible for approving new higher-risk buildings at each of the three gateway stages of development:   

Gateway 1 is at planning permission stage, where a fire strategy must be approved; Gateway 2 is building control approval, which must be obtained before building work starts; Gateway 3 is at completion certificate stage, where approval must be obtained before the building can be occupied.

 Katherine Metcalfe is a Partner in the health and safety team at Pinsent Masons LLP. She leads the firm’s fire and building safety practice and is Chair of the British Property Federation’s Building Safety Sounding Board.

FEATURE / Building Safety

A so-called ‘golden thread’ of detailed digital information about the design, construction and maintenance of the building must be maintained.

There have been significant teething problems since Gateway 2 was introduced last year. The BSR has a statutory timeframe of 12 weeks to consider Gateway 2 applications (eight weeks for existing buildings). It is currently taking significantly longer to obtain Gateway 2 approval and the application rejection rate has been at around 70%.

There are several causes of the low approval rate.

The BSR is still building the capacity it needs to process the applications received. An unusually high number of applications has also been challenging. In addition, the application process, including what is required for an application to be accepted, is not yet well understood by the applicants. The introduction of the BSR regime is a significant change and the period of ‘bedding in’ may be inevitable due to the combination of these factors.

The delays are causing significant uncertainty for developers and contractors, and the industry is working closely with the BSR and Government to try to improve turnaround times and reduce the number of rejected applications.

The report’s conclusion is that the package of reforms implemented by the Building Safety Act has not gone far enough. As a result, the industry can expect a further period of significant regulatory change over the next five years. Key changes include: 

 



Grenfell Inquiry Report

As the industry gets to grips with this more rigorous building control process, further reform is now underway.

This spring, the UK Government published its response to the final report of the public inquiry into the Grenfell Tower fire. The report contains 58 recommendations and the Government has accepted all of them in principle.

Tall Buildings Conference 2025 For further clarity on the Building Safety Act and its impact on the tall buildings sector, the Tall Buildings Conference, taking place on 17th June at 30 Euston Square, will explore these crucial issues, and much more.

To secure your tickets, go to:  www.tallbuildingsconference.co.uk







A new single construction regulator to take on functions that are currently exercised by a variety of bodies, such as the Building Safety Regulator, Office for Product Safety and Standards, and local authorities; A chief construction adviser to advise the Secretary of State on all matters affecting the construction industry; A requirement for manufacturers to maintain and provide full test data of their products for the national regulator to enable it to assure compliance with all new requirements.

To further enhance transparency and traceability, the Government will introduce a digital ‘product passport’ system to allow stakeholders to instantly verify critical product details, track the product along its supply chain, and ensure compliance with safety standards; An accountability framework for construction products to clarify the responsibilities of everyone involved in construction, from manufacturers and suppliers to builders, contractors and installation teams; Review of the definition of higher-risk building to potentially include a wider range of buildings in the gateway system, including hotels and buildings between 11 and 18 metres in height.

Greater regulation of professionals involved in the design and construction process, such as fire engineers, fire risk assessors, architects and principal designers.

A licensing scheme for principal contractors on higher-risk buildings.

It is clear that the industry can expect another period of significant reform in the UK. It will be very important for the industry to work together with Government to shape the reforms into laws which are clear, workable, and supported by detailed guidance to help the industry to comply.   www.pinsentmasons.com

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35

CITY PERSPECTIVE / Manchester

A compact, walkable city A strong contender for the UK’s ‘second city’, Manchester has seen a vibrant skyline emerge as part of a broader strategy to modernise urban living. Instrumental to the transformation of this dynamic city, architect firm SimpsonHaugh’s Ian Simpson and Rachel Haugh take an in-depth look at Manchester’s urban evolution.

M

anchester has always been a city of vertical spires and structures. It was a leading global industrial city in the 18th and 19th centuries, until it declined in the mid-19th and 20th centuries, leaving a wasteland of contaminated and derelict sites and a population of less than 400 people.

It was in response to the challenges faced by the city, significantly enhanced by the aftermath of the largest mainland bomb ever detonated by the IRA in 1996, that the City Council determined not merely to rebuild what was there before, but to plan for the new millennium.

SimpsonHaugh were the architects of the masterplan for the rebuilding of the city, creating a framework for development following the bomb. The design team, working with Manchester Millenium, the taskforce established by the City Council, sought to redefine the city centre.

The masterplan was an opportunity to accelerate an ambition to reinvent and repopulate the city. The rebuilding of the city centre was completed at speed and to universal acclaim – demonstrating

36 TALL BUILDINGS MAGAZINE / Spring 2025

a positive response to change, a ‘can do’ attitude and repositioning the city for the future.

Sites within the core were optimised and new uses introduced.

This saw the development of buildings such as No.1 Deansgate, the first private residential development of scale and height above retail in the city, alongside now iconic cultural buildings such as Urbis, which later became the National Football Museum, within a transformed setting.

In this way, Manchester was led from catastrophic disaster to the beginning of the globally-admired modern city it is today.

As Manchester began to prosper and the city centre’s influence extended towards the inner ring road, visionary developers, such as the Beetham Organisation, led the development of projects such as the Beetham Hilton Tower, which stands tall at 48 storeys. For a long time, however, it stood in isolation due to the 2008 recession, when virtually everything stopped. Over time, its profile has become an iconic symbol for Manchester, its presence signalling the ambition of the city and the associated expansion of the urban core. It was also the tallest structure in the city from completion in 2006 up until

CITY PERSPECTIVE / Manchester 2018, providing 219 new homes and a 279-bedroom hotel.

