Welcome back to the UK Build to Rent Q&A series. This Monday we return with the third of our Grainger Q&A’s. In case you’ve missed any of our previous interviews, please remember you can access all of them here. Today, we’re sharing a design focussed Q&A with Robin Keates, Director of Forward Funded Delivery at Grainger. We hope you enjoy it.
Grainger plc is the UK’s largest listed residential landlord and a leader in UK PRS and build to rent. With c.9000 homes in operation and c.8500 in the development pipeline, Grainger is investing £2bn into the delivery of high quality rental homes across the UK.
About
Robin, who joined Grainger in 2018, leads the delivery of Grainger’s forward-funded Build to Rent developments, overseeing a pipeline of over 20 large-scale BTR projects either on site or in planning across the UK. Prior to joining Grainger, Robin held roles with Berkeley Homes as well as a number of consultancy and architectural firms.
Q: What is the most overlooked or under designed aspect of a BTR development and what can you tell us about why it has such importance?
A: Each project has its own unique variations, from the local planning system and urban design, through to specific customer requirements and market expectations. Grainger’s in-house expertise in the design, operation, and management of BTR enables us to ensure each scheme is tailored to suit the local requirements. The basics of good BTR design are common on all schemes: Amenity and customer journey, Back of House, Servicing, Waste Management.
I have observed some Architects and BTR developers failing to spend enough time considering how a development will age over time. This is important as most BTR investors take a long-term view on their assets. For this reason, choosing the right external materials, good detailing of high-traffic areas, and careful consideration of elements such as kitchens and bathrooms are critical to ensuring good long-term performance.
Q: If you could recommend 1-3 developments for someone to visit that would provide a masterclass in BTR best practice design – which would they be and what makes them so unique?
A: I will choose three examples from my team’s delivery pipeline. Not only because we’re very proud of the developments and the hard work put in by our developers, consultants and contractors, but also because I think these developments capture the spirit and diversity of the Grainger BTR Portfolio.
Hawkins & George in Bristol, is a great location and part of a wider high-quality redevelopment by Cubex. The club room on the roof and views from the terrace are outstanding.
Millet Place in Pontoon Dock in London is a recently completed project, developed by LinkCity and Bouygues UK, as part of an ongoing relationship with a future scheme already on site. This development offers our residents a relaxing outlook over the Thames Barrier park, outdoor terraces and access to green spaces, great amenity space and really fast journey times into London.
The Headline in Leeds is being built on the site of the old Yorkshire Post newspaper. This scheme is still under construction but has been well designed to maximise the benefit of its riverfront location. The main contractor (ISG) demonstrated great resilience and innovation this year during the COVID pandemic, ensuring the site could remain safe and operational, minimising impact on programme.
Q: With-out mentioning Amenity space – what do you think we will see as defining features of a BTR’s unique selling point once the sector has reached further maturity in areas of steep BTR competition?
A: Having an on-site team to help nurture and support a genuine ‘community’ amongst the residents. Having great customer service and a Landlord who is invested in the long-term success of the entire development, whilst always being on hand.
Q: Often development designs need to be scaled back to achieve better financial metrics – What is the most difficult part of creating a BTR development that both meets the tenants needs and investors budget and how do you ensure you reach that balance?
A: This doesn’t have to be a trade-off. It is worth investing the time to identify win-win scenarios, i.e. better quality fittings & finishes, can be better for the customer experience whilst also reducing product failure and replacement leading to lower whole-life costs.
Q: What has been your biggest lesson in BTR design over your career?
A: The industries supporting the design and construction of BTR developments are somewhat still getting to grip with the fact that the client keeps the completed asset as a long-term investment. This means that we have to collectively focus on whole life assessment when making decisions around the design and specification of new BTR stock. All too often ‘value engineering’ efforts fail to recognise the long-term impact of initial build-cost savings.
Q: Just because it’s such a hot topic – to rubbish chute or not to rubbish chute?
A: We do have schemes with and without chutes in our development pipeline. For me, the jury’s still out. The technology and innovation being used to address historic problems with chutes is impressive. However, as with all technology and systems installed in a development: greater complexity leads to greater risk of breakdown and maintenance issues.
Q: Anything else you would like to add on a personal note?
A: This year has seen unprecedented challenges. It has been great to see the resilience of BTR as an asset class, and the security that brings to those who depend on BTR for work and living. It has also been great to see examples of innovative approaches to COVID H&S by the construction industry – testament to their historic focus on proving safe working environments on site. Hopefully 2021 sees a return to normality.
Once again, thank you to Grainger & Robin for their time and involvement. And, thank you for reading. We welcome any feedback you have regarding this series.
For now, have a good week & don’t forget to join us next Monday.
UK Build to Rent Team
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