“The use of timber frame construction in England has historically been less prevalent than in the rest of the UK - and there has always been much debate within the sector as to the reasons why. We even conducted some research and ran our own article on the topic back in August 2024!
But the tide is beginning to turn. Timber frame’s share of the English housing market rose from around 12% up to 15% in the past year and the signs are that this upward trajectory will continue.
Just over a year ago, the government threw its support behind timber frame as the solution of choice to deliver the new, greener, energy efficient homes that the UK needs. With more stringent net zero regulations around the corner – and strained margins on projects - developers are turning to Modern Methods of Construction (MMC) to meet targets and deliver further efficiencies for their build programmes.
Too often however, people have conflated MMC solely with volumetric or modular building methods but timber frame panelisation sits right within the MMC / Offsite manufacturing definition. Indeed, the MMC Definition Framework, developed by a government cross-industry working group, clearly defines pre-manufacturing, stating that it: ‘Encompasses processes executed away from final workforce… The pass test is the application of a manufactured led fabrication or consolidation process in controlled conditions prior to final assembly / install.’
As panels are produced to a high level of precision offsite, they of course contribute to bolstering a project’s Pre-Manufactured Value (PMV).
I was interested, earlier in the year, to read a quote from Mark Farmer, the proponent of ‘Modernise or Die’, who commented to the Future Homes Conference that although there is much talk about MMC unlocking PMV, volumetric (or modular construction) has been shown to be incompatible with the cyclical nature of the UK housebuilding sector. These markets are now recognising that the future is panelisation - specifically timber frame.
The big players are getting on board with this too. Eight of the UK’s top 14 developers have invested in their own timber frame facilities and warranty providers and insurers are now on board, understanding that quality and safety do not need to be sacrificed for the speed and efficiency that timber frame can provide. Businesses using timber frame can also now see that it isn’t a compromise nor does it have to limit design flare or aesthetics. Any unusual or planning-specific details can be ironed out well in advance of detailed design commencing - provided a scheme is designed with timber frame front and centre right from the very beginning.
So, as consensus - and the English market in particular - grows, how do SME builders fully capitalise on the benefits that timber frame can offer to a project?
I believe that the first step should be to source a reputable timber frame provider that has the relevant experience, knowledge, certification and quality processes that can truly deliver.
I also think that timber frame specialists should always look to add value to their customers projects. This is especially important for SME’s where cost and time are critical to a successful outcome.
This is why, along with our FastBuild® Open and Closed Panel systems, we offer a range of other options to customers (such as full roof structures, floor cassettes, staircases, full package plasterboard and industry leading insulation, pre-fitted windows, brick slips and internal finishings) and packages that can be adapted to provide as much or as little as the client needs.
Our products can help a developer realise a host of key benefits. These include speeding up build programmes, the aforementioned higher PMV values and creating warmer, greener and more sustainable homes for the end user.
Timber frame can be utilised on most projects and deliver positive outcomes. However, it can achieve so much more when a project is planned around it - rather than it being introduced late in the process.
In this article about Industrialised Construction, one large-scale developer, Barratt Redrow, views planning for MMC and timber frame almost like a new philosophy. Using timber frame as an operating model - rather than a build method. As Oliver Novakovic says: ‘Industrialised construction is no longer just about choosing a build method; it’s about reconfiguring the value chain – from design through to delivery – to align with repeatable, scalable systems.’
Although maybe not of the same scale as Barrat Redrow, SME’s can also benefit from this approach and achieve similar results. With better, earlier planning – and by working with an experienced timber frame partner, like Kirkwood Timber Frame, which understands the process - projects can be transformed.
Early engagement is key
Efficiency, cost certainty and sustainability are more important now than ever. And though timber frame construction continues to grow in popularity, to fully realise its benefits, early engagement with a timber frame partner is key.
Bringing a specialist on board at the outset can make a measurable difference to the success of a project – and this is why:
Designing with timber in mind
Timber frame systems require a different approach compared to traditional building methods. Panel sizes, structural grids and load paths all need careful consideration.
Engaging a timber frame partner early ensures the design is aligned with the system from day one. This avoids the need for re-design later - and lost time going back and forth with architects and engineers - and helps maintain both the programme and budget.
Greater cost certainty
Early collaboration allows your timber frame partner to provide accurate, system and project specific pricing - rather than wide ranging estimates.
They can also highlight potential cost pressures and suggest practical alternatives, meaning informed decisions can be made earlier before they become expensive problems.
Improved buildability
A design that works in theory doesn’t always translate smoothly on site. Timber frame specialists understand the practicalities of manufacture and installation.
Early input can simplify detailing, reduce complexity and ensure the structure can be delivered and erected efficiently - saving time and reducing risk.
Faster programme delivery
Early engagement means manufacturing slots can be secured, technical drawings can be coordinated sooner and the work on site can be linked with delivery. This all helps to keep the project on programme.
Minimising risk and rework
Avoiding late changes avoids re-work costs and reduces the risk to the programme - particularly once panels are in production. Early involvement helps identify and resolve issues before they actually become issues! This reduces the likelihood of design clashes or the need for on-site modifications and delays.
Ensuring compliance and performance
Like all building methods, timber frame buildings must meet building regulations and performance standards around fire safety and thermal efficiency. A timber frame partner can help work through these requirements from the start, ensuring compliance while optimising the building’s overall performance.
Better co-ordination across the supply chain
Timber frame can be a huge element of the building’s structure and impacts multiple elements - including foundations, windows, cladding, and services. Early collaboration means these elements can be co-ordinated and planned for, avoiding potential errors and ensuring a smoother construction process.
Supporting sustainability targets
Timber is a renewable, low-carbon material but its environmental benefits are maximised when used efficiently.
By engaging early, your timber frame partner can help reduce waste, optimise material use and support certification targets - all contributing to a more sustainable build.
In summary
Early engagement moves your timber frame partner from a supplier into a key design and project team member. The result is a more efficient design process, greater cost control and a smoother path from concept to completion.
You can find out more about our products and services here:
https://www.kirkwoodtimberframe.co.uk/fastbuild
If you’re considering timber frame for your next project, bringing the right expertise in early could be one of the most valuable decisions you make.
Malcolm Thomson.