However, single sites were never going to be enough to power the city forward.

Cities need people to function, to drive demand, and be creative and spark ideas. They need a high-density, highly-populated centre. To achieve this in Manchester, dense building typologies were needed to optimise the opportunity for residential accommodation in the context of high-quality public realm. The reuse of brownfield sites within walking distance of the city core is key to achieving this, and, as an example, the New Jackson area, in particular, has completely redefined city-centre living.

New Jackson is a world-class skyscraper district located at the southern gateway to the city centre. It is completely transforming an underutilised brownfield site into a thriving, growing new community, and to date we have had the privilege of designing each tower within the area for our client, Renaker. The regeneration of this site began with Deansgate Square.

Set within newly-landscaped public space next to Manchester’s River Medlock on Owen Street, this high-density development has delivered 1508 homes within its four visually-arresting towers. The generous

 New Jackson / © Marketing Manchester  Viadux Phase 2 / © SimpsonHaugh

general public benefits too from cafes and restaurants and new pedestrian links via a vast, new landscaped space at the base of the towers and immediately adjacent to the River Medlock.

Standing at 67 storeys and 200m high, the tallest building at Deansgate Square, South Tower – and currently the tallest within the New Jackson neighbourhood – is the second highest residential tower in the UK. The remaining towers are 53, 47 and 40 storeys tall.

Since Deansgate Square reached completion in 2021, we have designed and delivered a further four towers within the area – Elizabeth Tower, Victoria Residence, Three60 and The Blade, collectively known as Crown Street. Apart from Victoria Residence, which sits at 21 storeys, these towers each reach 52 storeys.

Crown Street includes a new park at the heart of the scheme, together with a 236-pupil primary school and medical centre. A further two 51-storey towers, known as Great Jackson Street Plot F, are currently on site, and will deliver a further 988 homes. In addition, we have planning approval for a further five towers within New Jackson, including a 72-storey tower topped by a public restaurant. We are currently designing several further residential towers around the edge of the city centre.

“Cities need people to function. They need a high-density, Once complete, the highly-populated centre. To achieve this in Manchester, residential community dense building typologies were needed to optimise the at New Jackson, and our neighbouring four-tower opportunity for residential accommodation in the context development at Trinity of high-quality public realm.”

Islands, will comprise around 24,000 people.

Ian Simpson and Rachel Haugh, SimpsonHaugh That equates to the population of a mediumsized town but occupies amenity facilities remain unparalleled for a residential only one percent of the area. In terms of land use, it’s a development in Manchester. Residents can access highly-sustainable approach, resulting in the expansion lounges, meeting rooms and workspace, a sports hall of the city centre and accommodating a new high-density with tennis court, swimming pool, gym, health and population within walking distance of the core. wellness studios, cinema, tea house, rooftop gardens, Looking at other forthcoming developments of note, padel courts and three basement car parking levels. The Viadux Phase 2 – the planning application for which was approved only recently – includes the UK’s tallest tower outside of London. Developed by Salboy, the scheme includes two towers, which will stand at 76 and 23 storeys and will build upon the success of Viadux Phase 1, which reached completion last year. It was announced earlier this year that Nobu would be partnering with Salboy on Phase 2, a move that marks the brand’s debut in the UK property market. The 76-storey tower will accommodate a 160-bedroom hotel, a restaurant and 452 branded residences.

There remains a strong demand for new homes within Manchester, and breathing new life into long underutilised brownfield sites is key to unlocking the potential and growth of the city, and crucial for the long-term economic and social prosperity of the region.

Transforming challenging sites into exciting opportunities for the future has been particularly rewarding in a city that welcomes and embraces investment, change and an evolving skyline, and is without doubt transferable to other cities facing similar issues.   www.simpsonhaugh.com

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37

FEATURE / Tall Buildings Awards

‘Winner of Winners’ Tide and Vision look back on College Road As anticipation builds around this year’s prestigious Tall Buildings Awards, Tall Buildings Magazine takes a look at Tide and Vision’s pioneering development, which secured the ‘Best Residential Tall Building Project’ award at last year’s event.

C

ollege Road is an award-winning 937-home residential development in Croydon, South London. It is home to the tallest volumetric building in Europe and the second tallest in the world, standing 163 metres tall and comprising 50 storeys.

Completed in 2023, College Road was delivered by developer and contractor Tide Construction in partnership with its sister company and offsite manufacturer, Vision Volumetric. The development has been instrumental in providing much-needed homes for the area. It comprises two buildings, with the 50-storey building providing 817 co-living homes now owned and operated by Outpost Management as Enclave: Croydon, and the neighbouring 35-storey building providing 120 affordable homes.

By utilising Tide and Vision’s world-leading volumetric construction approach and technology, the scheme was delivered 40% faster than it would have been using traditional methods of construction. It also allowed Tide to unlock the significantly constrained 2000m2 brownfield site, which is neighboured by major arterial roads and a railway station, to deliver housing at pace and scale as part of the wider regeneration of East Croydon.

A testament to the efficiency and time savings delivered with volumetric technology, the project completed two months ahead of schedule. Further to this, the dual workstreams enabled by Tide and Vision’s approach saw the installation of the entire floorplate in less than a third of the 28-month programme.

