CIOB and MMC Ireland announce a partnership aimed at securing sustainability of off-site housing production in Ireland
The CIOB has published several policy reports on key construction issues in Ireland. Joseph Kilroy, CIOB’s Ireland Policy & Public Affairs Manager, speaks with ROBBIE COUSINS about some of the findings from its recent modern methods of construction report.
The Chartered Institute of Building (CIOB) has announced a strategic partnership with MMC Ireland aimed at driving the modernisation of Ireland’s construction sector, with the CIOB saying modern methods of construction (MMC) provide opportunities for a more sustainable built environment, better working conditions and a more productive construction sector that could deliver high-quality buildings more quickly than conventional onsite construction.
This collaboration follows the publication of the CIOB’s ‘Modern Methods of Construction: barriers and benefits for Irish housing’ report in early 2024.
CIOB Ireland
The CIOB has been in Ireland since the 1960s. According to Joseph Kilroy, Policy & Public Affairs Manager, Ireland, CIOB, the Institute has always had a healthy membership base here, comprising individual and corporate members from across the construction sector, with the CIOB offering them a platform on which to network and share knowledge. Joseph Kilroy explains: “For many years, the CIOB had operated in Ireland with a small administration staff. Members could benefit from being part of an international network of construction professionals with a mutual interest in improving quality and standards across construction. But, there was a growing ambition amongst members to have a bigger say on where the construction sector is going in Ireland.”
Often seen as a UK body with an Irish membership presence, in 2020, the CIOB became more formalised in Ireland and started to recruit a team to build the Institute’s profile and position to better contribute to debates around the future of construction in this country.
Joseph Kilroy was appointed to establish and lead a policy research function. Starting from scratch, his main objective was to ensure Irish members’ voices were reflected in policy debates and that the CIOB would raise its profile in Ireland by contributing insight on key local issues.
The CIOB is a registered charity with a public interest remit because of its chartership. Kilroy points to the significance of this: “From a corporate perspective, there are a number of industry lobby groups already representing sectoral views. The CIOB has a public interest remit, which leaves us in a position when it comes to policy research to be a more critical friend to the industry, asking some of the more awkward questions and covering some of the more difficult topics that need to be addressed.”
He continues: “Since I took up my role in 2020, we have looked at issues such as mental health, sustainability and equality, diversity and inclusion, all areas that have been improved in recent years but are still in need of progress. Beyond what we observe locally, we can draw on global experience and best practices in other CIOB member countries to inform our work.”
The CIOB is a broad church with individual and corporate membership ranging from the big house builders and contractors to the micro-businesses that make up the sector’s supply chain. Kilroy comments: “The CIOB is an all-island body with over 3,000 members. We are also an education body that accredits university degrees in a broad range of built environment subjects, enabling graduates of those programmes to be CIOB members.”
MMC: barriers and benefits for Irish housing
The aforementioned ‘Modern Methods of Construction: Barriers and benefits for Irish housing’ report published earlier this year is an example of the work being carried out by Joseph Kilroy and the CIOB team.
He explains: “In the report, we covered the benefits, deliverability, sustainability and improved job quality and efficiency, taking a wider public interest view rather than a sector-specific stance. In putting this together, we spoke to stakeholders from across the sector and beyond who are involved or impacted by MMC activities and set out what we see as the key issues to be addressed to further the adoption of MMC in Ireland.”
The report examines the barriers to greater use of MMC in Ireland with a focus on the residential sector. It surmises that MMC presents opportunities for a more sustainable built environment, better working conditions, and a more productive construction sector that can deliver high-quality homes more quickly than conventional, onsite construction. It analyses private and the public sectors, looking at delivery in terms of speed, quality, and environmental impact. It also looks at procurement policies and planning issues.
Joseph Kilroy explains: “Better public delivery of housing using MMC is desirable in and of itself. But it is also important as public sector investment can be leveraged to encourage the private sector to invest in MMC. The report looks at both sectors and the impact that one has on the other.”
Some of the report’s findings are set out below.
