Team Trip to Kingspan to Learn about Timber Frame Housing

It is always very productive and a change of scene; to get the Building Tectonics team out of the office together to learn more about particular areas that we work on.  So, on Thursday 14th March we all went on a trip to Kingspan Potton, based in Great Gransden, Bedfordshire who specialise in fabricated timber frame housing.

The walls, floors and roof of the houses are fabricated in large panels in their factory and are then taken to site and bolted together to construct a house (or other types of buildings).  Although there are several companies who already work in this area; Kingspan have moved away from the mass housing market and instead of supplying the larger house builders, now just supply one or two units to small developers or even one-off houses.

On arrival the BTL team were greeted in the meeting room by the National Sales Manager; who gave a presentation about the different products they produce and then showed them around the factory where they are made. They saw how the process works from start to finish; from when the wood comes into the factory to when it leaves on the back of the lorry.  Following this, they drove 15 minutes away to the Potton Self-Build Show Centre in Little Paxton, near St Neots where they have 5 show-houses. The team had the opportunity to look around the show-houses; which showed them the different materials that Kingspan manufacture and the different structures that they are capable of producing.

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Kingspan can help with the design of any house and have a pattern book of designs you can choose from; but obviously being an Architectural Practice, we already do the design for our clients.  However, Kingspan can take our bespoke design plans and prepare “shop drawings” showing the panels so that they can then be fabricated in their factory. It was very interesting for the BTL team to know all about the process and the types of systems available; for those occasions when a client wishes to have a timber frame house.

There are alternative systems available from other timber frame fabricators: –

Open Panel Systems
The majority of timber frame companies use an open-panel system for the internal loadbearing of the cavity wall.  These are made in a factory from a softwood timber frame covered with a structural sheet material such as plywood or oriented strand board (OSB) and fixed into a structure on-site.  They have a waterproof membrane on the outside and are left open on the inside.  The windows and door frames are fixed on-site and when the house is watertight; the electrical and plumbing casing is installed and the insulation put in place finished off with a vapour-proof barrier and plasterboard.

Closed and Advanced Panels
These systems are used by most of the Scandinavian frame companies and are delivered fully furnished and insulated, with the services in and the windows and doors already fixed – with the advantage that it is an airtight structure that needs minimal on-site work. However, it does mean decisions need to be made early on in the design about services and outlets.

Green Oak Frame
This is the most traditional timber-frame building method and is often referred to as exposed timber frame. The oak is often jointed using mortise and tenon joints, draw-pegged with tapered oak pegs and then integrally braced with curved oak bends jointed into the frame.  Insulating panels are then infilled into the massive oak skeleton and it is made waterproof using a system of perimeter trims and water bars; before being rendered on the outside, leaving the timbers exposed.

SIP Systems
Structural insulated panels (SIPs) are high-performance building panels used in floors, walls, and roofs and are typically made by encasing a core of rigid foam plastic insulation between two structural skins of OSB, but other skin material can also be used.  The panels are manufactured under factory-controlled conditions and can be custom designed for each home.  SIPs are fixed to the outside of the timber frame, so the entire frame can be exposed in the interior or covered up, depending on the look you want to achieve.

Kingspan are first and foremost an insulation company and therefore, have naturally moved toward the highly insulated end of the market.  Timber frame housing can be extremely well insulated and this form of construction lends itself to the addition of a lot of insulation without making the walls unduly thick (unlike brick and block walls).  However, the really interesting development is the SIP technique as these panels can achieve incredible levels of insulation and therefore, are often found in zero energy projects where no heating is required; other than the heat that is created by simply inhabiting the house (possibly with the addition of some solar heating).

Building Tectonics have designed a couple of very low energy houses and are greatly interested in this area. SIP panels also offer really low air infiltration so therefore, help reduce heating bills and increase comfort as they avoid drafts and cold spots.  They can be very strong and rigid and can be used in floors and roofs; which is a real game changer in the construction of houses, but the building industry has generally not embraced this new technology.  Houses built like this can be erected on-site superfast incorporating all the services and the standard of finish can also be superior.