Crucially, offsite manufacturing significantly reduced the project’s embodied carbon compared to if traditional methods of construction had been used. As 90% of the building was made in

38 TALL BUILDINGS MAGAZINE / Spring 2025

 College Road features the tallest volumetric building in Europe and the second tallest in the world, standing 163m tall and comprising 50 storeys

Vision’s factory, fewer construction vehicles and trips were required, and 60% fewer personnel were required on site, which also helped to create safer working conditions. Precision manufacturing also means materials are used more efficiently, with 80% less waste created on site and up to 99% of the waste produced in the factory recycled or used for energy recovery.

The homes at College Road were engineered to meet high thermal and energy efficiency standards. They utilise quality, longlasting materials like steel and reinforced concrete and are 70% more airtight than current requirements, delivering operational efficiency to reduce energy use.

College Road was designed by Tide and Vision’s in-house design teams in collaboration with architect HTA Design, which drew inspiration from Richard Seifert’s neighbouring mid-century NLA building. The 50-storey building is made up of a mix of studios and one-bed apartments and was the largest co-living scheme approved by the Greater London Authority at the time of its completion. Its extensive amenities offering includes dedicated entertainment and wellbeing spaces, a podcast studio, multifaith space, spa with steam room and sauna, high-end gym, kitchens, coworking spaces and a sky garden on the 50th floor.

Tide won three awards at the Tall Buildings Awards in 2024, including the Tall Building Technology Innovation Award for Vision’s offsite technology and Best Residential Tall Building Project for College Road, before being crowed the Winner of Winners.   www.tideconstruction.co.uk www.visionvolumetric.co.uk

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st e te d a ç e d, fa rom th e t i e f cred right xpertis c a y e us t. part ur foc naers’ projec d r i o y t th e is ion, Re of your rges plianc t a a e l ll the om o insta ch stag f c , o t a e pe h on in Euro cation rough e t i W ifi h s litie m spec rance t i c a f o u ass t. Fr star ve you gi will

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39

PROJECT IN PICTURES / 1 Undershaft

Record heights | 1 Undershaft This new landmark tower in the heart of the City of London cluster will bring together exceptional offices, accessible public spaces and industry-leading sustainability credentials.

D

esigned by Eric Parry Architects on behalf of Aroland Holdings, on completion, 1 Undershaft will become the tallest building in the City of London and joint tallest in Western Europe at 309.6m AOD, matching the height of the Shard. The existing site, housing St Helen’s (formerly known as the Aviva Tower), is located at the heart of the ‘Eastern Cluster’, bounded by St Mary Axe to the east, Bishopsgate to the west and Leadenhall Street to the south and is central to London’s financial district.

Comprising 74 storeys, 1 Undershaft will offer the capital’s highest accessible public viewing gallery – boasting stunning views of the capital, along with unique education spaces curated by London Museum at levels 72 and 73. Visitors will also be able to explore a lush public garden on the 11th floor, or enjoy a meal or a drink on the 10th floor below.

The proposed public amenity strategy aligns with the City of London’s ‘Destination City’ campaign, which aims to enhance the diversity of cultural and leisure opportunities within the largely commercial district. On completion, 1 Undershaft will provide nearly 13% of the City of London’s identified office space requirement, responding to the City Plan 2040, which identifies

40 TALL BUILDINGS MAGAZINE / Spring 2025

demand for a minimum of 1.2 million sqm of net additional office space required over the next 16 years.

The free-to-access elevated public garden on the 11th floor, designed with landscape architect SLA, will provide unique views of the London skyline including of St Paul’s Cathedral, 30 St Mary Axe and the Lloyds building. With a 330m perimeter, this will become a biodiverse haven for city workers and visitors to enjoy. The urban design provides a nearly five-fold increase in urban greening compared to the existing building and plaza, and an improvement in biodiversity net gain of over 500%.

The scheme offers an enhanced public realm at the base of the building with biodiverse landscaping, and, notably, a 12.5 x 7m public screen facing St Helen’s Square which will display information and entertainment for the public, including productions, concerts, talks and sporting fixtures, and a temporary stage for various cultural and community performances and productions.

The square will also feature increased seating set within a grove of trees and planting beds that accommodate flexible uses. A new public square will also be created, Undershaft Square, with forest-inspired landscaping, that provides a quiet space that contrasts with the activity of the surrounding streets.

  Eric Parry Architects / DBOX

PROJECT IN PICTURES / 1 Undershaft

“1 Undershaft is a generous building with the aspirations to be a next-generation classic of its kind, both for the public and occupants.”

Eric Parry, Principal and Founder of Eric Parry Architects

Project team Development Manager: Stanhope Architect: Eric Parry Architects Planning Consultant: DP9 Engagement Consultant: Kanda Consulting Landscape Architect: SLA Multi-disciplinary Engineer: WSP

Eric Parry, Principal and Founder of Eric Parry Architects, comments: “Tall buildings can generate huge amounts of value in our cities. 1 Undershaft is a generous building with the aspirations to be a next-generation classic of its kind, both for the public and occupants. A strong and compelling civic quality is woven throughout the design, defining and setting it apart as the cluster’s totemic centrepiece.

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“The building is modelled to provide a series of urban horizons; street level, elevated public garden, amenity floors, and the London Museum classrooms and viewing gallery at the apex of the building.”

Chairman of the City of London Corporation’s Planning and Transportation Committee, Shravan Joshi, adds: “1 Undershaft is a truly remarkable building that will not only help to deliver on the demands for economic growth, through the highquality office space it offers, but also contribute to the city’s growing cultural offer and tourist appeal.”

