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Cement is one of the most widely used materials on the planet, and one of the most damaging to the climate. Responsible for around 8% of global CO2 emissions, the industry has long been regarded as one of the hardest sectors to decarbonise. Now, a prospective spinout from the University of Strathclyde is developing a process that could fundamentally change that picture, turning low-value mineral waste into carbon-negative materials capable of replacing a significant portion of cement in everyday construction.

The company is called Ureaka, and it was founded by scientist Dr Philip Salter. Working at the intersection of circular chemistry and mineral processing, Ureaka has developed a method to create supplementary cementitious materials (SCMs), powdered additives that can be blended into standard concrete mixes in place of traditional cement, from waste streams such as demolished concrete. Critically, the process does not require manufacturers to overhaul their existing production methods, meaning the technology is designed to slot directly into current supply chains.

How the Ureaka Project Is Turning Waste Concrete into Carbon-Negative Building Materials
L to R: River Gowans, Philip Salter and Parvez Patel

Why Cement Is So Difficult to Clean Up

The scale of the challenge facing the construction industry should not be underestimated. Cement and concrete production collectively account for roughly 8% of global CO2 emissions, a figure that is nearly double the contribution of the entire aviation sector. Unlike many other industries, the problem is not solved simply by switching to renewable energy. A substantial proportion of cement’s emissions arise not from burning fossil fuels but from the chemical reactions inherent in the manufacturing process itself, reactions that release CO2 as limestone is converted into clinker.

Dr Philip Salter explained: “Cement is one of the hardest industries to decarbonise because, even if you electrify production, a large share of emissions still comes from the chemical reactions involved. Ureaka is taking a fundamentally different approach: starting with the mineral value already present in waste concrete, reacting it with captured CO2, and turning it into a cement-replacement material that can work within existing supply chains.”

The Global Cement and Concrete Association reported in November 2025 that the sector had reduced its CO2 intensity by 25% since 1990 — progress that is real but insufficient given the pace of decarbonisation required to meet net zero targets by 2050. New approaches that can permanently remove carbon, rather than simply reduce emissions, are urgently needed.

How Ureaka’s Process Works

Ureaka’s approach centres on recovering valuable mineral components, particularly calcium and silica, from waste concrete streams that would otherwise be landfilled or left to degrade. These elements are then reacted with captured CO2 in a process that forms stable carbonate minerals, effectively locking the carbon into a solid, durable form. The resulting SCM, branded as Carbonis, is produced as a drop-in powder suitable for standard concrete manufacturing.

The environmental credentials are striking. According to the company, Carbonis captures between 0.2 and 0.4 tonnes of CO2 per tonne of product manufactured during its biological mineralisation process. Ureaka estimates that if all UK concrete were produced using Carbonis, it could avoid the production of 14.8 megatonnes of CO2 whilst sequestering a further 6.7 megatonnes, the equivalent of removing more than five million petrol cars from the road for a year.

The CO2 used in the process is sourced from industrial point sources such as distilleries and biogas plants, creating a closed-loop approach that draws on existing waste gas streams rather than relying on large-scale direct air capture. Beyond cement replacement, the company’s earlier work in biocementation also points to potential applications in soil stabilisation for construction projects and the repair of existing concrete structures through mineral formation.

From Lab to Market

Supported by the Industrial Biotechnology Innovation Centre (IBioIC) Spin Out Fund and developed in collaboration with researchers at the University of Strathclyde, Ureaka has now moved beyond laboratory-scale experimentation. The project is progressing through factory-scale modelling and is preparing for third-party product testing and validation in a live manufacturing environment — a significant milestone on the road to commercial readiness.

The company is also seeking additional grant funding and preparing for a seed investment round to support team growth. It has already attracted international recognition, having been named one of 50 global finalists in CarbonX Program 2.0, a climate solutions competition run by technology company Tencent.

Caroline Kewney, senior impact manager at IBioIC, added: “Construction materials are a significant contributor to global emissions, so there is a clear need for scalable alternatives that can support decarbonisation across the sector. This project demonstrates how industrial biotechnology can turn waste streams into valuable new materials, while also supporting carbon capture and more circular approaches to manufacturing. We’re excited to see what’s next for Ureaka as it progresses towards commercialisation.”

A Broader Shift in Construction Materials

Ureaka is not operating in isolation. Across the globe, researchers and start-ups are racing to develop viable low-carbon cement alternatives. Academic research published in late 2025 found that SCMs derived from industrial and agricultural waste have the potential to reduce the global warming impact of cement by 50 to 90% compared to ordinary Portland cement, depending on the material used. Fly ash, slag, and calcined clay have emerged as leading candidates, but supplies of many traditional SCMs are expected to tighten as coal-fired power generation — a key source of fly ash — declines.

What distinguishes Ureaka’s approach is its ability to generate a new SCM from waste streams that would otherwise offer no value, whilst simultaneously sequestering carbon in a permanent mineral form. Rather than simply reducing the carbon intensity of construction, the process actively removes CO2 from the atmosphere and binds it into the built environment.

