UK Construction Faces Dire Straits as War Continues
Today, Glenigan releases the May 2026 edition of its Construction Index. The Index focuses on the three months to the end of April 2026, covering all underlying projects, with a total value of £100 million or less (unless otherwise indicated), with all figures seasonally adjusted. It’s a report which provides a detailed and comprehensive analysis of year-on-year construction data, giving built environment professionals a unique insight into sector performance over the last 12 months. The May edition continues the general theme of sector-wide decline, as the US-Iran War drags on, disrupting international supply chains. Overall, the value of work starting on site in the three months to April fell by 9% and finished a fifth (-22%) below 2025 levels. Whilst the fall is less severe than seen during previous months, there’s a general fear that the industry is within the eye of the storm and these results are a harbinger of potentially worse to come, as the supply chain disruption really hits home. Aside from international turmoil, political in-fighting on the home front has led to policy stagnation and a lack of investor and consumer confidence means contractors and subcontractors are keeping their shovels clean until greater certainty returns. Commenting on the Index, Glenigan’s Economics Director, Allan Wilen said, “Construction markets are becalmed. Faced with heighted geopolitical uncertainty generated by the Iran War, investors are reassessing their development plans. Whilst a rise in office, retail and health projects helped stabilise non-residential starts during the three months to April, both residential and civil engineering starts continued to decline. Parliament has now been prorogued and hopefully the King’s Speech, which comes after a successful State Visit to the United States, will provide an opportunity to reassess and reset the national direction.” He cautions, “However, whatever the outcome of the coming weeks, there’s a general consensus that there will be fewer opportunities in the back half of this year, which also implies far fiercer competition. Savvy players will no doubt have strategies in place to capitalise on this risk and opportunity, and I’d urge those who are currently behind the curve to start seriously considering their own game plans and how they can stay afloat during an upcoming period of disruption. Niches, including data centres, purpose-built student accommodation and supermarkets, present pockets of growth and those than can either already service or diversify to meet requirements stand to weather the headwinds currently gathering force.” Taking a closer look at individual sectors and verticals… Sector Analysis – Residential Residential construction remains stuck in a downward spiral as buyers hesitate and demand continues to stagnate. Developers face massive economic pressures, coupled with steep regulatory hurdles and planning headaches, stifling activity. Glenigan’s data revealed that starts declined 8% during the Index period, falling a third(-33%) against 2025 figures. Drilling deeper, private starts plummeted 39% compared to last year, dropping 9% on the preceding three months. The fall for social housing was slightly less severe, dipping 4% against the previous three months and it fell 16% on last year. Sector Analysis – Non-Residential There were a few bright spots within the non-residential verticals which posted a relatively modest increase of 2% against the previous year and remained flat during the Index period. This slight uptick was predominantly driven by offices, which experienced an exceptionally strong period, rocketing 99% over the preceding three months and remaining an impressive 94% above 2025 results. According to Glenigan, this was largely driven by activity in the capital, with standout projects like the £50 million 105 Old Broad Street office refurbishment in the City of London contributing to growth. In other verticals it was a mixed bag. Encouragingly, retail increased 13% against the preceding three months, but this renewed momentum failed to make up for lost ground on 2025 levels (-9%). Likewise, health rose 12% compared to the previous three months but faltered compared to last year’s figures (-10%). Conversely, education fell 10% during the Index period but finished 12% up on 2025 results. Unfortunately, all other verticals saw substantial decline as the geopolitical turmoil started to really bite, disrupting vital supply chains, driving up costs and dampening confidence, inevitably leading to delays. As Glenigan’s data show, this was most acutely seen within civils where work starting on-site crashed, tumbling 42% against the preceding three months and seeing performance slashed almost in half (-47%) compared to the previous year. Diving into the detail, Infrastructure work starting on-site fell 19% against the preceding three months and declined by 48% on last year. Utilities fared even worse, nosediving 56% against the preceding three months and by 46% against 2025 levels. Community and amenity project-starts also registered a particularly poor period, cascading by over a third (-39%) during the Index period to stand 45% down on the previous year. Slightly less severe, yet still disappointing, Hotel & Leisure activity stumbled, having declined 32% against the preceding three months to stand 17% down against the previous year. Similarly, Industrial fared no better, falling 23% against the preceding three months, finishing 29% below the previous year. Regional Outlook Regionally, there were a handful of outliers with London experiencing a particularly robust Index period, soaring 25% against the preceding three months to finish 59% up on 2025 results. As previously noted, a strong performance in the office sector helped drive this growth. Northern Ireland was also in clover, rising 20% compared to the preceding three months to stand 53% up on the previous year. More modestly, yet no less impressive, the North East also performed well, posting a 14% increase during the Index period, up by almost a fifth against the previous year. Elsewhere, the picture painted was one of decline. The West Midlands experienced an especially poor period, declining 17% against the preceding three months and declining 36% against the previous year. The South West also performed poorly, declining 44% against the preceding three months to stand a dismal 60% down against the previous year. Not to be outdone, the South East also declined, by 17%