At 118m tall, St Helen’s Tower will now undergo demolition, setting a record in itself becoming the largest tower ever to be taken down in London. Construction works are due to continue for the next five years, with the project’s completion scheduled for 2030.   www.1undershaftconsultation.co.uk www.ericparryarchitects.co.uk

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41

BUILDING PRODUCTS / Membranes

Proshield: Elevating airtightness in high-rise and modular construction In high-rise and offsite construction, the building envelope is more than a boundary – it's a performance-critical system that affects everything from thermal efficiency and fire safety to compliance and construction speed. For specifiers and project managers seeking solutions that simplify complexity, Proshield by Don & Low offers a compelling answer.

P

roshield is a fully self-adhesive, vapour-permeable, airtight membrane specifically developed to meet the demands of modular and high-rise environments. It supports fast installation, precise airtight detailing and long-term durability – all without compromising compliance or build speed.

At 270g/m2, Proshield features a three-layer construction with a strong adhesive backing and a silicone release liner. It requires no primers or mechanical fixings and adheres directly to a wide range of substrates, including OSB, concrete, steel, fibre cement and timber. This adaptability makes it ideal for both factory installation and challenging onsite conditions – particularly valuable in exposed, weather-sensitive, time sensitive and/or high-performance projects.

Critically for high-rise and modular builds, Proshield is tested to BS EN 13501-1 and achieves a B-s1,d0 fire classification* while also offering W1-rated water resistance. This ensures modules maintain integrity during transport, handling, and installation – even in unpredictable conditions.

The membrane's low vapour resistance supports effective moisture control, reducing the risk of interstitial condensation, mould and related long-term issues.

With its bright blue finish and printed alignment grid,

42 TALL BUILDINGS MAGAZINE / Spring 2025

Proshield ensures efficient, accurate application across walls, intermediate floors and roofs.

Don & Low provides a complete accessories suite to support airtight detailing, including colour-matched tapes, detailing strips and preformed corners for sealing around penetrations, windows, and junctions – essential for achieving consistent low air permeability scores in tall or complex structures.

Proshield is manufactured by Don & Low, the country's only vertically-integrated membrane producer. This ensures consistent quality and supply chain resilience. It also enables custom branding, with Proshield rolls available printed with your company logo – ideal for modular suppliers and envelope contractors aiming to increase brand visibility.

Certified to the highest standards (BBA certification in progress) and backed by a verified Environmental Product Declaration (EPD), Proshield demonstrates Don & Low's commitment to performance, sustainability and innovation.

In a sector where precision, speed and safety are paramount, Proshield provides a ready-to-specify solution designed to meet the real-world challenges of high-rise and offsite construction.   www.donlow.co.uk

* Class B, s1, d0 Fire Classification achieved with either Calcium Silicate or Fibre Cement Board backing. Other substrates provide a lower fire classification.

Built on Tradition, Driven by Innovation Since 1792

In response to the growing demand for enhanced thermal performance in modular and high-rise structures, Don & Low presents Proshield®. This self-adhesive, vapour permeable and airtight membrane is designed for walls, floors and roofs, with its advanced properties ensuring a fully airtight building envelope.

Offering high tensile strength and effortless installation, Proshield® is also available in custom prints tailored to your business needs.

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43

BUILDING PRODUCTS / Riser shafts

Debunking fire safety myths in tall buildings The Grenfell Tower Inquiry has irrevocably changed the landscape of fire safety in the UK. Its findings have placed fire performance and material specification under intense scrutiny especially in high-risk buildings (HRBs). One overlooked area that deserves far more attention is the riser shaft.

Nick Atkinson, Director at Ambar Kelly, underlines why widespread misconceptions about riser shafts, and the materials used to build them, continue to expose projects to avoidable risks.

C

hanges to Approved Document B and the Building Safety Act represent a much-needed shift. From March 2025, BS476 Parts 6 & 7 – long used to measure surface spread of flame – were formally withdrawn and replaced by the EN13501-1 standard, which clearly classifies materials by combustibility. Only Euroclass A1 and A2 products will qualify as non-combustible. Commonly-used GRP (glassreinforced plastic) grating, meanwhile, is Euroclass B to E and, therefore, combustible.

Misplaced confidence, misplaced responsibility

A major issue lies in the assumption that product choice is solely the subcontractor’s responsibility. In fact, riser flooring is a permanent works and should therefore be specified by the architect. At the moment, this is the only part of the floor plate that does not have a designed floor.

Additionally, under CDM 2015 and the Building Safety Act, all dutyholders, including designers, contractors and quantity surveyors, are accountable. If a non-combustible A1 riser flooring product is swapped for a combustible GRP option, this should be considered an unacceptable alternative. Furthermore, if that change isn’t recorded and assessed, the risk may fall squarely on the principal contractor, whether they realise it or not.

The cost myth

It’s widely assumed that steel-plate non-combustible solutions are too expensive. While the upfront cost may be higher than GRP, total lifecycle cost often tells a different story.

44 TALL BUILDINGS MAGAZINE / Spring 2025

Combustible alternatives typically require multiple post-installation interventions. For example, cutting service penetrations into GRP grating on site increases labour costs and risk. Temporary fire doors may need to be fitted on every floor to prevent fire and smoke movement through the shaft during construction. In contrast, systems such as RiserSafe come pre-cut for service penetrations, require no hot works, and eliminate the need for temporary fire protection during the build.

The introduction of the ‘Golden Thread’, a live, digital record of fire-critical information, is a key step forward. But to make it effective, those involved in specifying, procuring and installing riser shaft systems must be better educated on the difference between fireresistance and non-combustible.