With the UK government committed to net zero by 2050 and construction remaining one of the economy’s most emissions-intensive sectors, the timing could hardly be more pressing. If Ureaka can successfully scale its technology and navigate the path to commercialisation, it may offer the construction industry something it has long needed: a genuine route to becoming part of the climate solution rather than part of the problem.

Prime Minister Sir Keir Starmer has met with mayors from across England as part of the Government’s latest push to accelerate housing, transport and infrastructure projects, signalling a renewed determination to remove barriers that have long delayed development and economic growth.

The meeting, which brought together regional leaders from across the political spectrum, focused on how devolved powers can be used to unlock stalled construction schemes, increase housing delivery and improve local transport networks. The discussions form part of the Government’s wider agenda to boost growth, tackle the housing shortage and give greater decision-making powers to local leaders.

At the centre of the talks was the challenge of speeding up housebuilding. With the UK continuing to face significant housing pressures, ministers are increasingly looking to mayors to help overcome planning delays, local opposition and bureaucratic obstacles that have prevented developments from progressing.

Prime Minister Keir Starmer said: “For too long, Britain has been held back by a system that says no, delaying projects, blocking growth and leaving communities behind.

“We’re turning that on its head by backing our mayors to get Britain building again, with spades in the ground and more jobs across the country. There will always be the naysayers and the blockers, but we cannot afford to give into them – because it will be the next generation that suffers.”

Starmer also highlighted the Government’s commitment to devolution, arguing that local leaders are best placed to understand the needs of their communities and drive economic development.

He added: “This government is backing mayors with the biggest devolution drive in a generation, putting real power in the hands of local leaders, because those with skin in the game know best what their communities need. That is the right thing to do for communities, and it’s the right thing to do for growth.”

A key outcome of the meeting was the Government’s pledge to support mayors in pushing forward projects that have stalled or been scaled back. Ministers also discussed a new “Right to Request” process that will enable mayors to seek additional devolved powers, further strengthening local control over housing, infrastructure and public services.

The Government believes greater devolution will help accelerate decision-making and improve the delivery of major projects. Recent announcements have already included proposals to give mayors more influence over transport schemes, innovation funding and strategic development initiatives.

Among the strongest supporters of the initiative is West Yorkshire Mayor Tracy Brabin, who has consistently argued that improved transport infrastructure is essential to unlocking economic growth and supporting new housing development across the region.

Brabin stated: “We have ambitious plans for our region and a Mass Transit network is a key part to unlocking our untapped potential which will boost growth and put more money in people’s pockets.

“With backing from the government and more powers devolved to mayors who know their areas best, we will transform West Yorkshire.

“Building the Mass Transit system our region needs will benefit the economy, strengthen connections, and improve lives for generations to come.”

The focus on housing comes at a critical time for the construction sector. Industry leaders have repeatedly warned that planning delays, skills shortages, infrastructure constraints and uncertainty around development funding continue to hamper the delivery of new homes.

Neil Jefferson, chief executive of the Home Builders Federation, recently described falling planning approvals as “disastrous” for both the industry and the Government’s housing ambitions, warning that without urgent intervention there is little prospect of delivering the homes the country needs.

Construction industry observers have broadly welcomed the Government’s willingness to tackle project delays. Analysts suggest that giving mayors greater powers could help unlock housing and regeneration schemes, particularly where local transport improvements and housing growth are closely linked. However, they also caution that faster approvals alone will not guarantee delivery if issues such as infrastructure capacity, procurement challenges and development viability remain unresolved.

The meeting reflects a broader shift in Government policy towards empowering regional leaders and accelerating delivery on the ground. With housing affordability remaining a major political and economic issue, ministers are increasingly focused on ensuring that planning reforms and devolution measures translate into tangible construction activity.

For the construction sector, the success of the initiative will ultimately be measured not by announcements, but by whether more homes, transport links and infrastructure projects move from the drawing board to reality. As Starmer’s Government continues its drive to “get Britain building”, mayors are set to play an increasingly influential role in shaping the country’s development pipeline.

3D printed concrete is rapidly moving from experimental technology to a practical solution for the UK construction and infrastructure sectors. As the industry faces mounting pressure to improve productivity, reduce carbon emissions and address labour shortages, additive manufacturing is emerging as a viable method for delivering buildings and infrastructure components faster and more efficiently.

The technology, often referred to as 3D concrete printing (3DCP), uses robotic systems to deposit layers of concrete according to a digital design. Unlike traditional construction methods, which rely heavily on formwork, 3D printing creates structures directly from computer models, reducing material waste and enabling complex geometries that would otherwise be costly or impossible to achieve.

3D printed concrete in UK infrastructure and construction
Image: Costain

The UK’s interest in 3D printed concrete has accelerated significantly over the past five years. Early adoption was largely focused on housing and demonstration projects, but the technology is now finding applications across infrastructure, utilities and civil engineering. One of the most notable developments came in 2026 when Costain deployed 3D printed concrete components on a major carbon capture project on Teesside. Working alongside A E Yates and Hyperion Robotics, the company used 90 low-carbon printed concrete pipe supports for a CO₂ pipeline within the East Coast Cluster network. According to project data, the printed components reduced concrete and steel consumption by 40 per cent and cut embodied carbon by up to 50 per cent compared with conventional precast alternatives.

