WO2025008335A1

WO2025008335A1 - Modular building unit

Info

Publication number: WO2025008335A1
Application number: PCT/EP2024/068572
Authority: WO
Inventors: Edward Ross SHENTON; David Lee JONES
Original assignee: Sano Development Ltd
Current assignee: Sano Development Ltd
Priority date: 2023-07-05
Filing date: 2024-07-02
Publication date: 2025-01-09
Anticipated expiration: 2026-01-05
Also published as: WO2025008330A1; WO2025008327A1; WO2025008328A1; WO2025008324A1; WO2025008332A1; WO2025008325A1; WO2025008319A1; WO2025008334A1

Abstract

There is disclosed a modular building unit (12) comprising a side structure (100) and a ceiling assembly (102) connected to the side structure. The side structure comprises an upper surface (104). The ceiling assembly is connected to the side structure, and comprises: a load transfer section (106) configured to transfer a load to the side structure, the load transfer section comprising a lower surface (112) seated on the upper surface of the side structure; and a ceiling section (108) configured to define or support a ceiling (110) of the modular building unit. The ceiling section is disposed inwardly of the load transfer section and connected to it, and comprises a lower surface (114) disposed at a position that is lower than the upper surface of the side structure. There is also disclosed a modular building assembly (14) comprising the modular building unit (12), and a building (10) comprising the modular building unit. A method of constructing a modular building unit, and a method of constructing a building comprising a modular building unit, are also disclosed.

Description

MODULAR BUILDING UNIT

The present invention relates to a modular building unit comprising a side structure and a ceiling assembly connected to the side structure. The present invention also relates to a modular building assembly comprising the modular building unit, and a building comprising the modular building unit. The present invention further relates to a method of constructing a modular building unit, and a method of constructing a building comprising a modular building unit.

Prefabricated buildings (also known as ‘modular’ buildings) are well known in the construction industry, particularly modular residential buildings such as houses, flats or apartments, and hotels. Modular buildings typically comprise a series of building units which are constructed in a factory, transported to a final location (or site) for the building, and then arranged in a predetermined configuration and coupled together to form the finished building. The modular building units are typically constructed to a substantially assembled form in the factory, in which they can be transported to the final location. Construction of the building can involve stacking one or more upper modular building unit on a lower such unit, so that the upper unit is supported by the lower unit.

Hybrid buildings have been developed by the applicant which comprise a first building section that is constructed at a final location for the building, and a second building section comprising one or more modular building unit constructed in a dedicated facility, away from the final location. A hybrid building of this type can provide advantages including that: construction of the first building section is simplified, with more complex parts of the building provided in the section formed by the modular building unit(s); and the first building section can provide the primary living space in the building, without being constrained by construction and transport limitations imposed on the modular building unit(s). The hybrid buildings and associated construction techniques are disclosed in International patent publication nos. WO2022/243696, WO2022/243695, WO2022/243694, WO2022/243693 and WO2023/222853.

Modular building units generally comprise a floor assembly, a ceiling assembly, and a support structure which serves to connect the ceiling assembly to the floor assembly, and to transmit structural loading from the ceiling assembly to the floor assembly. Many modular building units comprise a structural frame defining the floor assembly, ceiling assembly and support structure. Options for the structural frame include metallic frames formed from a metal or metal alloy, and timber-based structural frames. Metallic frames are generally preferred as they provide a good balance of a structural strength and relatively low weight.

When a hybrid building is constructed, there is a need to interconnect building services such as heating, ventilation, power, communications, water, and drainage, between the first (site-built) building section and the second (modular, or off-site constructed) building section, as well as between modular building units if a plurality of units are used in the construction. Such interconnections can require wires, pipes, or ducts to pass from one building section to another. Also, for fully modular buildings, there is a similar requirement for such interconnections between modular building units. Current solutions to interconnecting building services, including for fully modular buildings, often required holes to be formed, and/or or ducting to be passed, through walls, floor or ceiling assemblies of the modular building unit. This can interfere with the structural integrity of those structures, or otherwise impact on the building, for instance by compromising insulation, or restricting architectural freedom in arranging rooms and doorways.

According to a first aspect, there is provided a modular building unit comprising: a side structure comprising an upper surface; and a ceiling assembly connected to the side structure, the ceiling assembly comprising: a load transfer section configured to transfer a load to the side structure, the load transfer section comprising a lower surface seated on the upper surface of the side structure; and a ceiling section configured to define or support a ceiling of the modular building unit, the ceiling section disposed inwardly of the load transfer section and connected to it, and the ceiling section comprising a lower surface disposed at a position that is lower than the upper surface of the side structure.

