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Scheme of 100 new apartments close to topping out in Burnt Oak

Last week whilst the sun shone we took the drone out to record the progress of this mixed-use scheme which will deliver 100 dwellings in Burnt Oak for our client Network Homes.

This exemplar landmark building, designed by dRMM Architects, sits prominently on Edgware Road and will contain a major food retail store at ground level. The building mass is intricately designed across two distinct apartment blocks containing one, two and three-bedroom homes.

V10 successfully unlocked a problematic brownfield site with many land acquisition and build challenges. The project delivered an impressive sustainable community for Network Homes while arranging the hand back of the commercial zones to the sellers on a pre-let basis. This is an approach we have become expertly accustomed to, being involved in many similar mixed-use schemes in London.


The scheme at Edgware Road reuses an existing brownfield site that contained dilapidated buildings. Energy efficient features are incorporated into the design to address internal overheating and reduce carbon emissions, while the design also minimises noise pollution. Flood risk has been managed through sustainable drainage systems and the scheme uses local suppliers for the procurement of materials.


Residents benefit from a thoughtfully landscaped courtyard garden arranged centrally between apartment blocks. This ornate amenity area has been carefully designed and contains planting areas that promote biodiversity while creating a tranquil zone for people to relax and enjoy the space.

Additional affordable

The tenures have been selected by our client to meet local housing needs and create an additional quantum of affordable homes within the scheme over and above planning policy requirements. These objectives align with V10’s social values in creating opportunities for people to take their first step onto the property ladder.

Karl Timberlake, Land & New Business Director at V10 Homes, commented: “It’s always a great moment when a building, which forever seems to have been on an architects’ planning drawing, finally takes shape…and the best is yet to come. drMM Architects designed a truly stunning scheme with facades which will make this an iconic development in the true sense. Indeed, our development partners, Network Homes, have named the scheme ‘Icon’. Very fitting!”

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My experience of delivering modular projects on the ground

To date I must have delivered nearly 1,000 timber frame and modular homes either onsite or within my pre-construction role, and each site presents new challenges in delivering an MMC product. Here’s a snap shot of those experiences.

Having first been introduced to timber frame back in 2016 on small-scale projects within central Cambridge, my eyes were opened to the potential future of the construction industry; how important it was if the industry wanted to survive and grow, as well as deliver much-needed homes.

That same year a modular company was set up called ILKE Homes, owned by the same investment company as Keepmoat Homes and Elliots. I was asked to manage the construction and programme of their show-homes/sales centre down in London as a test case. Having spent six weeks onsite preparing the area, two units were delivered and connected to services within an eight-hour period, and the sales centre opened two weeks later. Impressive!

Traditional v MMC

Having worked on and delivered sites via traditional, timber frame and modular construction, there are benefits to each scenario.

Traditional build suits the sales market as production can be aligned more closely to sales rates. Traditional build is especially beneficial if the site is constrained with differences in levels. Traditional build sites are often more technically challenging and therefore under-build, or steps and staggers in roof lines make it a lot easier to build traditionally than those designed into an MMC product, where adaptions are difficult to overcome and the time saving benefits of the MMC products get eroded.

My observations are that the MMC sites are generally tidier, and are easier to manage, providing the sites have been programmed according to the method of construction and the site team has delivered that product before. Having worked on a scheme that has delivered circa 90 units in a single financial year, it’s fair to say that MMC sites can also be ramped up for longer, with sustainable output between six and eight units per month. Whilst it’s never easy for the site teams, it was manageable and the ability to ramp up production, especially in the summer months, where getting roofs on for December meant a staggered and deliverable programme for oncoming trades over the subsequent six months.

My personal experience is that MMC is easier to programme and has a lot more delivery certainty, especially in areas where traditional methods may be impacted by the weather and programmes are needed to suit certain delivery for times of the year. Whereas MMC construction is less impacted by the weather or if there are time delays, they are far less prohibitive than those of traditional build methods. Programming became an invaluable tool for myself in understanding and delivering the MMC sites and allowed me to understand the differences in internal build methodologies, especially when it comes to pre-plaster inspections and general first fix works.

The ability to get MMC sites off the ground that have challenges is hugely exciting and rewarding, and makes me a huge advocate for all MMC systems which can vary so much from open to closed panel timber frame, to those of smart roofs, and pre-insulated and concreted floor slabs. All of which makes for an exciting future to our industry, especially with the Future Homes standards being introduced in 2025 as Part L 2023 changes.

Comments by: Keiran Wakley, Head of Pre-Construction & Sustainability.

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Construction specialist Keiran strengthens team at V10 Homes

V10 Homes has bolstered its construction expertise with the appointment of Keiran Wakley.

Keiran joins us as head of pre-construction and sustainability from Keepmoat Homes, where he worked as a pre-construction manager.

He brings with him significant industry experience including onsite construction management and project management of large-scale residential developments.

In his new role at V10, Keiran will review and appraise new land opportunities and oversee value engineering for our exciting pipeline of new schemes.

With a detailed knowledge in modern methods of construction and building regulations, his experience will be a vital part of V10’s continued growth and focus on sustainable construction.

Commenting on his new role, Keiran said: “I’m hugely excited about this new chapter and challenge at V10 Homes. This is an ambitious company with people who are truly enthusiastic about creating better and more sustainable housing and this really appealed to me.”

Keiran’s career highlights include acting as project lead on a major Homes England scheme of 425 new properties in Somerset, delivering the first modular homes for ilke Homes as construction lead and delivering numerous five-star National House Building Council quality sites across the UK.

John Stainton, project delivery director at V10 Homes, added: “We’re thrilled Keiran is joining the V10 team to provide a broad range of skills that befit the pre-construction role our business model demands. It’s clear his design and construction know-how and ability to manage multiple projects through the full development cycle will enable us to sustain our growth and remain as one of the leaders in the delivery of package deals to the RP sector.

“Keiran also holds a wealth of modular housing experience which accords with our values to promote modular methods of construction with our delivery partners.”