What’s the Best Value for Temporary Office Space on a Jobsite? 5 Top Options
Temporary office space on a jobsite sounds straightforward until you’re mid-project and the trailer is two weeks out, the climate control is unreliable, and your project manager is running daily standups out of a pickup truck. Discover five providers who offer the best value for temporary office space on a jobsite for construction and building professionals across the Northeast and beyond. 1. Eagle Leasing Eagle Leasing offers the best value for temporary office space on a jobsite. Founded in 1967, it has grown through four generations of family ownership to a fleet of over 20,000 pieces of equipment. You’re dealing with real people, responsive sales teams and a company that has managed large construction projects for decades across commercial, industrial and government verticals. Its regional presence means delivery timelines tend to be more reliable than what you’d expect from a coast-to-coast operation. Lease terms are flexible and the consultative sales approach means you’re more likely to get a unit that actually fits the job rather than the nearest available option. Key Features 2. WillScot WillScot is one of the largest providers of modular space and portable storage in North America. It operates a massive national fleet, which gives it strong availability across multiple regions simultaneously. For large-scale construction projects with a multi-state presence, that scale is useful. The trade-off is a more transactional customer experience compared to smaller regional operators. It offers a wide range of office configurations, from single-unit site offices to multi-room complexes, with add-on options for furniture, climate control and steps. Online quoting makes it straightforward to get a ballpark figure, and its infrastructure enables concurrent deliveries across different states without bottlenecks. Key Features 3. Triumph Modular Triumph Modular is a New England-based provider of modular space solutions, offering rental and purchase options for temporary and permanent office needs. It serves a range of industries, including construction, education, healthcare and government and its inventory covers single-unit offices through to larger modular complexes. For jobsite use, it offers flexible lease terms and delivery across the Northeast. Its regional focus means it brings genuine local knowledge to site planning and logistics, which can make a real practical difference when access or layout requirements are specific to the site. It’s a more specialized option than the large national providers, but a solid choice for Northeast-based projects with defined timelines and clear scope. Key Features 4. ATCO ATCO is a Canadian-founded company with a substantial North American presence, better known for complex modular building projects than for standard job-site trailers. If your site needs a multi-room office complex, a combined office and lunchroom configuration or a longer-term semipermanent structure, ATCO has the engineering and logistics capabilities to deliver it. Its strength lies in large industrial and infrastructure projects, which can make it feel more than necessary for a straightforward commercial build. For sites with unusual layout requirements or extended timelines, though, its custom configuration options give it a clear edge that standard trailer providers simply can’t match. Key Features 5. Satellite Shelters Satellite Shelters is a Midwest-based provider of portable offices and storage containers, operating in a growing number of states. It’s a practical option for smaller construction firms seeking a no-frills office solution at a competitive price. Lease terms are flexible, and delivery and setup are included in most rental agreements, which keeps logistics manageable for leaner operations. Configuration variety is more limited than that of larger national providers, and its geographic footprint is still expanding beyond its Midwest base. However, for jobsites with straightforward office needs and a tighter budget, it covers the essentials reliably and without unnecessary complexity. Key Features How the Best Options Compare Here is a quick side-by-side view across the five providers on the criteria that matter most for jobsite decisions. Provider Best for Regional Strength Fleet Size Service Style Eagle Leasing Overall value and Northeast projects Northeast U.S. Very large Consultative, personal WillScot Large multisite programs National Very large Streamlined Triumph Modular Northeast projects with a defined scope Northeast U.S. Moderate Regional, specialized ATCO Complex or long-term deployments National Large Project-focused Satellite Shelters Smaller sites with straightforward needs Midwest, expanding Moderate Direct How These Companies Were Chosen Temporary office solutions vary more than most site managers expect. Some providers specialize in fast delivery. Others focus on configuration variety or long-term lease flexibility. The chosen companies appear on this list because they meet the following set of criteria: Frequently Asked Questions Here are answers to some of the