The appeal of 3D printed concrete lies in its potential to address several longstanding challenges in construction. Industry suppliers report that automated printing can reduce project costs by around 30 per cent, accelerate delivery times by as much as 50 per cent and significantly reduce material waste. By placing concrete only where it is structurally required, the process supports both efficiency and sustainability objectives.

Housing remains one of the most promising applications. Harcourt Technologies (HTL), the exclusive distributor of COBOD’s 3D construction printing technology in the UK and Ireland, has been actively promoting the technology for affordable housing developments. The company states that 3D concrete printing can help facilitate “the rapid delivery of high-quality, affordable, and sustainable housing reliably and consistently.”

Industry collaboration has also played a crucial role in advancing the technology. Major materials suppliers have invested in developing printable concrete mixes that use conventional ready-mix materials rather than specialist mortars. CEMEX and COBOD jointly developed a system that enables standard concrete to be used in 3D printing applications, reducing costs and improving scalability. According to the companies, the innovation allows contractors to utilise locally sourced materials while achieving significant time savings compared with traditional methods.

Despite the progress, challenges remain before 3D printed concrete becomes mainstream across the UK. Regulatory compliance, quality assurance and structural standards continue to evolve. The construction industry is traditionally cautious about adopting new methods, particularly where long-term performance and safety are concerned. However, efforts to develop standardised approaches are helping to overcome these barriers. Harcourt Technologies, working with engineering consultancy Cundall, has been involved in projects aimed at establishing standards and protocols for 3D construction printing across Ireland and the UK.

Labour shortages are another factor driving interest. The UK construction sector faces a growing skills gap, particularly in trades associated with traditional building methods. Automated concrete printing can reduce the amount of manual labour required on site while improving consistency and productivity. Rather than replacing workers entirely, the technology is expected to shift demand towards digital design, robotics operation and advanced manufacturing skills.

Infrastructure applications may ultimately prove more transformative than housing. Printed concrete components such as pipe supports, retaining structures, foundations and utility assets can be manufactured off-site and delivered ready for installation. This approach aligns closely with the industry’s broader move towards modern methods of construction and off-site manufacturing. The success of recent infrastructure projects suggests that 3D printed concrete could become a valuable tool for delivering low-carbon assets while reducing programme times and site disruption.

Looking ahead, the outlook for 3D printed concrete in the UK is increasingly positive. As standards mature, equipment becomes more widely available and contractors gain confidence through real-world projects, adoption is likely to expand. While the technology will not replace conventional construction entirely, it is becoming an important addition to the industry’s toolkit.

For a sector under pressure to build more sustainably, more quickly and with fewer resources, 3D printed concrete represents one of the most significant construction innovations of the past decade. The transition from pilot projects to operational infrastructure schemes indicates that the technology is no longer a future concept but an emerging reality within the UK’s built environment.

The UK Green Building Council (UKGBC) has launched its new Whole Life Carbon Framework (WLCF), marking a significant evolution of the organisation’s landmark Net Zero Carbon Framework Definition first introduced in 2019.

The updated framework has been designed to help the built environment sector reduce carbon emissions across the entire lifecycle of buildings, from design and construction through to operation, refurbishment and end-of-life.

The WLCF arrives at a critical moment for the construction and property industries as pressure intensifies to decarbonise the UK’s built environment. UKGBC has previously warned that the sector is “dangerously behind” in meeting national carbon reduction targets, with embodied carbon emissions continuing to rise despite broader net zero commitments.

UKGBC launches WLCF
Image by Toby Parsons from Pixabay

The original Net Zero Carbon Framework Definition, launched in 2019, was developed to create a common industry understanding of what constitutes a net zero carbon building. Since then, the market has matured significantly, with the introduction of initiatives such as the UK Net Zero Carbon Buildings Standard and growing adoption of whole-life carbon assessments across major developments.

According to UKGBC, the new framework builds on that earlier guidance by moving beyond high-level definitions and focusing on practical implementation. The WLCF establishes a set of principles and actions aimed at minimising whole-life carbon and managing residual emissions throughout a building’s lifecycle.

The framework introduces four overarching principles centred on adaptability, accountability, target-setting and transparent disclosure. It also provides lifecycle-stage actions intended to support project teams in making low-carbon decisions from the earliest stages of design through to operation and eventual deconstruction.

Yetunde Abdul, director of industry transformation at UKGBC, said: “As expectations around sustainability and carbon performance continue to grow, organisations need practical tools that support consistent and informed decision-making across the full life cycle of buildings.

“This updated framework is designed to help drive industry-wide action by supporting better design making, strengthening accountability and embedding whole-life carbon thinking into projects from the outset.”

Philippa Birch-Wood, head of climate action at UKGBC, said: “Designed to complement initiatives such as the UK Net Zero Carbon Buildings Standard, the framework will help organisations improve assessment, reporting and disclosure practices while supporting the transition to net-zero aligned buildings.”

Industry leaders have increasingly recognised whole-life carbon measurement as essential to achieving net zero goals, particularly as operational emissions begin to fall through improved energy efficiency and cleaner electricity generation.