In the modular building unit of the first aspect, both the load transfer section and the ceiling section of the ceiling assembly are effectively supported on or by the side structure of the modular building unit. This is achieved via the connection between the ceiling section and the load transfer section, and between the load transfer section and the side structure. The ceiling section is therefore indirectly connected to the side structure. This is achieved whilst at the same time providing the ceiling section lower surface at its position lower than the upper surface of the side structure. The arrangement by which the ceiling section lower surface is disposed at said lower position may allow for the location of items in the ceiling assembly, which can for example provide a function in a building comprising the modular building unit. This can be achieved without requiring a separate connection of the ceiling section to the side structure of the modular building unit. Effectively, a step down in height is provided between the upper surface of the side structure (on which the ceiling assembly comprising the ceiling section is seated) and the lower surface of the ceiling section.

The lower surface of the ceiling section may be configured to define, or to support, at least part of the modular building unit ceiling. The ceiling assembly may comprise at least one generally planar ceiling component (e.g. a ceiling panel or panels) configured to form a ceiling for the modular building unit. The at least one generally planar ceiling component may be connected to the lower surface of the ceiling section, suitably arranged below the lower surface. The lower surface of the ceiling section may itself provide or define said part of the ceiling.

The load transfer section may comprise an upper surface, which may be configured to support a structure positioned above the modular building unit. The structure may be another part of a building comprising the modular building unit. The modular building unit of the first aspect may be a first modular building unit, and the structure may be a part of a further modular building unit positioned on (e.g. stacked on) the first modular building unit. The modular building units may together form a modular building assembly, which assembly may form part of a building. The ceiling assembly may comprise a space, gap or void, which may be capable of receiving, or configured to receive, one or more item. The one or more item may be configured to provide a function in a building comprising the modular building unit. The one or more item may be building services equipment. Said space may comprise an upper boundary, which may be defined or formed by a plane containing the upper surface of the load transfer section. Said space may comprise a lower boundary, which may be defined or formed by a plane containing the lower surface of the ceiling section. Said space may be defined between a plane containing the upper surface of the load transfer section, and a plane containing the lower surface of the ceiling section. Said space may be provided without requiring a separate connection between the ceiling section and the side structure, for example at a position which is lower than the upper surface of the side structure (on which the load transfer section is seated). The building services equipment may comprise one or more of: an electricity supply cable; a data cable; a cold water conduit or pipe; a hot water conduit or pipe; a soil conduit or pipe; a gas conduit or pipe; and an air ventilation conduit or duct. Further forms of wire, conduit, pipe, or duct will be apparent to the skilled person. Furthermore, the building services equipment may include any other portion of a building services systems, such as pumps, fans, connectors, manifolds, heaters, coolers or anything else as appropriate for the system. The building services equipment may be partially or fully contained within the space, gap or void within the ceiling assembly .

The ceiling section may comprise an upper surface, which may be disposed at a position that is lower than (and/or may be below) the upper surface of the load transfer section.

The ceiling section may depend from the load transfer section so that the ceiling section overlaps a top part of the side structure defining the upper surface.

The load transfer section may be configured to provide or define, or may comprise, at least one aperture, opening or the like. The at least one aperture may be configured to accommodate one or more item (e.g. building services equipment discussed above), so that the item can pass or connect through the aperture. This may facilitate connection of the building services equipment located within the space, gap or void to a further part of a building comprising the modular building unit (and/or items/equipment contained within said further part of the building). The building services equipment can thus be accommodated within said space, and connected through the aperture(s), without requiring that the equipment pass generally downwardly into the modular building unit, or generally upwardly into e.g. a further modular building unit stacked or seated on the modular building unit (save where it is specifically desired to supply building services into the modular building unit, or into/through the further modular building unit).

The load transfer section may form an outer part of the ceiling assembly. The load transfer section may define at least part of an outer perimeter of the ceiling assembly. The load transfer section may comprise a perimeter structure, which may extend around a perimeter of the modular building unit. The ceiling section may form an inner part of the ceiling assembly. The ceiling section may be disposed inwardly of the load transfer section in that it may be disposed within the outer perimeter. The load transfer section may define or comprise an inner perimeter. The ceiling section may be positioned within the inner perimeter. The ceiling section may extend below the load transfer section within the inner perimeter.

The upper surface of the load transfer section may be provided uppermost of the load transfer section, and/or may define an upper extent of the load transfer section. The lower surface of the load transfer section may be provided lowermost of the load transfer section, and/or may define a lower extent of the load transfer section. The load transfer section may comprise a plurality of lower surface portions which may together make up the lower surface. The lower surface portions may all be at a same height, e.g. relative to a base of the modular building unit. The lower surface of the load transfer section may be a single lower surface, and may extend substantially uninterrupted around a perimeter of the load transfer section. The load transfer section may comprise a plurality of upper surface portions which may together make up the upper surface. The upper surface portions may all be at a same height, e.g. relative to a base of the modular building unit. The upper surface of the load transfer section may be a single upper surface, and may extend substantially uninterrupted around a perimeter of the load transfer section.