Designers must move away from referencing withdrawn standards, contractors must be more rigorous in documenting substitutions, and suppliers must stop promoting outdated performance claims.

The legacy of Grenfell must be a commitment to prioritise safety over convenience, and performance over price. Particularly in HRBs, where the consequences of poor specification are most severe, the construction industry must insist on tested and certified noncombustible solutions – and must document them rigorously.

There is no room for ambiguity. The industry must now align on clarity, compliance and, above all, responsibility.   www.ambar-kelly.com

 Nick Atkinson, Director at Ambar Kelly

DON’T GET SHAFTED by using an inferior riser flooring product 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

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45

FEATURE / Fire Safety

Volume doesn’t fix everything Is the housing sector inadvertently heading into a crisis of its own making?

Connor Mitchell, Director at Harmony Fire, discusses the importance of a holistic approach to fire safety compliance.

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ost-Grenfell, the legislative environment has been strengthened to prevent such a loss of life from ever happening again. But seven and a half years on, can we confidently state that we’ve recognised and resolved all of those multiple areas of failure that led to 72 deaths?

The typical response to a major incident is to peel back the layers of evidence and pinpoint the key moments where errors, malpractice or poor decision-making occurred. In respect of Grenfell Tower, anyone viewing the ‘Web of Blame’ visual from the Grenfell Inquiry cannot fail to be appalled by the interplay of negligence, cost-cutting and indifference that led to the disaster. Often the solution is to strengthen, tighten and further proceduralise processes to provide the checks and balances that should capture the problems before they can escalate into bona fide safety risks.

To de-risk complex processes, like constructing a highrise residential building, we introduce more gateways for compliance – step forward the Building Safety Regulator (BSR). The BSR has made it clear that it doesn’t want thousands of pages of documents to read through to assess compliant design – it wants to know that you understand the unique challenges that are faced in your building, and how you have compliantly mitigated the risks for residents.

There is an urgent desire to get ‘your house in order’ and show progress on de-risking assets. But where to start, and who can guide us through this process in an informed way that recognises the wider picture and context that housing providers work in? Dame Judith Hackitt once commented that “height is a blunt proxy for risk” when describing the 18m reference point for urgent building remediation works.

In these seven words, Hackitt captures the essence of what is required by the BSR, but more importantly for

46 TALL BUILDINGS MAGAZINE / Spring 2025

resident safety. Crunching through hundreds of outstanding Fire Risk Assessment (FRA) bullet points may feel like progress, but without a holistic plan around how each one of these remedial activities reduces the hierarchy of risk for your residents, it’s unfortunately just a tick box exercise.

Our desire to show progress can undermine efforts to deliver what is termed ‘mindful compliance’ – where an organisation calculates the true risk potential for residents based on the unique circumstances of every building. This sounds like a much greater investment in both time and capital for housing providers. Blind compliance (or box ticking) represents a short-term and undirected asset management strategy, that is potentially wasteful of resources and will not achieve the results that should matter most to you and residents – efficient fire safety compliance. There is no doubt that we all want to achieve the same goal, but how we get there is the most important factor in preserving vital resources and delivering tangible improvements that protect lives.   www.harmonyfire.com

 Dame Judith Hackitt once commented that “height is a blunt proxy for risk”  Connor Mitchell, Director at Harmony Fire

BUILDING PRODUCTS / Thermal breaks

The pivotal role of thermal breaks in meeting revised regulations Following the Grenfell tragedy and the subsequent Hackett Review, the Building (Amendment) Regulations were introduced in December 2018 and set out restrictions on the combustibility criteria of materials which form part of the external wall. This includes ‘specified attachments’ (for example, balconies, solar panels or solar shading) to the external wall of a ‘relevant building’ in England (that is over 18m above ground level, or seven storeys).

T

he combustibility criteria in such cases will need to be European Classification A2-s1, d0 or Class A1, classified in accordance with BS EN 13501-1:2007+A1:2009. The Building Safety Act 2022 now significantly reforms building safety regulation and has introduced a Building Safety Regulator, whose primary goal is to improve the design, construction and management of higher-risk ‘relevant’ buildings.

The Schöck Isokorb complies with the amended regulations

In part 7(3) of Approved Document B in the amended regulations, there is a list of materials exempt from the restrictions, which includes thermal breaks. Schöck Isokorb thermal breaks form part of the external wall, so it is critical that they comply with the amended regulations.

The Isokorb uses thermal insulation material to improve thermal performance (verified to meet the requirement of Part L by independent thermal testing from Oxford Brooks university) and they are exempt according to the amended regulations. The Schöck Isokorb range is the most comprehensive in Europe and offers load-bearing thermal insulation solutions for a variety of connectivity applications, such as balconies, canopies and solar shading. Connections can be made between concrete-toconcrete, steel-to-concrete and steel-to-steel.

What makes Schöck thermal breaks so effective in meeting Part L?

The quality of the components used in the construction of the Isokorb are the reason for its superior thermal performance. Stainless steel (in the thermal zone) is used for its greatly-reduced thermal conductivity when compared with carbon steel. The HTE (highperformance thermal element) module used in the Isokorb system is a concrete thrust bearing designed to transmit compressive forces and also optimise thermal conductivity. When Neopor, an expanded polystyrene

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(EPS) insulation known for its superior thermal performance, is used together with the HTE module, thermal bridging is almost entirely eradicated.