The UKGBC’s latest Whole Life Carbon Roadmap Progress Report found that embodied carbon remains one of the sector’s biggest challenges. The report stated that emissions from buildings and infrastructure have fallen by just 14% since 2018, compared with the 24% reduction required to remain on track for the UK’s climate goals.

Simon McWhirter, chief executive of UKGBC, previously warned that the industry cannot afford to “lock in another generation of high-carbon homes, offices and infrastructure.”

The launch of the WLCF also reflects wider industry momentum around carbon reporting and lifecycle assessment. Organisations including the Royal Institute of British Architects (RIBA) and the Royal Institution of Chartered Surveyors (RICS) have both strengthened guidance around embodied carbon, lifecycle analysis and environmental product declarations in recent years.

UKGBC said the framework is intended to work alongside existing standards rather than replace them. The organisation believes the WLCF will support developers, contractors, consultants, local authorities and product manufacturers in embedding whole-life carbon thinking into mainstream project delivery.

The framework also aligns with UKGBC’s broader Net Zero Whole Life Carbon Roadmap, launched in 2021, which sets out the built environment sector’s pathway to net zero emissions by 2050. That roadmap was developed with contributions from more than 100 organisations across the construction and property sectors.

As regulatory scrutiny and investor expectations continue to rise, industry observers expect whole-life carbon measurement and disclosure to become increasingly central to planning, procurement and asset management decisions.

For UKGBC, the new framework represents an attempt to provide the market with a more practical and consistent approach to reducing carbon emissions across the built environment at scale.

Scotland Yard has confirmed that 77 individuals and organisations could face criminal charges over the Grenfell Tower disaster, nearly a decade after the fire claimed 72 lives in west London. The announcement marks one of the most significant developments since the tragedy in June 2017 and signals that prosecutors are moving closer to potential criminal proceedings.

The Metropolitan Police said 57 individuals and 20 organisations remain under investigation for offences including corporate manslaughter, gross negligence manslaughter, fraud, misconduct in public office and serious health and safety breaches. Evidence files are expected to be submitted to the Crown Prosecution Service (CPS) by the end of September 2026, with charging decisions anticipated before the 10th anniversary of the fire in June 2027.

The Grenfell Tower fire remains Britain’s deadliest residential blaze since the Second World War. A public inquiry concluded in 2024 that the disaster was preventable and identified widespread failings across government, construction firms, manufacturers and regulators. The inquiry found that dangerous cladding and insulation materials contributed to the rapid spread of the fire.

Scotland Yard identifies 77 potential Grenfell fire charges
https://depositphotos.com/portfolio-21486874.html?content=photo

Garry Moncrieff, lead investigator for the Metropolitan Police, stressed the scale and seriousness of the investigation: “It’s our job to make sure that we do a fair, thorough, and comprehensive investigation, so that charging decisions can be taken, and that fairness runs throughout everything that we do.

“What I can say is that we have gathered strong evidence, and that evidence is sufficient, that we will be submitting files to the Crown Prosecution Service for them to make charging decisions.”

The police investigation has become one of the largest and most complex in UK legal history. Detectives have reviewed more than 165 million documents, examined evidence linked to hundreds of companies and taken more than 14,000 witness statements. Scotland Yard has also confirmed that specialist replica sections of Grenfell Tower are being constructed to help potential juries understand the building and fire spread during any future trials.

Deputy Assistant Commissioner Kevin Southworth described the inquiry as “one of the most complex investigations ever undertaken by any UK law enforcement agency.”

Legal experts say the announcement was widely expected following the findings of the Grenfell Inquiry. Ross Wilson, partner at Spencer West LLP, said the extensive evidence gathered during the public inquiry made criminal proceedings increasingly likely.

He said: “Having been involved in phase 2 of the Grenfell Inquiry, it is not surprising that criminal charges against those held to be responsible would eventually happen. The vast amount of evidence and scrutiny by the Inquiry has assured this would be a natural development in the process. Those that appear to have been shortlisted by New Scotland Yard are sure to be watching with bated breath.

“This criminal law development also reflects the Government’s renewed sentiment towards holding responsible parties (including manufacturers) to account from a civil law perspective. The reference to the Remediation Bill in the King’s Speech means there will likely be a legal requirement that all unsafe buildings should be remediated by 2029 and 2031 (for 18m+ and 11m+ respectively). This means that manufactures, developers, freeholders, contractors etc will also be watching with bated breath as the already overstretched remediation sector becomes saturated even further. It will be interesting to see how these responsible parties cope with hard deadlines being imposed upon them and/or whether remedial action will actually be undertaken by Homes England or local authorities if required.”

The criminal investigation is unfolding alongside wider government reforms to building safety regulations. Ministers have pledged stronger oversight of construction products, fire testing and high-rise residential buildings following fierce criticism contained within the inquiry report.

Campaigners and survivors have welcomed the latest development but continue to express frustration at the pace of justice. Grenfell United, which represents bereaved families and survivors, described the latest update as an important step but warned that accountability has already taken too long.

