Is timber the solution to the housing crisis?
Article posted on: 16 March 2022
There remains a misconception that timber frame construction is just for the residential sector, however, it is becoming extensively used for schools, hotels, offices, apartments and sporting facilities. Timber frame is becoming the go-to method of construction due to its sustainable credentials and is supported by the UK Government in the recently published Net Zero Strategy.
We are delivering schemes across the UK, collaborating with several national specialist manufacturers and off-site providers, predominantly working on new build and extensions in the residential, education, student living and healthcare sectors. The Glasgow and Prestwick teams continue to roll out both large scale and smaller housing developments across Scotland, with the likes of Alexander Timber, Ashleigh, Robertson Timber Engineering and Cunninghame Housing.
South of the border, we are working with several main contractors, along with MMC specialists such as Innovare Systems, NetZero Buildings, delivering mostly school buildings.
Since coming on board last April, Divisional Director, Gordon Megahy and his team have added a significant string to the Clancy bow, with their specialist expertise with timber kit design, Structural Insulated Panels (SIPs), and glulam and cross-laminated timber design.
Gordon and Associate, Wendy Thomson, are both active members of the Structural Timber Association (STA). With Gordon on the STA Board and heading up the technical working group, which Wendy is also involved with, both are highly regarded amongst their peers. Clancy is accredited to the STA Assure Gold standard and the team has earned significant recognition within the industry.
What are the advantages of utilising timber in construction?
Timber certainly is an effective solution to build houses much quicker and to lower our carbon emissions. It is energy efficient and environmentally friendly. In addition, timber possesses the lowest embodied carbon of any building material.
Popular with self-builders, timber frame is used particularly due to the speed of construction and the flexibility of the design. Gordon and the team regularly design bespoke homes for self-builders from traditional to contemporary in style.
The team has delivered schemes such as Fielden Street in the east end of Glasgow, which provided much needed social housing as part of a wider regeneration programme in the area. Formed in timber kit, with a masonry facade, the development consists of three-storey townhouses, and four-storey apartment blocks.
Fielden Street, Glasgow
Timber kit provides an excellent structural solution whilst being the ideal framework to produce the most environmentally responsible buildings. We have a dedicated team to deliver this, and we also provide a full timber kit detailing service. Offering our clients off-site fabrication allows for speed of construction and accuracy during delivery stages.
Can the timber industry solve the housing crisis?
According to the Structural Timber Association, timber frame currently accounts for around a quarter of all new homes being built in the UK. Scotland leads the way in the UK with an estimated 92% of new build homes being made of timber frame, but just 9% in England. There is massive potential for timber frame construction in England considering the above.
Released on the run-up to COP26, the UK Government's Net Zero Strategy: Build Back Greener, places a firm emphasis on reducing the embodied carbon of buildings by adopting more sustainable materials.
Gordon comments, “The Government specifically mention the use of timber frame and this is the first time that they have done so.
“I have no doubt the timber industry will play a key role in helping the Government meet its targets for housebuilding, whilst working to achieve net zero carbon emissions by 2050. Targets are unlikely to be met without a significant increase in the use of timber.”
In England however, take up in the residential sector is much slower, and yet the use of timber in education buildings is on the rise, driven by the Government’s agenda.
Timber kit in the education sector
The team is working with Innovare Systems on a number of schools across England. Innovare is a market leader in using panelised offsite techniques to simplify the construction process and deliver exemplar buildings.
Gordon says, “Main contractors use Innovare, for what is close to a unique service. We are a specialist supplier to them.”
Projects include the £38.4million transformation of West Coventry Academy, one of the first projects to be undertaken as part of the Government’s new 10-year School Rebuilding Programme, and is being designed to reduce energy consumption and support the UK’s net zero targets.
The scheme involves the complete redevelopment of the site, including the provision of new buildings, a state-of-the-art sports hall which will serve the local community, and new outdoor facilities.
