{"id":529847,"date":"2025-10-08T12:42:53","date_gmt":"2025-10-08T11:42:53","guid":{"rendered":"https:\/\/www.constructionnews.co.uk\/?p=529847"},"modified":"2025-10-08T12:42:53","modified_gmt":"2025-10-08T11:42:53","slug":"flying-high-sisk-shows-off-its-high-rise-resi-skills","status":"publish","type":"post","link":"https:\/\/www.constructionnews.co.uk\/project-reports\/flying-high-sisk-shows-off-its-high-rise-resi-skills-08-10-2025\/","title":{"rendered":"Flying high: Sisk shows off its high-rise resi skills"},"content":{"rendered":"
\n

Project name:<\/strong> Great Charles Street
\nClient:<\/strong> Moda Living
\nMain contractor:<\/strong> John Sisk & Sons
\nConstruction type:<\/strong> 722-home build-to-rent
\nForm of contract:<\/strong> JCT Design and Build
\nConstruction cost:<\/strong> \u00a3170m
\nConcept architect:<\/strong> Ryder
\nDelivery architect:<\/strong> Weedon Architects
\nStructural engineer:<\/strong> WSP
\nMEP design:<\/strong> HE Simm
\nGroundworks:<\/strong> Careys
\nReinforced concrete frame:<\/strong> MJ Gallagher
\nAluminium panellised facades:<\/strong> Inasus
\nReinforced concrete with brick facade:<\/strong> Thorp
\nBathroom pods:<\/strong> Elements
\nStart on site:<\/strong> April 2023
\nCompletion date:<\/strong> April 2026<\/p>\n<\/div>\n

Looking out over Birmingham from the top of Moda\u2019s Great Charles Street project, there\u2019s a wonderful view of the city \u2013 and of the numerous tower cranes at work. And there are many more high-rise schemes to come.<\/p>\n

From this bird\u2019s eye viewpoint, 39 storeys up, John Sisk & Son regional director Kris Wadley points to one area of interest: a large, cleared patch of ground where Lendlease, in a deal with the Crown Estate, will be developing the Smithfield site, creating over 3,000 homes over the next decade. \u201cAlthough the resi market is being impacted by the Building Safety Act, we have a good pipeline of opportunity in the West Midlands,\u201d says Wadley. \u201cWe are not seeing the same impact here as they are in London.\u201d<\/p>\n

A May 2025 report by property firm Bidwells identified 19 build-to-rent schemes in Birmingham that have gained planning permission or are in pre-planning. With that pipeline in mind, Wadley hopes that Sisk\u2019s \u00a3170m Great Charles Street contract will be a good advert for the contractor\u2019s high-rise prowess.<\/p>\n

\u201cThis is our flagship job in the West Midlands. It\u2019s really important for us in the high-rise resi market,\u201d says Wadley. \u201cIt also showcases our commitment to Birmingham. It\u2019s our second high-rise in the city over the past seven years.\u201d<\/p>\n

The first was the Mercian, a 42-storey, 481-apartment build-to-rent development, also delivered for Moda. Sisk project director Steve Rogers, who brings with him over 40 years of building experience, was responsible for the successful delivery of the Mercian, moving over with his team, and several of the project\u2019s supply chain companies to Great Charles Street.<\/p>\n

Long lead-in<\/h3>\n

With 722 apartments spread over three blocks, Great Charles Street is far bigger than its predecessor. Situated on the edge of Birmingham\u2019s Jewellery Quarter, the development is on the site of a former car park, known locally as \u2018the bomb site\u2019, though this is thought to be due to its appearance rather than its history \u2013 no unexploded ordnance was found during preconstruction surveys.<\/p>\n

Although Moda appointed Sisk as preferred bidder in January 2021, work didn\u2019t start on site until April 2023. This was due to the turbulent times created by the Covid pandemic, the war in Ukraine, Brexit and Liz Truss\u2019 brief stint as prime minister, says Wadley, making it impossible to pin down costs.<\/p>\n

\u201cGetting the right price is crucial for residential developments,\u201d says Wadley. \u201cWe have got long-lasting relationships with our supply chain which helps. It\u2019s quid pro quo: we get good value out of them, and they get good value out of us.\u201d<\/p>\n