The upper surface of the ceiling section may be provided uppermost of the ceiling section, and/or may define an upper extent of the ceiling section. The lower surface of the ceiling section may be provided lowermost of the ceiling section, and/or may define a lower extent of the ceiling section. The ceiling section may comprise a plurality of lower surface portions which may together make up the lower surface. The lower surface portions may all be at a same height, e.g. relative to a base of the modular building unit. The lower surface of the ceiling section may be a single lower surface, and may extend substantially uninterrupted around a perimeter of the ceiling section. The ceiling section may comprise a plurality of upper surface portions which may together make up the upper surface. The upper surface portions may all be at a same height, e.g. relative to a base of the modular building unit. The upper surface of the ceiling section may be a single upper surface, and may extend substantially uninterrupted around a perimeter of the ceiling section.

The load transfer section may have, or may be of, a height (which may be a first height). The height may be defined between the upper and lower surfaces of the load transfer section. The (first) height may be in the range of about 200mm to about 300mm. This may provide a good balance of ceiling assembly height/weight for handling purposes; dimension of the space, gap or void for receiving e.g. building services equipment; and minimised impact on e.g. a height dimension of an internal volume of the modular building unit bound by the ceiling. A (first) height in the region of about 250mm to about 260mm may be preferred.

The space, gap or void may have, or may be of, a height (which may be a second height). The height of said space may be greater than the height of the load transfer section. Advantageously therefore, the ceiling assembly may comprise a space having the second greater height (providing useful space for e.g. building services equipment), whilst accommodating a smaller portion of the vertical height of the modular building unit at its side or sides (where the load transfer section is seated on the side structure). The (second) height may be in the range of about 250mm to about 350mm. A (second) height in the region of about 275mm to about 295mm may be preferred. The ceiling section may have, or may be of, a height (which may be a third height). The height may be defined between the upper and lower surfaces of the ceiling section. The height of the ceiling section may be less than the height of the load transfer section. The third height may be less than both the first and second heights. The (third) height may be in the range of about 70mm to about 100mm. A (second) height in the region of about 75mm to about 95mm may be preferred.

The aperture may have a maximum height of at least about 100mm, may have a maximum height of up to around 200mm, and may have a maximum height in the region of around 150mm to around 160mm. A height of the aperture may change in a direction along a (main) length of the load transfer section.

The side structure may define at least part of one or more side of the modular building unit, and may define a majority of said side. The side structure may define at least part of one or more wall of the modular building unit, and may define a majority of said wall. The one or more wall may be an external wall. The modular building unit may be generally quadrilateral shape in plan-view (e.g. generally rectangular or square), and may comprise four sides/four walls.

The load transfer section may comprise a plurality of generally elongate portions which may together define the load transfer section. The number of generally elongate portions may correspond to the number of side/wall portions of the side structure. A generally elongate portion may be provided for each side/wall portion of the side structure. The generally elongate portions may be generally aligned with (e.g. in substantially the same plane as) the respective side/wall of the side structure. The generally elongate portions may each be seated on a respective side/wall portion of the side structure. The generally elongate portions may each be disposed transverse to (optionally substantially perpendicular to) at least one adjacent generally elongate portion. The or each side/wall of the modular building unit may be provided jointly by a side/wall of the side structure and a generally elongate portion of the load transfer structure.

The load transfer section may comprise or describe an outer face, which may be disposed on or in an outer plane. The load transfer section may comprise or describe an inner face, which may be disposed on or in an inner plane. The outer face/plane and the inner face/plane may be disposed substantially parallel to one another. The outer face/plane, and/or the inner face/plane, may be disposed substantially vertically during use. The one or more aperture may extend through the load transfer section between its inner and outer faces.

The ceiling section may be disposed inwardly of the outer face of the load transfer section, and may be disposed inwardly of the inner face of the load transfer section. The ceiling section may be connected at or to the inner face of the load transfer section. Where the load transfer section comprises a plurality of generally elongate portions, each portion may comprise a respective outer face/plane and inner face/plane. The outer face/plane of each generally elongate portion may be disposed transverse to (optionally substantially perpendicular to) the outer face/plane of at least one adjacent generally elongate portion. The inner face/plane of each generally elongate portion may be disposed transverse to (optionally substantially perpendicular to) the inner face/plane of at least one adjacent generally elongate portion.