 Schöck Isokorb

Design of the Isokorb range addresses key safety requirements

The Building Safety Act emphasises the importance of using tested and certified components in safety-critical systems. Substituting specified products, such as thermal breaks, without ensuring compliance and suitability, could breach the act’s regulations, leading to significant liability risks. Using certified solutions like the Schöck Isokorb ensures that safety and compliance are not compromised. The design of the Isokorb range meets the demands of the Building Safety Act by addressing key safety key issues such as BBA Agrément Certified to exceed fire resistance standards (REI120), helps mitigate fire spread risk as required by the act for use in high-risk residential buildings and provides critical documentation (including design calculations) to support the ‘golden thread’ of safety information. As thermal breaks are classified as safety-critical components and are normally designed by structural engineers as continuous supported systems imparting UDL forces to the internal slab edge, by using the ‘golden thread’ information, the best-practice Gateway Approval Process for thermal breaks is recommended as:  

 

Scenario: Early-stage design consultation for Gateway 1 approval Problem: Developer needs assurance that the thermal break solution will meet both thermal and structural regulations Solution: Collaboration between structural engineer and Schöck to design a linear thermal break system Outcome: Gateway 1 approval obtained with no additional redesign costs at Gateway 2. 

 www.schoeck.com/en-gb/isokorb

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47

FEATURE / Retrofit

The sustainable future of vertical icons Oliver Bayliss, Managing Director of Buckley Gray Yeoman, talks to Tall Buildings Magazine about the importance of reimagining our urban towers through retention and retrofit.

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t Buckley Gray Yeoman, we take a retention-led approach to our projects; celebrating the best of the existing whilst weaving in new uses that today’s office tenants have come to expect. By doing so not only are we preserving the soul of what was there before, but we retain the embodied carbon that is inherent within these existing structures.

Technical pathways to performance

The carbon case for retention



Demolishing and replacing a high-rise building generates an enormous carbon footprint. The embodied carbon in existing structures represents decades of invested emissions – carbon that's already been ‘spent’. Our approach to Thirty High exemplifies this philosophy.

By retaining the existing structure, we avoided approximately 40% of the carbon emissions that would have been generated by a new-build alternative.

Beyond carbon: The holistic benefits

The advantages of retrofitting extend beyond just sustainability. When we retain tall buildings, we preserve cultural heritage. At Thirty High, the retention-led approach not only enabled us to maintain the building's embodied carbon but also its embedded memory and cultural importance.

By retaining the existing building, we avoid the disruption that is caused by all-out demolition.

Minimising construction waste greatly reduces the impact to surrounding communities and maintains the delicate urban ecosystem that has evolved around existing structures.

48 TALL BUILDINGS MAGAZINE / Spring 2025

The technical challenges of retrofitting tall buildings are substantial but surmountable. At Thirty High, the main aspects of the project included the following: 

 

Facade upgrades: Replacing existing windows with high-performance glazing systems that improve thermal performance.

Mechanical system modernisation: Replacing outdated HVAC systems with efficient, electrified alternatives.

A new crown: A new destination experience at the top of the building for office tenants.

A new base: Introducing a new entrance pavilion at street level to provide an activated base with modern amenities.

The path forward

As we confront the climate emergency, existing tall buildings represent both a challenge and an opportunity.

Their transformation requires collaboration between designers, engineers, policymakers and property owners – all united by a vision of urban regeneration rather than replacement.

Thirty High stands as proof that iconic towers can be reimagined for a zero-carbon future without sacrificing their place in our urban story. Through thoughtful retention and innovative retrofit, our vertical past becomes the foundation of our sustainable future.   www.bgy.co.uk

 Thirty High stands as proof that iconic towers can be reimagined for a zero-carbon future without sacrificing their place in our urban story  Oliver Bayliss, Managing Director of Buckley Gray Yeoman

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

High rise. High spec. High speed.

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For precast stair landings, our TSS or RVK stair landing connectors and REDiBOX® permanent recess formers offer clean architectural lines and significantly accelerate speed of construction, when compared to traditional bracketry. For structural reinforcement continuity, FERBOX® is made-to-measure, made to be safer and made to reduce wastage.

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49

BUILDING PRODUCTS / Concrete

Fire resistance: A national priority Post Grenfell, how can we ensure that tall buildings are designed to protect against fire and give peace of mind to the people that occupy, own and insure them? Tony Jones, Technical Director at The Concrete Centre, explores further.

A

large part of fire safety measures can come down to the choice of materials used in building design. It may seem obvious, but by using non-combustible materials in construction, the industry can create safer, more resilient and longer life buildings so that if a fire does occur, the damage and spread is limited.

A wider range of materials and risks

These measures become all the more pertinent in tall multiple-occupancy buildings such as flats, hotels, buildto-rent developments and student accommodation. In all of these markets, modern methods of construction (MMC) encompassing different materials and methods have, in the last decade, played an increasing role.

Greater assurance is needed that the fire performance of materials, elements and building systems have been fully considered, have been tested appropriately, and provide the level of safety that residents should always receive. And it’s not just residents who require peace of mind. Insurers want to determine how resilient buildings are to extreme scenarios such as fire, water escape and flood, how much of the building would be lost and how long it would take to rebuild and have the building in use again.

With high levels of scrutiny being placed on building facades, the Mineral Products Association wanted to demonstrate the performance, robustness and peace of mind which can be delivered by non-combustible concrete cladding systems.

ambient level and remained cool enough to touch, showing how effectively concrete can act as a heat shield between the fire and anything behind it.

Once the fire was extinguished, the panels exhibited minor cosmetic damage, but were otherwise structurally sound.

