By Justine Edmonds, Head of Build to Rent / Leasing Strategies at LRG The Build to Rent (BTR) sector has the potential to deliver one in ten of the government’s 1.5 million new homes, but it can only do so if the viability crisis is addressed. The Budget on 26 November is a vital opportunity to unlock stalled investment and enable the sector to contribute fully to housing supply and economic growth. At the top of our wishlist is the reinstatement of Multiple Dwellings Relief within Stamp Duty Land Tax (SDLT) to support high-density housing. The loss of this relief last year rendered around 25,000 BTR homes unviable almost overnight. Restoring it would be the single most effective way to stimulate development. Alongside this, the government should extend empty property business rates relief from six to twelve months and remove council tax on newly completed but unoccupied BTR homes. These measures would ease holding costs at a time when inflation and higher borrowing rates have put projects under significant pressure. We would also like to see zero-VAT on energy-saving materials extended to cover retrofit and refurbishment schemes. Many BTR assets built a decade ago are now at the end of their initial investment cycle. Encouraging reinvestment in energy efficiency would improve building performance, lower costs for tenants and help meet national sustainability goals. Above all, the Budget must prioritise stability. The BTR market remains strong in fundamentals but fragile in sentiment. Starts have fallen sharply – just 2,600 in the first half of this year compared with 18,000 completions in 2024 – not because of lack of demand, but because of fiscal uncertainty. Investors need clarity and consistency, not short-term fixes. If the government truly wants to build 1.5 million new homes, it must recognise that BTR can deliver at speed and scale. With the right tax environment and a commitment to planning reform, the sector can accelerate delivery, support regeneration and play a central role in driving the UK’s housing-led growth agenda. Building, Design & Construction Magazine | The Choice of Industry Professionals

Archaeologists working at the Palace of Westminster have uncovered evidence of human activity dating back nearly 6,000 years – over a millennium older than the earliest earthworks at Stonehenge. The discovery includes more than 60 struck flint flakes, including one worked tool, likely dating to the late Mesolithic or early Neolithic period (around 4300 BC). The discovery is part of a phased three-year programme of archaeological investigations led by the Houses of Parliament Restoration and Renewal Delivery Authority. The findings will help shape future design and construction decisions as part of the Palace’s restoration.  The flints were found in undisturbed sand deposits that once formed part of Thorney Island, an area where prehistoric communities are thought to have fished, hunted, and gathered food. These rare finds offer a glimpse into early human life in what is now central London.  The Lord Speaker, Lord McFall of Alcluith, said:   “The history of Westminster is long, fascinating and well-documented. Discoveries such as these allow us to add to our knowledge of this ancient site. These archaeological investigations are an important part of the preparation work for the restoration and renewal of the Victorian building.”   Judith Cummins MP, Deputy Speaker of the Commons and R&R Programme Board Chair: “As we prepare for the restoration and renewal of the iconic Palace of Westminster, a huge amount of work is going on to understand more about the building and the thousands of years of history underneath the home of Parliament as we know it today.”  In addition to the flints, the investigation has uncovered a rich and varied collection of artefacts that shed light on the people who lived, worked, and passed through this iconic location over the centuries. Highlights include: Chair of the Houses of Parliament Restoration and Renewal Delivery Authority Board, distinguished historian, archaeologist and heritage restoration expert, Dr Simon Thurley CBE, said:  “The Palace of Westminster has been a central part of our national story for a thousand years; the location of momentous events that have shaped the UK’s history. As we plan for the significant restoration and renewal of Parliament, we must tread softly on the history beneath our feet, to protect it, and to learn from it. Last year that process of discovery began with the first trial excavations which have already revealed things we didn’t know, as well as confirming things we suspected. It is the start of a fascinating and important journey of discovery.”  A Major Medieval Discovery – the Lesser Hall  In a major archaeological breakthrough in August 2025, substantial remains of the medieval Lesser Hall, also known as the White Hall, were uncovered.   Dating back to 1167, the two-storey hall originally served as a royal dining space and later played host to key moments in Parliamentary history. Over the centuries, it housed the Court of Chancery, the Court of Requests, and even the House of Commons and House of Lords at different times.  