Inasus \u2013 which is supplying aluminium panellised facades for the 16-storey block \u2013 came over from the Mercian to Great Charles Street, as did drylining and joinery specialist Horbury Group, local painters and decorators Harvey Group and tower crane provider Select, along with engineer WSP. Ryder Architecture was the client\u2019s architect on both schemes \u2013 on Great Charles Street, Weedon Architects is Sisk\u2019s delivery architect and HE Simm was the mechanical, electrical and plumbing (MEP) designer and contractor before it went into administration on 8 September.<\/p>\n

Rogers says that he would have liked to bring over Morrisroe \u2013 which also worked on the Mercier \u2013 for the concrete superstructure works, but the company did not have sufficient resource locally. So Rogers instead employed the Morrisroe site management team to oversee MJ Gallagher at Great Charles Street.<\/p>\n

Careys carried out the groundworks, which included installing 681 continuous flight auger (CFA) piles and a 5 metre-long hand-dug timber heading under a road to connect to the main sewer. Careys also installed a stormwater attenuation crate below the 16-storey block, within the building\u2019s piles.<\/p>\n

GJ Gallagher began the superstructure works in December 2023, which combine a cast in-situ reinforced concrete frame with post-tensioned slabs. On the Mercian, the stairs were cast in-situ but at Great Charles Street, Sisk elected for precast concrete stairs made by MJ Gallagher at its facility in Rugby.<\/p>\n

\u201cOn the last job, we cast all the stairs in-situ with formwork which was really messy and hard work,\u201d says Rogers. \u201cHere we\u2019re using precast staircases which are installed with the powder-coated handrails already fitted.\u201d Having the handrails in place \u2013 which are heavily protected \u2013 also removes the need for temporary scaffolding handrails.<\/p>\n

Although it is a high-rise building, Great Charles Street does not fall under the Building Safety Act (BSA) as it came into force in October 2023, long after the scheme gained planning permission. Amendments to Approved Document B will require two staircases for buildings 18 or more metres high from September 2026. Moda and Sisk looked at the possibility of adding an additional staircase, but it would not have been viable,
\nsays Wadley.<\/p>\n

However, the principles of the BSA are being applied to the project. \u201cWe don\u2019t have to submit to the Building Safety Regulator, but in essence, we are working in that way,\u201d says Wadley.<\/p>\n

Jumpform cores were used for the highest buildings. \u201cJumpform is better than slipform and generally, above 20 floors, it\u2019s economic,\u201d says Rogers. \u201cYou get a better finish and the client does not have to pay for a core it cannot access. With slipform, the core is standing on its own with no floors round it for a long time. The client has to pay for a tower of concrete it cannot access, and the core has to be designed to stand on its own, so it needs more reinforcement.\u201d<\/p>\n

The 34,700 cubic metre reinforced concrete frame for the tower topped out in May 2025. Unlike the two higher buildings, the third, six-storey block that runs along Lionel Street is brick-clad to reflect surrounding buildings.<\/p>\n

\u201cThe planning conditions were that it had to look like the Jewellery Quarter buildings,\u201d says Wadley. \u201cWe wanted to do it in precast, which there were some concerns about, but everyone \u2013 including the planners \u2013 are delighted with the quality of it.\u201d Rogers adds that the detailing of the brickwork would have made it challenging to deliver with hand-laid bricks.<\/p>\n

Thorp Precast Facades finished the installation of the reinforced concrete facade with brick panels by April 2025. And when CN<\/em> visited the site in early August, the last of the unitised panels were being lifted into place on the tower block.<\/p>\n

Tight site<\/h3>\n

As with many builds of this type, the main challenges are managing the logistics and the materials. \u201cEvery client wants to use every bit of space which means there is no room to store anything,\u201d says Rogers.<\/p>\n

Sisk negotiated a small area near Snow Hill Station to use for staging and storing materials. But it is still a balancing act, says Rogers, with contractors wanting to ensure they have plenty of materials in waiting so they don\u2019t run short.<\/p>\n

The site sits right by Great Charles Street, a main route through Birmingham from which deliveries cannot be made. And the surrounding side streets are heavily trafficked. \u201cThey have become a bit of a rat run for city centre traffic,\u201d says Wadley. However, the council\u2019s decision to pedestrianise Livery Street \u2013 which runs down one side of the scheme and which Sisk will deliver under Section 278 works \u2013 will improve that situation.<\/p>\n

Given the volume of construction work underway in Birmingham \u2013 with HS2 works in the city sucking up labour as well as the other building projects \u2013 it can be challenging to resource jobs, says Rogers. Close and constant supervision and training is a must. \u201cYou have to be quite brutal at times if people are not cutting the mustard with respect to safety or quality,\u201d he says. \u201cSometimes you can provide training but sometimes you have to let them go.\u201d<\/p>\n