If the panels had been in use on a real building, the work needed to restore the appearance would be minimal.

A test designed to reassure

Concrete is an inherently non-combustible material, meaning it doesn’t burn or contribute to fire – nor does it give off toxic fumes or smoke. With the highest fire safety rating of class A1, it doesn’t need to be tested to ensure its non-combustibility.

The Non-Combustibility That said, to show just how resilient this material of Concrete Facades can be, the UK concrete industry carried out a fire test Concrete is the low-risk solution of precast concrete cladding panels to give people the Considering the ferocity and confidence that concrete facades won’t contribute to the temperature of the fire, the fact spread of fire across buildings. that the damage sustained to We commissioned the Fire Protection Association the panels was only cosmetic (FPA), the UK's leading fire safety organisation, to carry and could be quickly repaired is testament to their fire out the test. The test was specifically designed to represent what resistance performance. would happen if a fire were to break out of a window or other major Building with non-combustible materials means building opening within a concrete facade. resilience into the spaces we occupy. While the best protection is During the test period, in which a timber crib in a chamber always prevention, if a fire does break out, concrete is a reliable behind an opening in the concrete panels was set alight, material and a low-risk solution that can save lives and property.  temperatures in excess of 600ºC were recorded on the external face of the cladding 2.5m above the opening. Despite the ferocity  www.mpaprecast.org of this fire, temperatures on the internal face barely rose above an Findings of a fire test carried out on precast concrete cladding by the Fire Protection Association.

50 TALL BUILDINGS MAGAZINE / Spring 2025

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51

Known for steel.

Just as effective for concrete.

Elevate your tall building projects with Trimble’s comprehensive solutions for both concrete and steel structures.

52 TALL BUILDINGS MAGAZINE / Spring 2025

The sky’s the limit From initial design to detailed planning, fabrication, collaboration, and construction management, Trimble streamlines the process to ensure sustainable and efficient delivery.

Experience the power of Trimble’s Tekla analysis and design software, offering transparent, code-compliant designs that guarantee fast, safe, and reliable results.

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53

BUILDING PRODUCTS / Internal membranes

Glidevale Protect unveils new fire-rated internal membrane – Protect FrameFoil FR Leading UK producer Glidevale Protect has launched Protect FrameFoil FR, a new Class A2 fire-rated, reflective air and vapour control layer (AVCL) and separate FR sealing tape designed to improve the thermal performance and airtightness of internal walls, ceilings and floors.

T

he new solution has been developed to work alongside Glidevale Protect’s established A2-rated FrameSafe FR external breather wall membranes to offer a complete system both inside and out for low-, medium- and high-rise projects, offering added protection for structures, particularly in high-risk, multi-occupancy builds over 11m in height, specifically those covered by the Building Safety Act. The product is ideal for modular and offsite construction as well as traditional builds in both the residential and commercial sectors.

Designed for use internally across steel, masonry and timber-framed structures, Protect FrameFoil FR is best installed as a system where the membrane laps are sealed with new Protect FR Foil tape to

54 TALL BUILDINGS MAGAZINE / Spring 2025

deliver a fully fire-rated airtightness and vapour control solution. This membrane and tape system has 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 rating.

Using the combination of Glidevale Protect’s fire-rated wall membranes exceeds the requirements set down in Building Regulations Approved Document B in the UK and Building Regulations Technical Guidance Document B in Ireland.

Featuring a woven, glass fibre construction with an aluminium foil surface, FrameFoil FR enhances thermal efficiency, achieving an aged thermal resistance (R-value) of 0.64m²K/W when used facing into a still air cavity, contributing to overall energy performance.

John Mellor, Head of Marketing at Glidevale Protect, commented: “FrameFoil FR is another exciting addition to our fire-rated solution offering, designed to meet the increasing demands of regulatory compliance and building performance as well as helping to deliver airtightness, vapour control and thermal efficiency.

“Combined with our Class A2 fire-rated external wall membranes, we can provide specifiers, contractors and developers with a fully independently fire-tested wall membrane system solution for use across all development heights, helping to build healthy solutions with fire-rated materials that can provide added reassurance for specification.”   www.glidevaleprotect.com/framefoil

SAVE THE DATE AND SIGN UP EARLY FOR

THE BEST STAND LOCATIONS

OFFSITE EXPO brings together those who are driving change in the construction sector – the event will play host to the leading UK and international offsite manufacturers and component suppliers showcasing a broad spectrum of panelised and volumetric modular systems, plus pod and prefabricated MEP solutions.

>150

>4000 VISITORS targeted

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OFFSITE EXPO has a range of exhibition and sponsorship packages available. These have been designed to be flexible and offer a wide range of promotional opportunities to suit any marketing aims, resources and budget.

CONTACT Email julie.williams@radar-media.co.uk or call 01743 290 001

FOR MORE INFORMATION VISIT: WWW.OFFSITE-EXPO.CO.UK  www.linkedin.com/showcase/tall-buildings-media

www.tallbuildingsmedia.co.uk

55

INTERNATIONAL VIEWPOINT / Hong Kong

High-spec icons Boasting the largest number of skyscrapers over 150m, Hong Kong is notorious for its densely-populated skyline. In this article, Tall Buildings Magazine explores some of the iconic buildings in this dynamic metropolis and profiles its newest addition, The Henderson.

L

ocated on China’s southern coast, Hong Kong’s territories range from hilly and mountainous undeveloped terrain to high-density residential and commercial developments.