Long thought to have been destroyed in the Great Fire of 1834 – which is believed to have started in the furnace room of the hall’s basement – new archaeological evidence, supported by historical records, reveals that sections of the hall’s medieval stone walls not only survived the blaze, but were restored, re-roofed, and continued in use until the building’s final demolition in 1851. Remarkably, parts of these walls also withstood a nearby WWII bomb strike decades later. This is the most significant discovery of the current archaeological investigations and provides vital insights into the layout and survival of historic structures beneath the modern Palace. The findings will help shape future design and conservation decisions as part of the Restoration and Renewal Programme. Head of the Government Historic Estates Unit at Historic England, David Brock said:  “The initial finds from archaeological investigations confirm the richness of Westminster as a site. They testify to the variety of human experience on this site. The locating of the Lesser Hall walls is particularly exciting. As this work continues, we hope it will further expand our understanding of the surviving Medieval buildings, especially Westminster Hall, and that the discoveries will enrich our knowledge of this World Heritage Site. It must also pave the way for a sensitive response to the site’s past when proposals are made for the restoration and renewal of the Palace.” Archaeological investigations are currently being carried out by MOLA (Museum of London Archaeology), commissioned by the Restoration and Renewal Delivery Authority. These investigations span nine key locations across the Palace of Westminster estate, including Black Rod’s Garden, Royal Court, Speaker’s Court, Speaker’s Green, Cromwell Green, Old Palace Yard, Victoria Tower Gardens, New Palace Yard, and the Thames Foreshore and River. These areas have been carefully selected in line with current design proposals, targeting locations where future ground disturbance is expected. The Palace sits within a Tier 1 Archaeological Priority Area, an official designation that reflects the site’s exceptional archaeological significance and sensitivity. Its grounds have been a centre of royal and political life for over a millennium. In the 11th century, King Canute established a royal residence on what was then known as Thorney Island. Later, between 1045 and 1050, Edward the Confessor built a royal palace on the site while commissioning the first Westminster Abbey, laying the foundations for the Palace of Westminster’s enduring role in British history. So far, the team has uncovered, recorded, and reburied evidence of structures and features from the medieval Palace, later Parliamentary buildings, and the Victorian-era reconstruction. These early-stage works are helping to build a clearer picture of the site’s rich and layered history. Specifically, these ongoing investigations will: By the end of this phase, specialists will have dug 14 trial pits, drilled 10 geoarchaeological boreholes and surveyed the river foreshore. Archaeological investigations will continue through to 2026, with a full report of the findings to be published 2027.  Archaeology lead at the Restoration and Renewal Delivery Authority Diane Abrams said:  “These exciting discoveries and finds are all contributing to the national story

New data signals a sector reset as contractors face easing wage pressures but growing uncertainty over workforce and project pipelines. The UK construction sector is showing clear signs of a cooling labour market, according to a report by Southern Construction Framework, leading construction procurement framework delivered by the public sector for the public sector in the South of England. The report found that in Q3 2025, employment increased by a modest average of 0.1%, compared to 1.5% in Q3 2024. Across the trades, drylining decreased by the largest amount (-4.0%), with concrete frame (+1.0%) and windows (+1.6%) all seeing modest increases. This is being driven by multiple forces according to the report, including regulatory burdens, cost pressures, and skills shortages.  The news comes as an ONS report found that construction employment sunk to a 24-year low to 1.3% in the third quarter to 2.05 million. This marks a 15% collapse in capacity since a peak just before Covid.  While this is easing cost pressures on contractor project budgets, with wage growth slowing to 3.9%, down from 6.4% in March, it is indicative of weak project pipelines. In an extreme case, SCF’s report found that a South West drylining provider has experienced a -34.3% drop in employment in a strategic effort to revise their strategies and downsized operations. The survey of over 150 subcontractors found that average tender workload across all regions was +1.5% during Q3 2025, significantly lower than Q3 2021 which saw a quarterly movement of +5.71%.  Janara Singh, Assistant Framework Manager at SCF, said: “SCF contractors have reported noticeable shifts in behaviour across the supply chain, reflective of insecurities in the marketplace.  