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Modern methods of construction (MMC), incorporates a range of innovative offsite and onsite modular construction techniques that move away from traditional build methods in order to improve business efficiencies, build quality, environmental performance, sustainability and the predictability of delivery timescales.

We provide impartial advice on MMC including comparing modern methods of construction vs traditional methods. Plus, we offer a modular construction consultancy service (a shadow PM/QS/EA role).

With a lot of uncertainty and myths surrounding MMC, in particular the volumetric modular form of construction, it pays to work with MMC professionals who can guide you through everything from complexity of design, contractual relationships, procurement, tendering process, modular suppliers and contractors to upfront commitments, selection of design team, longevity, warranties and funding, insurance and cost. 

Main Forms of MMC

Light Gauge Steel frame (LGS) – Panelised

Consisting of 2D panelised structural frames fabricated using cold formed steel sections, LGS provides load bearing structure in low to medium rise buildings and is bolted together off-site to form panels.

Light Gauge Steel frame (LGS) - Volumetric Modular

Consisting of 3D structural frames fabricated using cold formed steel sections, LGS volumetric modular construction is an off-site construction method where buildings are put together by connecting a series of large pre-built sections, or 'modules'.

Hot Rolled/Light Gauge Steel Combination - Volumetric Modular or Panelised

The introduction of hot rolled sections to either LGS 2D or 3D systems (above) enables further flexibility in design. In volumetric modular, the combination of both hot and cold rolled steel enables greater spans to be achieved (where hot rolled sections are introduced horizontally: ‘line-loads’) or greater building heights to be achieved (through the introduction of hot rolled steels to the corners of modules: ‘point loads’). The combination resolves the restriction of the LGS framing systems.

Cross Laminated Timber (CLT)

A layered engineered wood panel product, CLT is a good choice of construction where low-embodied-carbon materials are required and where the aesthetic requirements for a dimensionally stable exposed timber finish are needed. CLT has high strength and dimensional stability.

Pods - Mini Volumetric Structural Units/Mini Volumetric Modular

Pods, typically bathroom pods, are commonly a steel frame composite or made from glass reinforced plastic (GRP) and are robust, low maintenance and cost effective. Pods use volumetric construction principles but are smaller in size than modular units and are typically installed into traditional structural frames. Pod construction includes plasterboard, ceramic or porcelain tiles, sanitaryware and brassware and are used for bathrooms, shower rooms, office washrooms, plant rooms and kitchens. 

FAQs

What is MMC in construction?
Modern methods of construction (MMC), incorporates a range of innovative offsite and onsite modular construction techniques that move away from traditional build methods in order to improve business efficiencies, build quality, environmental performance, sustainability and the predictability of delivery timescales.

What are the modern methods of construction?
Modern Methods of Construction is a wide term, embracing a range of offsite manufacturing and onsite techniques that provide alternatives to traditional construction. The MHCLG’s Definition Framework is an output of the MHCLG Joint Industry Working Group on MMC which is tasked with improving stakeholder education and understanding of MMC with particular reference to enabling better access to mortgage finance, insurance and assurance. You can find their guidance here

What are the different types of MMC?
There are seven different category definitions which cover the MMC construction spectrum that are explained in the MHCLG Definition Framework. At Henry Riley, our focus is on Category 1 and Category 2 MMC – pre-manufacturing of 3D and 2D primary structural systems.

What are the differences between MMC and traditional construction methods?
MMC captures both near fully completed buildings to individual products such as brick slips and under floor heating pipework, both manufactured in a factory. Many traditionally constructed buildings will include MMC elements within them (e.g. a ‘traditionally constructed’ hotel might include bathroom pods, a Category 1D form of MMC). The overarching difference between MMC and traditional construction methods is that MMC is able to offer benefits relating to time and programme, quality, defects, cost*, environmental and building performance.

Why is interest growing in MMC?
As per the above, there is a wide range of benefits to MMC over the use of traditional construction methods. However, there are also financial incentives on utilising MMC (i.e. funding streams) in the affordable housing sector.

How much time can MMC save on site?
Depending on the nature of the works and the form of MMC used, time savings on site can be significant. A LGSF modular system (i.e. Category 1c; 3D Primary Structural System including both fit-out and external cladding and roofing) can save in excess of 50% compared to traditional construction.

What's the difference between a modular supplier and a modular contractor?
A modular supplier is typically a manufacturer of an MMC system (whether it be bathroom pods, LGSF 3D modules, 2D panelised systems etc). This manufacturer will either act in the capacity of a supplier only, or a sub-contractor to the Principal Contractor. A modular contractor is effectively the same as the Principal Contractor on a traditionally constructed project. Sometimes also referred to as a ‘turnkey modular contractor’ or a ‘contractor with a factory’: Typically encountered when dealing with volumetric modular (Category 1) and panelised (Category 2) forms of construction.  

When do I need to make the decision on using MMC?
Although different forms of MMC can be adopted at various stages of a project, the general consensus is that a decision should be made by the end of RIBA Stage 2 (or RIBA Stage 1 if a Category 1 MMC approach is being considered). Changing from volumetric modular to a traditionally constructed project is more easily achieved than from traditional to modular.

*Cost benefits can relate to Capex, Opex, fees and finance costs.  

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