Any prosecutions are unlikely to reach court before 2029 because of the complexity of the case and the expected scale of legal proceedings. However, the announcement by Scotland Yard is being viewed as a critical turning point in the long-running effort to secure accountability for one of the UK’s worst modern disasters.

The ongoing Iran conflict is sending shockwaves far beyond geopolitics, with mounting evidence that the global construction sector could face severe disruption. According to Pick Everard’s Market Intelligence Report 2025, escalating instability in the Middle East is already influencing supply chain, costs, and investor confidence. If these pressures continue unchecked, the report warns, the construction industry risks becoming effectively “paralysed”.

At the heart of the issue lies the globalised nature of construction. Modern projects depend heavily on international supply chains for materials such as steel, cement, glass, and mechanical components. The Iran conflict threatens key shipping routes, particularly through the Strait of Hormuz, a critical artery for global energy supplies. Any disruption here has a cascading effect on oil and gas prices, which in turn drives up manufacturing, transportation, and operational costs across construction projects worldwide.

Energy prices are a particularly acute concern. Construction is an energy-intensive sector, from material production to on-site operations. Rising fuel costs increase the price of raw materials while simultaneously inflating logistics expenses. This double impact places enormous strain on project budgets, many of which are already finely balanced. As a result, developers may delay or cancel projects, leading to reduced activity across the industry.

The Pick Everard report highlights that uncertainty is proving just as damaging as actual disruption. Investors and developers are increasingly hesitant to commit to new projects in such a volatile environment. This “watch and wait” approach is slowing decision-making and stalling pipelines, creating a bottleneck that could significantly hinder growth.

Gavin Mason, Operations Director at Pick Everard, emphasises that inaction poses a major risk. He said that sitting tight is not an option and urged construction companies to adopt a proactive risk-management approach.

“It’s not a lack of intent that is the issue now,” he said, “but a ‘watch and wait’ mentality that is threatening growth.

“The problem is that the shockwaves from the Iran war are likely to be felt by construction for some time – regardless of how peace talks play out. In these volatile times, we need to collaborate and foster agility through strategies like advanced procurement and data sharing.”

This perspective reflects a broader industry concern: that hesitation could compound the challenges already facing construction. Labour shortages, inflation, and regulatory pressures were already testing resilience before geopolitical tensions intensified. The Iran conflict adds another layer of complexity, increasing the likelihood of project delays, cost overruns, and contractual disputes.

Supply chain fragility is another critical factor. Many construction firms rely on just-in-time delivery models to manage costs and efficiency. However, geopolitical instability exposes the vulnerability of this approach. Delays at ports, sanctions, or restricted trade routes can quickly disrupt schedules. The report suggests that companies may need to rethink procurement strategies, including diversifying suppliers and holding greater stock reserves, even if this increases short-term costs.

Insurance and risk premiums are also rising. Projects in regions perceived as high-risk may face higher financing costs or difficulty securing investment altogether. This tightening of financial conditions could further restrict the flow of capital into construction, particularly for large-scale infrastructure and commercial developments.

Despite these challenges, the report underscores that the industry is not without options. Proactive risk management is a recurring theme, with an emphasis on collaboration, innovation, and data-driven decision-making. Advanced procurement strategies, for example, can help firms secure materials earlier and at more stable prices. Meanwhile, improved data sharing across the supply chain can enhance visibility and allow companies to respond more quickly to disruptions.

Digital tools and predictive analytics are also gaining importance. By modelling different scenarios, firms can better anticipate risks and plan contingencies. This shift towards a more agile and responsive operating model could help mitigate the worst effects of geopolitical instability.

However, adopting these strategies requires a cultural shift within the industry. The traditional reactive approach—waiting for clarity before acting—is no longer sufficient in a world characterised by constant uncertainty. Instead, companies must embrace a mindset of continuous adaptation, where risk is actively managed rather than passively endured.

The potential for paralysis arises when uncertainty, rising costs, and delayed decision-making converge. If too many stakeholders adopt a cautious stance simultaneously, the entire ecosystem slows down. Projects are postponed, supply chains contract, and confidence erodes. In such a scenario, even firms that are willing to proceed may find themselves constrained by external factors beyond their control.

Ultimately, the Iran conflict serves as a stark reminder of how interconnected the construction industry is with global events. While the immediate impacts are being felt through costs and supply chains, the longer-term consequences could reshape how the sector operates. Companies that act decisively, invest in resilience, and embrace collaboration are more likely to navigate the turbulence successfully.

Those that do not, risk being caught in a cycle of hesitation and delay—one that could indeed leave the industry “paralysed” at a time when infrastructure development and economic growth are more critical than ever.

Thousands of new homes and jobs could be unlocked across England following the launch of a £165 million infrastructure fund aimed at removing barriers to stalled development sites. The UK Government’s new Growth and Housing Accelerator Fund will focus on delivering critical transport improvements needed to bring forward housing and employment projects that have struggled to progress due to funding constraints.

Set to launch in the coming weeks, the fund forms part of the wider Road Investment Strategy 3 (RIS3), a £27 billion plan to upgrade and maintain England’s motorways and major A-roads between 2026 and 2031. The initiative supports the Government’s broader ambition to deliver 1.5 million new homes during this Parliament while boosting economic growth and raising living standards.