Contractors and suppliers alike are reassessing their strategies, with many adjusting their tendering approaches, cost structures, and workforce planning to remain competitive in a volatile environment.” The regulatory landscape continues to be a defining factor in shaping tender activity and project delivery timelines, having a particularly negative effect on the London housing market. The implementation of the Building Safety Act (BSA) Gateway 2 has introduced significant delays in high-rise residential developments, contributing to a -1.9% decline in window-related tenders in the capital. This bottleneck has created uncertainty for contractors and developers, with many projects stalled awaiting compliance approvals.  While a recovery is anticipated, over the next year with the report predicting a 3.7% increase in tender workload, the current environment has forced suppliers to adapt their strategies. This shift is evident in the South West, where curtain walling and carpentry & joinery have seen notable increases in tender volumes, suggesting a shift toward façade and fit out work in areas with fewer regulatory hurdles. The lack of good-quality labour is also adding time to projects, as contractors struggle to secure skilled subcontractors. In response to ongoing skills shortages in the sector, the government has published its Post-16 Education and Skills White Paper, pledging to invest £100 million over the next 4 years to expand Construction Skills Bootcamps. Adrienne Turner, Framework Manager, said: “To successfully navigate today’s construction landscape, public sector organisations must prioritise early planning, proactive collaboration, and strategic investment in talent. Building resilience means engaging supply chain partners early, leveraging digital tools for compliance, and focusing on high-quality subcontractors. With labour market cooling and skills shortages persisting, visibility and certainty of project pipelines are essential for effective workforce management.” Building, Design & Construction Magazine | The Choice of Industry Professionals

By Joanne Neville, National Director of Planning at Harworth Group Plc One area in which the government cannot be criticised for lacking ambition is reform of the planning system.  With a commitment to 12 new towns – construction on three supposedly starting within this parliament – and ambitions to ‘build, baby build’ alongside recent additions to the Planning and Infrastructure Bill, there is a clear commitment to get things moving. Delivered through two pieces of primary legislation, the proposed planning reforms are broad in scope. The English Devolution and Community Empowerment Bill will see all areas in England covered by a strategic authority.  Separately, the Planning and Infrastructure Bill will mandate these authorities to develop spatial development strategies – bringing the rest of England in line with Manchester and London, which have had these in place since 2024 and 2004 respectively. Sweeping reform is complicated and will take time to have effect, but the government hopes these bills will work in tandem to support development and bolster economies.  Strategic thinking for strategic planning   England’s planning system will work better if we can move away from what can be an overly politicised process, towards a spatial system that facilitates effective cross-boundary working.  This would enable a decision-making framework capable of tackling difficult decisions about how growth is distributed and infrastructure delivered – leaving local planning authorities to focus resources on specific sites. Despite the benefits on offer, this will be a new way of working for most of England’s planning system and require significant attention and resources to establish.  Greater Manchester’s adoption of its regional plan was a gargantuan effort but much needed.  I hope that with support from central government, other combined authorities will achieve the goal quicker. Some, such as West Yorkshire Combined Authority, have already begun work on a plan and will be hoping this will help make the case to government for investment in the region’s proposed mass transit system. The key to delivering an effective spatial plan is starting as early as possible and establishing a shared vision through consistent communication and engagement. Some worry that strategic planning will result in the displacement of planners from local authorities, thereby compounding current resourcing challenges.  The acute shortage of planners is a concern to us all – there is no obvious solution to this other than the requirement for more planners in the system.  Developing a way of working that streamlines systems to ensure work is not duplicated at a local level is also key. A move to unitaries: simplicity is sophistication Putting an end to the current patchwork of administrative make-ups and moving away from two-tier authorities throughout England should, in time, simplify the planning process and largely standardise our political map by bringing all of England under unitary authorities. At our Skelton Grange site, having a strong unitary authority was critical.  Collaborative promotion between Harworth, Leeds City Council and West Yorkshire Combined Authority helped gain interest from globally significant occupiers, with Microsoft ultimately committing to the site. Microsoft’s plan to build northern England’s largest data centre puts Leeds firmly on the map of this booming industry.  