It is clear that Rogers runs a very tight ship. The site is incredibly tidy and, part way through our tour of the site, he breaks off to remind an operative to go back and put his gloves on.<\/p>\n

There have been plenty of opportunities to develop people though. \u201cWe have brought a lot of guys who showed promise into more senior roles,\u201d he says. \u201cThese types of jobs will leave a legacy, not only for the surrounding area but for the workforce we have trained up.\u201d<\/p>\n

Working with Moda and the West Midlands Combined Authority, Sisk set up a Skills Hub at Great Charles Street that sees local people gain free training and a guaranteed interview at the end of a 20-day course. Masterminded by Sisk social value and stakeholder manager Karl Johnson, the hub also provides free Site Supervisors Safety Training Scheme and Site Management Safety Training Scheme courses, held at weekends for any of the workforce who want to attend, and helps operatives in various roles to gain NVQ qualifications.<\/p>\n

The demise of the scheme\u2019s bathroom pod supplier Elements Europe (see box, page 24), has been credited to its attempts to move from being a subcontractor to a main contractor. Among the sites that can be seen from the top of the tower is a reminder of that: one of Elements\u2019 abandoned projects, the Camp Hill scheme, with its core \u2013 \u201cSlip-formed not jump-formed,\u201d points out Rogers \u2013 standing lonely among the stalled site.<\/p>\n

\u201cAs a group we have increased our governance and commercial checks,\u201d says Wadley, adding that Sisk works hard to support any of its supply chain through difficulties, for instance by paying them quicker than within 30 days in some cases.<\/p>\n

With the fit-out phase of the project now ramping up, the workforce will increase from 350 people to 400. Two of the original four tower cranes are already gone and the remaining two will be down by Christmas. \u201cWe\u2019re coming to a crunch stage in terms of delivery,\u201d says Wadley.<\/p>\n

Completion is due in April 2026. \u201cI will be relieved when it\u2019s finished,\u201d he admits. \u201cBut there will also be a real sense of achievement. The scale of this job is immense.\u201d<\/p>\n

\n

High-rise ain\u2019t easy. Ask Elements\u2026<\/h3>\n

Although it seems like the Great Charles Street project runs like clockwork, it has not been without its disruptions. Elements Europe was supplying the 722 bathroom pods for Great Charles Street and still owed the scheme 35 pods when it went into administration in June 2025, leaving Sisk to deal with its administrator, Interpath.<\/p>\n

Elements Europe\u2019s demise wasn\u2019t just the story of another offsite construction company biting the dust. It had tried to make the step from subcontractor to main contractor \u2013 and failed.<\/p>\n

Established in 2005, the Telford firm was acquired by Korean construction company GS Engineering & Construction Corporation (GS) in 2020. In 2022, it was appointed main contractor on the East Road project in Hackney, London, a \u00a3100m 23-storey office and hotel scheme. And in 2023, it announced it had won the \u00a3112m 550-home high-rise build-to-rent Camp Hill project in Birmingham.<\/p>\n

When Elements went down, administrators at Interpath revealed it had been making significant losses since 2023. It owed \u00a38.7m to subcontractors and suppliers and \u00a371.8m to its parent company GS. Interpath said that the losses were mainly due to cost overruns and water ingress defects. As Sisk\u2019s project manager Steve Rogers told CN<\/em>, water is the enemy of high-rise construction \u2013 if you don\u2019t meticulously seal up openings in the upper floors as you build, the lower storeys can be ruined with one downpour.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Project name: Great Charles Street Client: Moda Living Main contractor: John Sisk & Sons Construction type: 722-home build-to-rent Form of contract: JCT Design and Build Construction cost: \u00a3170m Concept architect: Ryder Delivery architect: Weedon Architects Structural engineer: WSP MEP design: HE Simm Groundworks: Careys Reinforced concrete frame: MJ Gallagher Aluminium panellised facades: Inasus Reinforced concrete …<\/p>\n","protected":false},"author":1,"featured_media":529961,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"ep_exclude_from_search":false,"footnotes":""},"categories":[557],"tags":[],"class_list":["post-529847","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-project-reports"],"yoast_head":"\nFlying high: Sisk shows off its high-rise resi skills | Construction News<\/title>\n<meta name=\"description\" content=\"Project name: Great Charles Street Client: Moda Living 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