The Growth and Housing Accelerator Fund is designed to bridge funding gaps for essential transport infrastructure, particularly at sites located on or near key strategic roads. By improving connectivity, the programme aims to unlock developments that have been delayed due to insufficient road access or capacity, enabling construction to begin and communities to benefit from new homes, jobs and local investment.

Secretary of State Heidi Alexander, said: “Too many housing and employment opportunities have stalled for years, held back by the infrastructure that wasn’t there to support them. This fund will pave the way for developments that have sat idle for too long, funding the transport links that stalled sites need to get moving and generating new jobs and opportunities for communities that deserve them. It is a deliberate choice – and a signal that this Government is serious about removing the barriers to growth.”

Housing Secretary Steve Reed, added: “For many people, the dream of a decent home, close to work, and with good connections to their community, has been out of reach. This government is firing on all cylinders to get spades in the ground faster so we can build new homes, bolster our transport links and create jobs in the places most in need. This is exactly the kind of targeted, practical action that will help us reach 1.5 million new homes and create thriving communities where people can put down roots.”

Delivery of the programme will be led by National Highways, which will invite local authorities to submit development sites for consideration. A rolling programme of funded schemes is expected to be published from the end of the 2026/27 financial year, providing long-term visibility for infrastructure investment and development planning.

National Highways Executive Director Elliot Shaw emphasised the importance of reliable road networks: “Reliable roads are crucial to housing developments. They shape where people want to live, where businesses want to invest, and where communities can thrive. This fund will help unlock the transport links needed for new homes and jobs and help the government achieve its ambitions on economic growth.”

At the core of RIS3 is a record £8.4 billion investment in renewing and resurfacing more than 9,000 kilometres of motorway and major A-road lanes. This will address a long-standing backlog of ageing infrastructure, including bridges, viaducts and concrete road surfaces. With around two-thirds of structures on the network now over 45 years old, the funding aims to extend asset life and improve safety and reliability.

The overall RIS3 programme is expected to support around 50,000 jobs across England over the five-year investment period, further reinforcing its role in driving economic activity alongside housing delivery.

By targeting infrastructure constraints that have historically delayed development, the Growth and Housing Accelerator Fund represents a strategic effort to align transport investment with housing and economic priorities. If successful, it could accelerate the delivery of new homes, unlock employment opportunities and help create more connected, sustainable communities across the country.

The UK Government’s long-awaited publication of the Future Homes Standard (FHS) on 24 March 2026 marks a significant milestone in the transition towards low-carbon housing. Designed to ensure that new homes are “zero-carbon ready”, the FHS introduces a comprehensive package of regulatory changes that will reshape how residential properties are designed, constructed and heated across England.

What is the Future Homes Standard?

The Future Homes Standard is a reform of Building Regulations aimed at dramatically improving the energy efficiency of new homes while reducing their carbon emissions. It forms a central part of the UK’s pathway to net zero by 2050, ensuring that homes built in the coming years will not require costly retrofitting to meet future environmental targets.

Following years of consultation and delays, the Government has now confirmed the framework and direction of travel, with full implementation expected by 2028 after a transitional period.

Long-awaited Future Homes Standard finally published
Image: GOV UK

Core requirements of the Future Homes Standard

At its core, the FHS mandates a substantial reduction in operational carbon emissions from new homes. Properties built to the standard are expected to produce around 75–80% fewer emissions than those constructed under 2013 Building Regulations.

A central provision is the move away from fossil fuel heating. New homes will effectively be prohibited from connecting to the gas grid, driving widespread adoption of low-carbon heating technologies such as heat pumps. This represents one of the most transformative aspects of the policy, fundamentally altering the UK’s domestic heating landscape.

The standard also places strong emphasis on building fabric performance. Enhanced insulation, improved airtightness and the reduction of thermal bridging are required to minimise heat loss and energy demand. Windows and doors must meet stricter efficiency thresholds, with lower U-values ensuring better thermal performance.

In addition, the FHS introduces more sophisticated methods for assessing energy use. The shift towards dynamic modelling tools, such as the emerging Home Energy Model, will allow more accurate measurement of a building’s real-world performance, including peak energy demand and smart technology integration.

Renewable energy generation is another key feature. The Government has indicated that most new homes will incorporate technologies such as solar panels alongside low-carbon heating systems, further reducing reliance on grid energy and lowering household bills.

There is also growing alignment with water efficiency targets, with proposals suggesting reductions in household water consumption to as low as 90 litres per person per day by 2030. While not yet a core regulatory requirement, this signals a broader sustainability agenda embedded within the FHS.

Implementation timeline and transitional arrangements

Although published in March 2026, the FHS will not apply immediately to all developments. The Government has outlined a phased implementation, with regulations expected to come into force later in 2026, followed by a transitional period lasting approximately 12 months.

Full compliance is anticipated for all new homes commenced from 2028 onwards.However, the announcement has already been accompanied by controversy, as ministers confirmed that the effective rollout has been pushed back, meaning many homes built in the interim may still rely on gas heating.