Skelton Grange shows the power of strong alignment and clarity of purpose between local authorities, regional authorities and the private sector. The former power station site presented some of the most challenging ground conditions we’ve dealt with – and that’s saying something when you look at the type of the former industrial land we specialise in.  Less than four miles from central Leeds, regeneration of the site is really significant to the city. Greater Manchester and West Midlands are oft-cited examples when it comes to devolution, but we’re also seeing the transition to a major unitary authority play out in North Yorkshire.  This is a particularly interesting example when you consider the challenge and opportunity of creating fertile ground for investment across a large scale and predominantly rural geography.  Time will tell on the specifics, but it’s hard to argue the logic of streamlining eight councils into one, ultimately ensuring planning decisions on housing and employment can be made in the same town hall as transport, waste and social care strategies. Decisions, decisions… A recent report by Lichfields found it now typically takes two years for major applications to secure permission, with just 4% being determined in the statutory timeframe.  The longest wait in 2014 (660 days) was shorter than the average in 2024 (710 days). In 2008, I was the case officer for a major EIA development with a 112-day (16 week) timeframe.  I was able to determine the application (complete with a signed S106), within the target. The ingredients that enabled this included a local authority planning department with a strong chief planner at the helm – a role that the RTPI is campaigning to be commonplace across planning departments.  I was empowered to make a recommendations as planning officer in the planning balance.  Plus we had a pragmatic, solution-based relationship between local authority and applicant. On top of this was a planning committee with a strong chair which recognised the allocation in the local plan and, despite objections, was strong enough to realise the principle of development was not up for debate. Planning professionals are all too familiar with decisions being made at committee against officer recommendation, often leading to delays and costs in bringing forwards new homes and jobs. Recently consulted on reforms to committees include a national scheme of delegation, limiting their size to 11 members and the introduction of mandatory training.  Like the government, I hope a clearer scope and increased professionalism will help to put an end to rolling the dice with committees – particularly where allocated and policy compliant sites are concerned In my opinion, these proposed reforms are a significant step in the right direction to achieving decisions within sensible timeframes again. Don’t let perfection be the enemy of good Planning systems and local government are not a perfect science; we are constantly adjusting to the technological, social and economic conditions around us.  With

London’s built environment presents one of the most technically challenging contexts for structural engineers anywhere in the UK. With much of the housing stock dating from the Victorian and Edwardian periods, and large areas of post-war housing now reaching obsolescence, structural engineering is the invisible framework supporting the capital’s ongoing residential renewal. From internal alterations to complex basement and loft conversions, the involvement of a structural engineer London developers and homeowners can rely on is now indispensable. The Expanding Scope of Structural Input Structural engineering is no longer confined to end-stage calculations. In London’s dense urban fabric, engineers are engaged from the earliest feasibility stages to test viability, manage risk, and inform planning applications. Even apparently straightforward refurbishments frequently reveal hidden complexity once strip-out begins—irregular load paths, shallow foundations, or aged materials that no longer perform to design assumptions. Removing load-bearing walls remains one of the most common domestic interventions. Open-plan layouts dominate modern living requirements, but determining which structural elements can be altered safely requires detailed assessment. Load-bearing walls transfer the combined weight of floors and roofs above to the foundations; removing them without properly designed temporary works or permanent support can trigger cracking, distortion, or even partial collapse. Beyond wall alterations, engineers underpin the success of loft conversions, rear and side extensions, and basement excavations. Each modification redistributes loads and alters the building’s behaviour. Structural analysis defines how new elements—steel beams, padstones, columns, or reinforced slabs—integrate with the existing frame while maintaining global stability. Regulation and Compliance in the Capital London’s regulatory environment is exceptionally stringent. Every borough applies the Building Regulations through its own control team, often adding conservation or heritage constraints. Structural engineers must demonstrate compliance