most common questions project managers have about renting temporary office space. Q: How long does it take to deliver a temporary office to a jobsite? A: Delivery timelines vary by provider and region. Regional operators with local fleets, like Eagle Leasing in the Northeast, can often deliver within a few business days. Larger national providers may have longer lead times depending on unit availability in your area. Confirm delivery windows before signing a lease. Q: Do I need a permit for a temporary office trailer on a jobsite? A: In most cases, yes. Local permitting requirements for temporary structures vary by municipality. Your provider should be able to advise on common requirements, but the permit application is typically the contractor’s or site manager’s responsibility. Check with your local building department early in the planning process. Q: What size office unit do I need for a jobsite? A: A standard single-wide unit, roughly 8×20 or 8×32 feet, works for small crews. Larger sites with multiple supervisors or client-facing functions may need double-wide units or modular combinations. Most providers will help you size the unit based on headcount and intended use. Making the Right Choice for Your jobsite Office Temporary office space on a jobsite is a logistics decision as much as a cost one. The right provider gets you set up quickly, keeps the unit functional throughout the project and doesn’t make you chase them for support. For construction professionals in the Northeast, Eagle Leasing has the track record, the fleet and the service model to deliver
Liverpool’s £1.2bn Kings Waterfront District Moves Closer as Public Consultation Opens
Fresh plans have been revealed for Kings, a major £1.2bn waterfront development in Liverpool that could deliver one of the UK’s tallest buildings outside London. The eight-acre scheme, brought forward by Beetham Group and Davos Property, is described by the developers as the regeneration of a “forgotten corner” of Liverpool’s waterfront. A public consultation has now opened ahead of the submission of a hybrid planning application later this year. Kings would be the city’s largest development project since Liverpool ONE and is set to include 10 buildings across a new mixed-use district. Consent has already been secured for the first building, a 28-storey residential tower. The wider masterplan includes six residential buildings, providing around 2,750 homes in total. At the heart of the proposals is a 70-storey tower designed by SimpsonHaugh Architects, which would include a hotel on its lower floors and more than 500 branded residences above. If delivered, it would become Liverpool’s tallest building. Across the district, the plans include around 400 hotel rooms, 150,000 sq ft of office space close to the river, and 160,000 sq ft for retail, leisure, food and beverage operators. The scheme will also include a new arts venue, shared workspace for start-ups and technology businesses, and public realm designed to improve connections across the waterfront. The development is being planned across three zones. Residential uses would be focused towards the northern end of the site, linking with Waterloo Dock and Pall Mall. Offices would sit towards the southern end, creating a connection between Liverpool’s business district and the Princes Dock office quarter, while leisure uses would be positioned in the centre of the scheme. The hybrid planning application will seek detailed consent for the site layout, services and some buildings, with outline consent requested for the remaining plots. Hugh Frost, chairman of Beetham Group, said Kings represents a statement of confidence in Liverpool, its leadership and its economy. He said the consultation would allow the public to help shape a scheme that could deliver a significant step-change for the city. Chris Bolland, managing partner at Brock Carmichael, the masterplan architect for Kings, said the proposals had been carefully developed around heritage, permeability, layout, massing and scale. He added that feedback from people across Liverpool and Wirral would be an important part of refining the final plans. The joint venture is now seeking investment partners for the project, including build-to-rent funding, a branded residences partner, a hotel operator and support for the office element. Building, Design & Construction Magazine | The Choice of Industry Professionals
Northumberland’s Mega Industrial Park Set to Power Jobs and Investment
A major new industrial park in Northumberland has been given the go-ahead, paving the way for more than 1m sq ft of employment space and a significant boost to the region’s economy. Northumberland planners have unanimously approved outline proposals from Arlington Real Estate for the 126-acre West Hartford Park scheme in Cramlington. The development is being brought forward in partnership with Homes England and is expected to become one of the region’s most important strategic employment sites. The decision comes as confidence begins to return to the UK logistics and industrial development market. Demand is being driven by growth sectors including offshore wind, advanced manufacturing, artificial intelligence infrastructure, clean technology and modern logistics. West Hartford Park is the largest remaining strategic employment allocation in Northumberland. Once developed, it is expected to support more than 2,000 jobs and attract over £150m of investment. The plans include a wide range of flexible industrial, manufacturing and logistics buildings, with units from 40,000 sq ft up to 532,000 sq ft. The scheme will also feature office space, innovation facilities and supporting retail amenities for occupiers and workers. Its location is a key part of the project’s appeal. The site is close to the deep-sea Port of Blyth and will be promoted