Industry reaction and criticism

Reaction across the construction and housing sectors has been mixed. On one hand, industry bodies and sustainability advocates have welcomed the clarity and long-term direction provided by the FHS. Proponents argue that the standard will deliver warmer homes, lower energy bills and greater energy security for households.

There is also recognition that the policy will stimulate innovation across the supply chain, accelerating the adoption of heat pumps, renewable technologies and high-performance building materials.

However, the publication has also attracted significant criticism. A key concern is the delay to full implementation, with experts warning that postponement could result in hundreds of thousands of new homes being built to outdated, higher-carbon standards.

Environmental groups and planning organisations have argued that the FHS does not go far enough to deliver genuinely zero-carbon homes. Some critics suggest that concessions to housebuilders have weakened the standard, potentially allowing developers to meet only minimum requirements while limiting innovation.

Particular controversy has centred on policy “loopholes”, including the continued allowance of certain high-emission features such as wood-burning stoves. Experts warn that these could undermine the ambition of achieving fully carbon-free housing.

There are also concerns about regulatory uniformity. Proposals to standardise requirements nationally may restrict local authorities from imposing more stringent sustainability standards, prompting fears that ambition could be diluted in areas seeking to lead on climate action.

From a commercial perspective, some developers remain cautious about the cost implications of the FHS. While long-term savings for homeowners are widely acknowledged, the upfront costs of compliance—particularly for low-carbon technologies and enhanced building fabric—continue to be a point of debate.

Conclusion

The publication of the Future Homes Standard represents a pivotal shift in UK housing policy, embedding low-carbon design and energy efficiency at the heart of new residential development. Its requirements—ranging from the elimination of gas heating to enhanced insulation and renewable energy integration—signal a clear move towards “zero-carbon ready” homes.

However, the success of the FHS will ultimately depend on its implementation. Delays, perceived concessions and ongoing industry concerns highlight the challenges of balancing environmental ambition with housing delivery and commercial viability. As the transition period unfolds, the effectiveness of the standard in delivering truly sustainable homes will be closely scrutinised by both industry stakeholders and policymakers.

The UK government has unveiled sweeping proposals to overhaul the long-standing leasehold system through the draft Commonhold and Leasehold Reform Bill. The legislation introduces a £250 annual cap on ground rents, proposes banning new leasehold flats, and seeks to revive the commonhold model of property ownership. The reforms represent one of the most significant changes to property law in England and Wales in decades and are intended to address longstanding criticism that the leasehold system unfairly disadvantages homeowners.

Key proposals in the draft bill

The draft legislation, published in January 2026, forms part of a broader government programme to reform property ownership. One of the central measures is a cap on ground rents of £250 per year for existing leasehold homes, which would apply for a transitional period of 40 years before falling to a “peppercorn” rate—effectively zero,

Ground rent refers to the payment made by leaseholders to the freeholder for the land on which their property stands. While often modest historically, some modern leases include escalating clauses that have left homeowners paying increasingly high annual charges. The government argues that the cap will significantly reduce costs and could save leaseholders billions over time.

The bill also proposes banning the creation of new leasehold flats and replacing the system with a strengthened commonhold framework. Under commonhold, flat owners would own their property outright while collectively managing shared areas of the building.

Another major change is the removal of the forfeiture rule, which currently allows landlords to reclaim a property if certain debts—sometimes as low as a few hundred pounds—remain unpaid. The new framework would introduce a more proportionate enforcement system.

Together, these proposals signal a structural shift away from leasehold, which critics say is an outdated system rooted in medieval land law.

Why the government believes reform is necessary

The government argues that the existing leasehold structure has created widespread financial and legal problems for homeowners. More than five million people in England and Wales live in leasehold properties, and many face escalating ground rents, high service charges and difficulties selling their homes.

According to Housing Secretary Steve Reed, the reforms are intended to address a system that has undermined the promise of home ownership. He said: “If you own a flat you can be forced to pay ground rents that can become completely unaffordable.”

The government has also highlighted how high or escalating ground rents have affected mortgage lending and property sales. Some lenders are reluctant to finance homes with problematic lease terms, leaving homeowners trapped in unsellable properties. By capping rents at £250, ministers believe the reforms will help stabilise the market and remove barriers to lending.

Another key aim is to empower homeowners by shifting towards commonhold ownership. Unlike leasehold, commonhold gives residents permanent ownership of their homes and a collective say in how the building is managed. Supporters say this model is already widely used in other countries and offers a fairer structure for shared residential buildings.

The push to revive commonhold

Although commonhold was introduced in England and Wales in 2002, it has rarely been adopted by developers. The new bill aims to revitalise the system and make it the default model for new flats.

Under the proposed reforms, existing leaseholders could more easily convert their buildings to commonhold ownership, giving residents control over budgets, maintenance and management decisions.

The government argues that this will remove the landlord-tenant relationship inherent in leasehold and create a structure where homeowners collectively manage their properties.

Reaction from leaseholder campaigners

Many leaseholder groups and housing campaigners have welcomed the reforms as a long-overdue step toward fairness in the housing market.