with BS EN 1992 (Eurocode 2) and related standards, showing how proposed works sustain design loads safely. Incomplete or unverified information can delay approvals, trigger enforcement, or lead to costly remedial works. As CIAT Chartered Architectural Technologists and structural engineers, AC Design Solution operates across this complex landscape, delivering coordinated architectural and structural packages that satisfy Building Control requirements from the outset. With more than 10,000 UK projects completed, the practice integrates compliance, detailing, and constructability to reduce design iterations and site risk. The Party Wall etc. Act 1996 introduces an additional layer of regulation for much of London’s housing. Any work involving shared structures or excavations near boundaries requires formal notices and agreements. Structural engineers collaborate closely with party wall surveyors to align technical design, sequencing, and legal responsibilities, preventing neighbour disputes and ensuring projects progress smoothly. Technical Challenges of Period Construction Historic London properties demand an understanding of 19th- and early-20th-century construction logic. Solid brick walls, shallow footings, and timber joist systems behave very differently from modern cavity or framed structures. Many buildings show evidence of historical movement or past alterations undertaken without engineering oversight. When internal walls are removed or openings enlarged, engineers first map the original load paths and restraint mechanisms. Internal masonry walls often provide lateral stability to façades; their replacement requires portal or box-frame systems to replicate the missing stiffness. Timber decay is another recurrent challenge. Rot and insect damage can significantly reduce the capacity of joists or rafters. Structural engineers assess existing timbers and specify replacement with stress-graded or engineered members as needed. Foundations frequently prove inadequate for new loads. Victorian brick footings, sometimes only half a metre deep, cannot always support additional storeys or heavy steelwork. Targeted ground investigations allow engineers to confirm bearing capacity and, where necessary, design underpinning or reinforced concrete rafts that control settlement. Integrating Modern Engineering Approaches Contemporary practice combines established materials with advanced analytical techniques. Structural steel remains the preferred choice for open-plan designs, offering high strength and minimal section depth. Engineered timber—laminated veneer lumber or glulam—provides sustainable options in suitable applications. Hybrid solutions are common: steel beams supporting timber floors, or composite decks integrating acoustic and thermal layers to meet performance standards. Basement developments represent the most technically demanding category of domestic work in the capital. These require retaining-wall design, waterproofing strategies, and carefully sequenced underpinning to protect neighbouring properties. Engineers assess groundwater, soil type, and adjacent foundation levels before establishing excavation and temporary-works strategies. The margin for error is narrow, making experienced structural input vital to both safety and cost control. Sustainability and energy performance now influence structural detailing as strongly as load capacity. Under Building Regulations Part L, cold bridging through structural elements must be minimised. Engineers coordinate closely with architects to integrate thermal breaks or insulation layers without compromising strength or fire resistance. Cost, Value, and Risk Management While structural engineering typically represents around 10–15 percent of total professional fees on residential projects, its role in reducing risk and optimising value is far greater. Through value engineering, structural specialists rationalise schemes for material efficiency and buildability—selecting standard steel sections, simplifying reinforcement, and sequencing works to minimise programme time and temporary support requirements. Early engagement brings clear benefits. Feasibility advice at concept stage helps define realistic spans, load assumptions, and foundation strategies before costly design development. Proactive collaboration between engineers, architects, and contractors leads to smoother approvals and fewer site variations. Professional oversight also protects clients and investors from liability. Building Control can withhold certification for non-compliant work, while insurers may reject claims arising from unverified structural alterations. Chartered structural engineers carry Professional Indemnity insurance, providing reassurance that design risk is properly managed. Selecting the Right Partner Choosing the right structural engineering partner is critical to project success. Chartered membership of the Institution of Structural Engineers or Institution of Civil Engineers signals proven competence and adherence to professional standards. Local experience adds further value: familiarity with borough-specific regulations, ground conditions, and construction typologies accelerates approvals and ensures pragmatic, buildable solutions.