As a practice we would like very much to use this technology wherever we can; but the question is whether our clients will choose something brave and new.  The major practical difficulty is using prefabrication techniques for extending existing buildings, which is where most of our work lies. Ironically, the big problem would be bolting something so perfectly made (1 or 2 mm accuracy) on the side of an existing building where the building tolerances can often be measured on several centimetres. What we need are clients who can see the benefits of such new techniques and we stand ready to help in any such project should it arise.

Project Managers

There was a time when architects, builders and the clients were the only people involved in completing small projects, and that was known as the triumvirate of building. On the larger projects, quantity surveyors and mechanical engineering consultants were brought in to compliment the team. As far as I remember, sometime during the 1970’s, the term “project manager” was coined as a new rank of professional acting as an information filter between the client and the architect; on some varied, fast-tracked projects they also helped the client with issues which wouldn’t be within the architects brief like liasing with the buildings end user.

So what’s happened?! Now bricklayers and carpenters are calling themselves builders, but because they’re ill-equipped to deal with managing the other trades or controlling building costs etc so the “project managers” are stepping in. They’re taking on responsibility for the project being built on time, and to an agreed cost as well as organising the various trades. It seems to me that they have become what we used to call “The Builder”, I think we need this new breed, given that builders who properly manage a project are difficult to come by, and architects have lost their traditional role of contacts management; that’s often because the clients aren’t willing to pay the extra costs that this service brings. It’s interesting because sometimes the client is willing to pay for a project manager instead. Don’t get me wrong, there are many builders who are competent at carrying out the traditional role, we work with many; but with a traditionally competent builder there wouldn’t be any need for a project manager.

I understand the concern that comes with these projects which leads to taking on a project manager, there are now people from all kinds of backgrounds describing themselves as project managers; as long as they operate within their own fields such as IT or the petrochemical industry they’ll be fine but I do wonder how they’d manage the process of building.
My advice to all of you taking on a project manager is make sure they have a proven, and relevant track record
Written by Tony Keller. Building Tectonics.

Domestic clients and the new health and safety regulations.

If you’re having work done on your own home or the home of a family member, and it’s not in connection with a business, you’ll be a domestic client. The only responsibility a domestic client has under CDM 2015 is to appoint a principal designer, and a principal contractor when there is more than one contractor.

However, if you don’t do this, (as is common practice) your duties as a domestic client are automatically transferred to the contractor or principal contractor. If you already have a relationship with your designer before the work starts, the designer can take on your duties, provided there is a written agreement between you and the designer to do so.

For builders, here is a useful link to an app for your smartphone to help you to comply with your requirements:

http://www.citb.co.uk/health-safety-and-other-topics/health-safety/construction-design-and-management-regulations/cdm-wizard-app/

Written by Tony Keller  – Building Tectonics

We need builders.

This year has seen an explosion of building work, ask any builder in Milton Keynes and he will probably say that he cannot commit to any new work until half-way through the new year. The construction industry is renowned for these boom and bust cycles. It is very sad that we cannot flatten out the peaks and troughs as it makes it hard on builders to cope with the demand, when just a short while ago they were laying people off and no one was taking on trainees.

Our job is designing and an awful lot of our work is to do with back extensions, loft conversions, over garage extensions and all the other things that people do to their houses. We also obtain the necessary approvals for the building work, and we are quite often are asked to find builders to give quotations for the work.
We have about 10 building companies which we regularly ask to give quotations for clients, and they are on our list because they have stood the test of time in that they are good builders, they do what they say they will do and they treat our clients with respect. Occasionally we ditch one and occasionally we find another one who is worthy enough to add.  We take no money for this from these builders, they are there purely on merit.
The problem we now face is that we are very busy as all the pent up demand is now unleashed and so many our builders are declining to quote.  We are aware that there are many good solid builders out there whose path we have never crossed. Many good small building companies never advertise and just go from job to job on recommendation. Indeed some of our clients do not need us to find a builder because they have a name of someone who has come highly recommended. Sometimes these clients will wait months or a whole year for them to come free.
So here is the point of this blog. If you know a good builder please let us know as I would like to consider adding them to our list. As I say, we do not take anything for this service, it is something we do as a service to our clients.
Written by Tony Keller – Building Tectonics Ltd.