Campaigners argue that excessive ground rents and complex lease terms have left homeowners financially vulnerable. Some leaseholders currently pay well above £250 annually, particularly where leases contain clauses that double the rent every few years.

However, campaign groups have also raised concerns about the pace of reform. One campaigner warned that the benefits will only materialise if the legislation progresses quickly, stating that “the speed of leasehold reform is glacial.”

Critics within the campaign community also argue that the proposed 40-year transition period before ground rents are reduced to zero could delay meaningful relief for some homeowners.

Opposition from freeholders and investors

While widely welcomed by leaseholder advocates, the proposals have sparked strong opposition from organisations that benefit from ground rent income.

Freeholder groups argue that the cap represents an unfair retrospective change to existing property contracts. The Residential Freehold Association described the measure as a “wholly unjustified interference with existing property rights” that could damage investor confidence.

Investors have also warned of financial consequences. Asset manager M&G, which holds hundreds of millions of pounds in ground rent assets, said the reforms could result in a £230 million one-off hit to its finances.

Some industry commentators also caution that replacing leasehold with commonhold could create management challenges. Justin Herbert of Residential Management Group argued that while residents should have greater control, “full control comes with full responsibility,” particularly regarding building safety compliance.

These concerns reflect the broader tension between consumer protection and property investment interests within the UK housing market.

A fundamental shift in property ownership

The draft Commonhold and Leasehold Reform Bill represents a major attempt to reshape the way flats are owned and managed in England and Wales. By capping ground rents, banning new leasehold flats and promoting commonhold ownership, the government hopes to dismantle what many view as an outdated and unfair property system.

Supporters believe the reforms could transform home ownership by giving residents greater control and reducing hidden costs. Opponents, however, warn of unintended consequences for investors and property management structures.

As the draft legislation undergoes parliamentary scrutiny, the final form of the reforms—and their impact on millions of homeowners—will become clearer. What is certain is that the bill signals a decisive move away from traditional leasehold towards a new model of residential property ownership.

The Chartered Institution of Civil Engineering Surveyors (CICES) and the Royal Institution of Chartered Surveyors (RICS) have launched a new professional designation: Chartered Civil Engineering Surveyor.

The title is available worldwide and recognises the specialist skills, expertise and professional standing of civil engineering surveyors working across infrastructure, construction and the built environment.

Eligible Members and Fellows of both institutions will now be able to use the Chartered Civil Engineering Surveyor designation, marking a significant milestone for the profession.

CICES and RICS Launch Chartered Civil Engineering Surveyor Designation
Image: Intersect Surveys

Who Can Use the Designation?

To qualify, professionals must meet all of the following requirements:

Membership Criteria

  • Be a Chartered Member of RICS (MRICS or FRICS), and
  • Be a Full Member of CICES (MCInstCES or FCInstCES)

Qualification Pathways

Applicants must have qualified via one of the following routes:

Via RICS:

  • MRICS through the Geomatics pathway, with Engineering competency at Level 3

Via CICES:

  • Geospatial Engineering core with Engineering specialism
  • Geospatial Engineering core with Land specialism
  • Commercial Management core with Cost Engineering specialism
  • Commercial Management core with Quantity Surveying specialism

Professionals who qualified through the CICES Fellowship nomination route, or via the Construction Law, Photogrammetry/Remote Sensing, or Procurement Engineering specialisms, are not automatically eligible to apply to RICS through its recognition route and will need to undertake the RICS chartered assessment.

A Historic Milestone for CICES

Simon Hamlyn, CEO at CICES, welcomed the development: “This exciting new designation is a significant milestone for CICES because it is the first time in the institution’s 56-year history that members have the opportunity to use the title Chartered Civil Engineering Surveyor. Civil engineering surveyors do incredibly vital work here in the UK and globally, and this new designation recognises their valuable contributions to the profession.

“Beyond individual achievement, we believe this designation will further raise the profile of civil engineering surveyors and inspire the next generation, whether they’re just starting or pursuing a new career in this field. We very much look forward to continuing our work alongside colleagues at RICS.”

Strengthening Professional Recognition

Justin Young, CEO of RICS, added: “Civil engineering surveyors play a crucial role in the built environment, and it is right that their expertise is recognised with a specific chartered title. This partnership demonstrates the growing collaboration between RICS and other professional bodies for the good of the profession, of which CICES is among our most important partners.

“Chartered Membership is the Gold Standard for the industry. It recognises that the professional is committed to adhering to the highest standard. Chartership supports and expands professionalisation and means better outcomes for consumers. They play a crucial role in the built environment, ensuring property and construction projects are safe, compliant, and accurately valued.

“I congratulate those professionals who will soon carry the Chartered Civil Engineering Surveyor designation and look forward to growing our relationship with CICES further.”

Raising the Profile of Civil Engineering Surveyors

The new designation reinforces collaboration between CICES and RICS and strengthens professional recognition for civil engineering surveyors globally. By formalising a dedicated chartered title, the institutions aim to elevate standards, enhance career progression and inspire future talent entering the sector.

As infrastructure investment and construction activity continue worldwide, the Chartered Civil Engineering Surveyor designation is expected to play an important role in promoting professional excellence and confidence across the built environment.