With 7.4 million residents occupying a 1104sqft area, housing is consistently in high demand, despite its colony of vertical structures.

Set against a mountainous backdrop, nearly 8000 skyscrapers rise from the landscape, creating a stunning cascade of architectural marvels. These buildings serve not only as spaces for residents and businesses but they also contribute to the city’s artistic identity. One of the city's most popular tourist attractions, A Symphony of Lights, has been showcasing the skyline's brilliance since 2004.

However it was 1973 that marked a monumental year for Hong Kong when Jardine House – formerly Connaught Centre – became the city’s first skyscraper. Occupying a premier waterfront site, the 52-storey building opened with a number of technologicallyadvanced features and was recognised by its 1748 circular, glazed windows. At the time, it was deemed Asia’s tallest skyscraper.

Fast forward to 2025 and you’ll find bold architecture remains at the heart of the city’s vision. Taking inspiration from the bud of the bauhinia flower, the symbol of Hong Kong, Zaha Hadid Architects has added another iconic masterpiece to this well-adorned skyline.

Zaha Hadid Architects Director, Chris Lepine, comments: “Hong Kong’s vibrant skyline showcases the city’s innovative spirit and clever adaptations to spatial limitations. Such density requires effective use of limited land, resulting in a wide array of vertical

56 TALL BUILDINGS MAGAZINE / Spring 2025

structures. Towers that respond to the complexities and constraints of Hong Kong’s dense, challenging sites with engaging solutions for urban realm integration, quality construction, innovative sustainability features, and desirable environments for users will be welcome additions to the city and the trailblazing new structures on the skyline. When these elements come together, skyscraper design transcends the ordinary and enhances the city's character.”

While Hong Kong's construction growth is anticipated to slow – from an estimated 4% in 2024 to just 0.7% in 2025, due to challenges like high interest rates, geopolitical tensions, a downturn in the property sector and a growing budget deficit – this dynamic metropolis remains a global example of how urban densification can be seamlessly integrated. 

The Henderson Built: 2024 Developer: Henderson Land Development Architect: Zaha Hadid Architects Height: 190m Storeys: 36 Floor Area: 465,000sqft

INTERNATIONAL VIEWPOINT / Hong Kong

“Hong Kong’s vibrant skyline showcases the city’s innovative spirit and clever adaptations to spatial limitations.”

Chris Lepine, Director, Zaha Hadid Architects

Jardine House

Bank of China

Built: 1973

Built: 1990

Developer: Hongkong Land

Contractor: Kumagai Gumi

Architect: James H. Kinoshita

Architect: I. M. Pei & Partners

Height: 178m

Storeys: 72

Storeys: 52 Floor Area: 700,000sqft

Height: 315m Floor Area: 1,450,000sqft

Two International Finance Centre

International Commerce Centre

Built: 2003

Built: 2010

Developer: ifc

Contractor: Sanfield Building Contractors Limited

Architect: César Pelli & Association Architects Height: 415m Storeys: 88 Floor Area: 1,999,988sqft

 www.linkedin.com/showcase/tall-buildings-media

Architect: Kohn Pedersen Fox Associates Height: 484m Storeys: 108 Floor Area: 2,950,000sqft

www.tallbuildingsmedia.co.uk

57

DIARY / Upcoming Events

Dates for your diary UKREIIF (The UK’s Real Estate Investment & Infrastructure Forum)  20 - 22 May 2025  Royal Armouries Museum, Leeds  www.ukreiif.com CTBUH 2025 EUROPE CONFERENCE  3 - 5 June 2025  De Duif, Amsterdam  europe.ctbuhconference.com 2025 TALL BUILDINGS CONFERENCE AND AWARDS  17 June 2025  30 Euston Square, London  www.tallbuildingsconference.co.uk PROPTECH CONNECT  3 - 4 September 2025  InterContinental London – The O2  www.proptechconnect.com CTBUH 2025 INTERNATIONAL CONFERENCE  6 - 9 October 2025  Toronto, Canada  www.ctbuhconference.com

Join in the Fight Against Cancer At Radar, we’re committed to making a difference in our community.

This year, we’re proud to support Lingen Davies, a local cancer charity dedicated to providing vital care, support, and resources to those affected by cancer.

Together, we can help those fighting cancer feel supported, loved, and empowered.

Donate today and be a part of something truly special.

To donate use the following QR code:

58 TALL BUILDINGS MAGAZINE / Spring 2025

GEBERIT SUPERTUBE

THE SPACE GAINING SYSTEM

With less space required for drainage and more added value throughout the building, Geberit SuperTube is the innovative technology for hydraulically optimised drains in high-rise buildings. Three sophisticated fittings create a constant column of air in the drainage pipe, meaning a separate ventilation pipe is no longer required. Additional space is also created thanks to the optimally designed pipe diameters and horizontal offsets of up to 6 metres in length, which can be laid without a slope. geberit.co.uk/supertube

 www.linkedin.com/showcase/tall-buildings-media

www.tallbuildingsmedia.co.uk

59

FlamePro A1 FR **NEW PRODUCT** Class A1 Fire Rated Air Leakage & Vapour Control Layer

Key Features

EN 13501-1 Fire Classification A1 1.48m x 50m roll size (74m²), to minimise installation overlaps 270g/m² premium quality product Low cost, A1 fire rated option for high rise constructions Fully airtight air leakage barrier Low moisture vapour permeability Helps towards BS 5250 requirements

www.novia.co.uk

60 TALL BUILDINGS MAGAZINE / Spring 2025

sales@novia.co.uk

01795 515110