Being constructed by Bowmer + Kirkland, the new buildings are being constructed to meet government specifications, with the fabric, heating, ventilation, water and lighting systems being designed to be highly energy efficient.
We are responsible for the timber frame and Insulated Structural i-Fast panels design for the new buildings.
Work began on site in autumn 2021 following a breaking ground ceremony, attended by Education Secretary and Stratford-upon-Avon MP Nadhim Zahawi.
West Coventry Academy, Coventry (Image credit: Stride Treglown)
Another scheme, Kingsbrook View Primary Academy, a £9million project for Buckinghamshire Council is a high-quality, energy efficient building designed to enhance and provide a positive contribution to the local area.
The project, delivered under the Southern Construction Framework (SCF) by Morgan Sindall, comprises a new build, two-form entry primary school for 420 pupils and a 52-place nursery, and is a free school, run by the Inspiring Futures Partnership Trust.
The new school incorporates eco-friendly credentials as part of its sustainable design strategy. Photovoltaic panels have been installed, providing on-site renewable energy generation. We were responsible for the design of the timber Structural Insulated Panels (SIP) on the project, chosen for their energy efficiency as a low carbon alternative. We also designed the roof structure, consisting of an I-joist highly insulated system.
Kingsbrook View Primary Academy, Aylesbury (Image credit: AHR Architects)
We are currently involved in the delivery of primary, secondary and specialist SEND schools with MMC specialists, Innovare Systems. Several of these education schemes are incorporating Passivhaus design elements. Key benefits include improved health and wellbeing, lower carbon emissions and reduced energy bills. Gordon is well-versed in using these hybrid design features which, from a timber design perspective, gain better thermal efficiency and have very green credentials.
Gordon explains, “Passivhaus has got its place, although it is very much in its infancy in this country, there’s a lot of methodology about it. The school buildings being delivered by Innovare are hybrid. There are three levels being designed at present which will be looked at in operation to determine the best way forward. These are net zero, net zero in operation, and Passivhaus. The Passivhaus option has been targeted for three schools which are still early in the design process.”
How will this impact us?
The opportunities are there, the knowledge is there, and we have the capability. However, to keep up with demand we will be looking to recruit and roll out in-house training, delivered by Gordon, given his expertise in the field.
Gordon comments, “In future, there will be more timber construction which will replace other forms of construction. I still believe it’ll be a while before we see an uptake in the industrial sector, and in multi-storey office blocks. Although we are starting to see cross-laminated timber incorporated into the design of such structures.
“These are generally not designed in timber because of the spans involved, but that will have to change. To be attained we need to be thinking laterally and change designs to get that working and make it achievable.”
Another misconception with timber design is the limitations with height. Many of the school buildings that we are involved with are two and three storeys, and the flatted developments and student accommodation blocks are up to six storeys. Current limits are 18m high in Scotland and 11m in England. This will possibly have to change in England to hit 2050 net zero targets, however, currently there is not enough work/demand for this to be increased for another five to 10 years.
Why do our clients come back to us?
Gordon and Wendy have a passion for their work and have been involved in the industry for over 30 years, and in this time they have earned a strong reputation in the marketplace.
“We have honed our service to give our clients what they need, rather than telling them what they need. We work with them to give them the optimum timber solution, and that’s why folk come back to us.
“We know how they manufacture the kit, we know how they erect it on site, and we know what to provide them to optimise both the manufacture and the construction, along with the material costs. It comes from the long-term knowledge, thoroughly understanding the industry.”
What challenges lie ahead for the industry?
Gordon states, “Net zero is the big one. The only way to get to net zero is to use timber in construction an awful lot more than it currently is. The 9% currently being achieved in England has got to get up to 50-60%.
“Our understanding and knowledge, and our commitment to this evolving sector, makes us best placed to support our clients to find the best solutions for all stakeholders.
“Offering our clients timber engineering and off-site fabrication provides a highly sustainable and thermally efficient building solution and is a significant step in expanding our own drive to include energy efficiency within our schemes, which is essential in working towards the UK Government’s net zero by 2050 target.”