Use of timber above four storeys
One of the key issues that has arisen around the use of timber and MMC is the prohibition on timber buildings above four storeys in height.
Kilroy explains: “In the report, we did not recommend a unilateral loosening of restrictions around height. We called for a review based on international evidence and best practice. It isn’t as simple as saying: ‘Let’s increase the height allowance for timber’. We ask if our current restrictions are reflective of best practice internationally.”
Joseph Kilroy points out that laminate timbers can be made less flammable than other materials permitted to be built to a certain height. He says the CIOB recommendation is that governance arrangements be put in place so that the topic is regularly reviewed by the Construction Safety Partnership Advisory Committee.”
Sustainability
MMC refers to processes that are typically factory-based manufacturing. Joseph Kilroy explains several key macro and micro gains to be made with MMC from a sustainability perspective.
“At a macro level, MMC products, such as timber, precast concrete and light gauge steel frame, are less emissions-intensive than traditional building materials. So, gains are achieved by using materials typical of the MMC process.
“Ireland has a significant issue with embodied carbon. We have done well in addressing operational carbon in buildings. However, the embodied carbon of our built environment and the generation of construction demolition waste will continue to increase as activity grows. “Overall, embodied carbon accounts for 14% of national emissions. Adopting MMC and specifying low-carbon MMC products would go some way to reducing embodied carbon emissions.”
He adds: “At a micro level, on a siteby- site basis, using MMC results in less construction waste, dust and noise. This in itself is very positive. However, we believe in terms of mitigating the potential for objections on urban sites, infill developments in built-up areas would be more acceptable to local residents if they used more offsite elements, as a result of there being less noise, dust and, by extension, traffic movements in local communities.
“Also, if modern commercial buildings in city centres are being constructed using MMC components, they would be more adaptable for residential use as elements can be more easily and cost-effectively interchanged than would be the case with adapting traditionally constructed buildings, which would be a huge circular economy gain.”
Certainty of demand
Ultimately, the future viability of the MMC sector rests on the certainty of demand.
Joseph Kilroy comments: “Manufacturers can only hire and train people on the basis of there being a reliable pipeline for their products, and they will need the time to do so. If the MMC sector is to get a foothold, there must be a clear government mandate for the supply of MMC homes to meet housing targets. If we are serious about getting MMC onto a more mainstream footing, a secure pipeline has to come from the state because the rest of the constructive sector is notoriously economically cyclical.”
He adds: “The OPW’s Ukrainian Rapid Modular Home programme is a perfect example of how a mandate could function. Where there was clear demand for units to be delivered using MMC, you had factory owners able to hire people and set up lines in their factories to meet demand exponentially over the course of weeks, getting to the point where they were turning out house buildings in 20 days, having initially taken 60 days. That’s because they were certain that demand was forthcoming. The MMC sector and all of those involved in this project should be commended for how they worked together to deliver this ambitious scheme.”
Planning and contracts reform
To advance MMC adoption in Ireland, Joseph Kilroy believes there needs to be increased use of Design & Build contracts and Early Contractor Involvement (ECI).
“While the state’s ability to directly influence private-sector procurement is limited, it can shape its own procurement models, which may then be adopted by the broader industry.
“To promote the adoption of MMC in public building projects, the project delivery timeframe in the design and build framework could be extended. This would allow tenders to propose earlier completion dates than currently possible. If such proposals are evaluated favourably, it would incentivise using offsite construction methods.”
Regarding planning, several challenges arise.
“The lengthy and complex process of securing planning permission in urban areas could be eased through more extensive use of masterplanning. In this approach, public consultation occurs primarily at the masterplan stage, limiting the scope for objections once a plan is finalised, provided the proposed development aligns with that plan. Additionally, active land management – where the state acquires land, installs necessary infrastructure, and then uses, sells, or leases it – would also be beneficial,” Joseph Kilroy concludes.
To learn more about the Chartered Institute of Building, visit www.ciob.org, phone 01 513 8950 or email jkilroy@ciob.org