Data centres drive digital progress – but without clean, resilient energy they could also be its downfall, warns UrbanChain’s Charlie Parry The recent announcement of a £150 billion UK–US ‘Tech Prosperity Deal’ marks a bold step in transatlantic cooperation on AI, digital infrastructure and high-growth industries. But the deal risks overlooking one fundamental fact: technology doesn’t prosper without power. The UK’s data centres currently consume approximately 2.5% of the national electricity supply, a figure comparable to the power needs of the entire city of Birmingham.  Projections from parliamentary analysis indicate a potential quadrupling of this electricity usage to over 22 terawatt-hours annually by 2030. Concurrently, the International Energy Agency has issued a warning that AI-driven workloads could account for more than 20% of the additional electricity demand in developed economies by the close of this decade. Data centres are the backbone of digital growth — but without clean, affordable, and resilient energy, they risk becoming the Achilles’ heel of national competitiveness. The hidden cost of digital growth Many UK data centres still largely depend on fossil fuels. Even those claiming “100% renewable” often rely on separate certificates that have little to do with their actual power consumption. Simultaneously, worsening connection queues and grid constraints pose a problem: FTSE 250 executives recently cautioned that without immediate grid improvements, the UK risks lagging behind countries offering quicker, greener power for data-intensive sectors. From challenge to opportunity Done right, the rise of data centres can accelerate the clean-energy transition. They can support new renewable energy generation, battery storage, and flexibility services by establishing consistent demand, as long as transparent systems are in place to align supply with demand. That’s where UrbanChain comes in. UrbanChain: building the renewable energy operating system Based at Manchester Science Park, UrbanChain has developed a renewable energy operating system that directly matches renewable generators with consumers. Unlike traditional suppliers reliant on wholesale markets or unlinked certificates, UrbanChain creates private energy markets that deliver 24/7 traceable renewable power, competitive pricing and insulation from wholesale volatility. Our platform doesn’t just prove that clean energy can be cost-competitive — it makes it measurable, verifiable and fully traceable in real time. In-focus: powering a major London data centre with 24/7 renewables UrbanChain has just signed a critical deal to supply 40 GWh of renewable power annually to a major Greater London data centre. This is our first data-centre client and a blueprint for how digital infrastructure can decarbonise while enhancing resilience. Through blockchain-based technology, UrbanChain will match the data centre’s demand directly with verified renewable generators, providing transparent, hour-by-hour proof of origin — not paper certificates. This partnership showcases how vital infrastructure, such as data centres, can spearhead decarbonisation efforts. We guarantee that tenants, ranging from financial services to AI innovators, can rely on both the cost and the carbon credentials of their power supply by offering directly traceable renewable energy. We’re demonstrating that traceable renewable energy offers more than just sustainability benefits; it’s also commercially competitive, resilient, and specifically designed for high-growth industries such as data centres. Why this matters for the prosperity deal To succeed, the UK-US prosperity deal needs to move beyond silicon and software, focusing instead on clean energy infrastructure that can sustainably power digital expansion. This involves integrating renewable operating systems, such as UrbanChain’s, into data-centre planning, aligning investment zones with renewable energy generation, and recognising the importance of exporting climate-tech alongside deep-tech. UrbanChain exemplifies how British innovation can achieve both, bridging the energy and digital transitions. A digital future built on clean power The prosperity deal is an economic milestone, but true prosperity depends on more than code, capital, and chips. It depends on energy that is traceable, affordable, and resilient. UrbanChain is ensuring that the UK’s data-driven future runs on clean power — and in doing so, showing exactly the kind of scalable innovation the £150 billion deal was designed to support. Charlie Parry is Chief Development Officer at UrbanChain, the Manchester-based CleanTech company behind the UK’s first renewable energy operating system. With a background in large-scale infrastructure and clean energy innovation, he leads UrbanChain’s partnerships with data centres, utilities, and international investors — helping critical industries transition to traceable, 24/7 renewable power. Building, Design & Construction Magazine | The Choice of Industry Professionals