12 Thames Road
Delivering 156 affordable built-to-rent homes in Barking and Dagenham.
McLaren successfully delivered 12 Thames Road, a £58 million mixed-use employment and residential development on behalf of Be First, the regeneration arm of Barking and Dagenham Council.
Key points
The development consists of 156 affordable built-to-rent homes across four multi-level residential buildings ranging between seven to sixteen storeys, as well as seventeen light industrial units for new and expanding businesses, with an additional 5,000sq. m commercial unit
The 156 homes include one, two, and three-bedroom units. All units will be priced affordably, with 50% at affordable rent and 50% at London affordable rent. This project also included significant public realm enhancements, such as landscaped podiums, roof terraces, and play areas.
The scheme achieved 'BREEAM Excellent' certification.
Added Value
Design efficiencies were provided through modifications to façade elements, roof structures, and apartment layouts, improving the viability of 12 Thames Road without compromising quality.
When a significant Employer Change Order was introduced, McLaren collaborated with the client to minimize Extension of Time (EOT) impacts through resequencing and resource reallocation. McLaren and the client jointly assessed risk, leading to solutions such as the introduction of a gas membrane and proactive planning for UKPN reinforcement.
Through value engineering, lean construction, and sustainable practices, McLaren delivered a cost-efficient, high-quality, and environmentally responsible refurbishment project.
Maintaining Quality
McLaren implemented our Quality Management System (QMS), ensuring compliance with ISO 9001:2015 standards. Measures included subcontractors providing Inspection Test Plans (ITPs) to establish hold points for quality checks, which were signed off by McLaren and building control.
Snagging and defect management were handled via ASITE, allowing real-time tracking and resolution of issues. Monthly Quality Control Inspection (QCI) audits were conducted to verify compliance with construction standards and best practices. Off-site manufacturing of precast concrete and structural elements improved quality control, reduced waste, and minimized on-site safety risks.
Fire safety detailing and quality control procedures were implemented as the project was pre-Higher Risk Building (HRB).
Contractors Designed Portion
As part of the Contractor’s Designed Portion (CDP), McLaren took responsibility for key design refinements to ensure cost efficiency, buildability, and compliance. This included façade engineering, where value engineering was used to optimise the external wall build-up, achieving significant cost savings while maintaining compliance with Building Regulations and fire safety standards.
Alternative UK-sourced bricks were selected to mitigate supply chain risks while ensuring compliance with Part L energy efficiency standards. Modern Methods of Construction (MMC) and Design for Manufacture and Assembly (DfMA) components were selected where efficiencies were deemed beneficial. The staircase finish was revised from a dry-lined, painted finish to an exposed concrete look, improving durability and delivering cost savings.
The project adhered to BREEAM Excellent certification, LEED sustainability principles, and embodied carbon reduction strategies.
Sustainability
McLaren integrated sustainable construction practices and Modern Methods of Construction (MMC) to enhance environmental performance. Circular Economy Initiatives included using recycled and repurposed demolition materials to reduce landfill waste.
McLaren partnered with Community Wood Recycling Services to repurpose unused fencing materials for local projects. SmartWaste tracking ensured real-time recording of carbon footprint, waste reduction, and energy efficiency metrics.