as a “near port” destination for businesses involved in offshore wind, clean technology, advanced manufacturing and logistics. Arlington said the development has already generated strong interest from potential occupiers. The company pointed to the site’s significant power capacity, modern infrastructure and lack of highways restrictions as important advantages for businesses looking to invest in the area. Environmental measures also form part of the plans. Around 40 acres of the site will be used for ecological mitigation, green space and landscaping, helping to balance development with environmental improvements. Dean Cook, managing director at Arlington, said the scheme’s scale, flexibility and infrastructure made it exceptionally well placed to support a wide range of industries, including advanced manufacturing, logistics, clean energy and technology. The approval marks an important step forward for Northumberland’s industrial ambitions and could help position the county as a key location for the next wave of clean energy and manufacturing investment. Building, Design & Construction Magazine | The Choice of Industry Professionals
SMD appointed to LCP general works framework
Cambridgeshire-based Spacemaker Developments (SMD) has been appointed to the London Construction Programme (LCP) General Works Framework. The £3bn framework which is procured by the London Borough of Haringey on behalf of LCP, puts SMD in the lineup for public sector projects throughout London and the Home Counties. SMD has been appointed for projects in three categories: New build construction projects up to £7.5m, new build projects valued between £6m-£15m and refurbishment and retro fit projects up to £7.5m. Moomith Ullah, operations director at SMD said: “We’re proud that SMD has secured a place on the LCP General Works Framework. The appointment reflects the strength of our team, our track record in delivering high-quality projects, and our continued commitment to supporting long-term infrastructure and built environment improvements. “We look forward to working alongside LCP and fellow framework partners to deliver safe, sustainable and value-driven projects across the programme. “Thank you to LCP for putting their trust in SMD and to everyone involved in making this happen.” Frameworks provide many benefits for both contractors and their clients, streamlining the procurement process, with contractors already being pre-approved for works. Agreements such as this also promote transparency and good communication making the whole construction process easier. To be appointed to the framework SMD proved its technical capability, financial stability and compliance in quality, safety and legal standards and was able to demonstrate the ability to consistently deliver value to public sector clients over several years. SMD is already an approved supplier on several other frameworks including LHC’s (London and South -East Procurement) Modern Methods of Construction of New Homes Framework, the Procurement for Housing Residential Construction Framework and the Southeast Consortium Construction and Development Dynamic Purchasing System, all proving SMD’s status as a solution-focused, proactive, collaborative and secure construction partner. Building, Design & Construction Magazine | The Choice of Industry Professionals
Housing Minister renews pledge to dismantle anachronistic leasehold system
Matthew Pennycook MP stated that leasehold remains a barrier to a fair and efficient property market and confirmed that the UK Government aims to ‘get the job done’ by the end of this Parliament, making commonhold the default tenure for new flats. However, he also stated that reform must be phased to avoid legal, administrative and market disruption — meaning the five million existing leases in England and Wales will not end immediately. central part of the reform programme is the draft Commonhold and Leasehold Reform Bill, which was published in January 2026. The Bill introduces a new legal framework for commonhold and includes measures to ban the use of leasehold for new flats, building on the existing ban on most new leasehold houses. The UK Government’s position is that leasehold should be stopped from renewing itself, while existing leaseholders should be given clearer routes to take control of their buildings and leave the system when they choose. The draft Bill proposes a new conversion process that would allow a block to move to commonhold where at least 50% of qualifying leaseholders agree. Propertymark supports the ambition to make commonhold a more realistic option, but we have warned that the shift will need careful implementation. Commonhold will involve new documents, new processes, new management arrangements and new responsibilities for homeowners and property professionals. Consumers and agents will need clear guidance and practical support to understand how the system works. Ground rent cap must not leave leaseholders waiting too long The Minister also confirmed that the UK Government intends to cap ground rents at £250 per year, before reducing them to a peppercorn rate after 40 years. Propertymark welcomes the commitment to bring ground rents down, but we have raised concerns about the proposed timeframe. Our evidence to the Housing, Communities and Local Government Committee stated that a 40-year transition is too slow to provide meaningful relief for many existing leaseholders. We have also warned that the cap must not allow ground rents that are currently below £250 to be increased to that level where no escalation clause exists. This matters for the market now. Our research found that 78% of agents said leasehold properties with escalating ground rent would struggle to sell, even if priced correctly. Building, Design & Construction Magazine | The Choice of Industry Professionals