The load transfer section may comprise a lower structural member, which may define its lower surface. The load transfer section may comprise an upper structural member, which may define its upper surface. The load transfer section may comprise at least one connecting member, which may extend between and connect the lower structural member to the upper structural member. The at least one connecting member may serve for transferring loads from the upper structural member to the lower structural member, and so to the side structure. The load transfer section may comprise a plurality of connecting members. The at least one connecting member may take the form of a strut. Where the load transfer structure comprises a plurality of generally elongate portions, each generally elongate portion may comprise respective lower and upper structural members, and at least one connecting member extending between and connecting the lower and upper structural members.

The load transfer section may take the form of a structural frame, which may comprise structural (e.g. elongate) frame members. The generally elongate portions may together form the structural frame. The lower and upper structural members, and the connecting member(s), may form sides or walls of the structural frame. The at least one aperture may be defined by or between structural members of the structural frame. The load transfer section may take the general form of a lattice or lattice type structure.

The ceiling section may comprise a perimeter structure, which may define an outer perimeter of the ceiling section. The perimeter structure may be connected to the load transfer section, in particular to lower structural members of its generally elongate portions. The perimeter structure may be a structural frame, and may comprise structural (e.g. elongate) frame members defining the frame. The perimeter structure, in particular frame members of its structural frame, may form the lower surface.

The structural frames of the load transfer section and/or the ceiling section, in particular their structural frame members, may be formed from any suitable material and construction technique, but may in particular be cold- formed (e.g. folded) metallic members, such as of a light gauge steel material (forming a light gauge steel frame or LGSF).

The ceiling section may comprise a plurality of subsections, which may together form the ceiling section. Each subsection may form a portion of the ceiling section. Each subsection may comprise its own perimeter structure. The ceiling subsections may each be independently or separately connectable to the load transfer section. The load transfer section may define separate zones or spaces, each configured to receive a subsection of the ceiling section.

The ceiling section may comprise a mounting part configured to receive and/or support building services equipment, for mounting the equipment within the space, void or gap defined by the ceiling assembly. The mounting part may be connected to the perimeter frame of the ceiling section, in particular to frame members of its structural frame. The building services equipment may be connected to the mounting part. The mounting part may be positionable within the ceiling section perimeter frame carrying the building services equipment. The building services equipment may be connectable to the mounting part prior to positioning of the mounting part within the ceiling section perimeter frame. Alternatively, the mounting part may be positionable within the perimeter frame, and the building services equipment subsequently connectable to the mounting part.

A subsection of the ceiling section comprising a building services equipment mounting part, and optionally also building services equipment connected to the mounting part, may be referred to as a ceiling cartridge or module. Said ceiling cartridge may be installable within the load transfer section as a unit or unitary structure comprising the subsection perimeter structure, the building services equipment mounting part, and optionally also the building services equipment. The ceiling assembly, or a floor assembly of a further (e.g. upper) modular building unit stacked or seated on the modular building unit, may include an access panel for accessing the building services equipment. Such access may be for the purpose of making connections to building services during building construction, or for later maintenance.

The ceiling assembly may have a bottom face, a top face, and may define or describe an aperture, which may extend between the bottom face and the top face. The aperture may be a stairway aperture, and may cooperate with a staircase provided in the modular building unit (particularly in an internal volume of the modular building unit defined at least partly by, and/or bordered by, the side structure). The aperture may be defined by structural features of the load transfer section.

The modular building unit may comprise a floor assembly. The floor assembly may define a base (or bottom) of the modular building unit. The side structure may be connected to the floor assembly. The floor assembly may comprise a perimeter structure, which may define an outer perimeter of the floor assembly. The side structure may be connected to the perimeter structure of the floor assembly. The perimeter structure may be a structural frame, and may comprise structural (e.g. elongate) frame members defining the frame. The structural frame members may be box section beams, and may be for example of a metallic material such as steel. The structural members may be of a hot -formed metallic material, and may for example comprise elongate plates welded together to form the box section beams.

The ceiling assembly may comprise insulation, and may comprise one or both of: thermal insulation, and acoustic insulation. One or both of the load transfer section and the ceiling section may comprise insulation.

The ceiling assembly may be configured to be positioned on the side structure as a unitary assembly comprising the connected load transfer section and ceiling section. Alternatively, the load transfer section may be configured to be positioned on the side structure, and the ceiling section subsequently positioned within the load transfer section and then connected to it.

Reference is made to upper and lower surfaces of features of the modular building unit. It will be understood that such surfaces are considered to be upper or lower in a vertical sense, during normal use of the modular building unit. Thus an upper surface of the respective feature can be considered to be at a position which is higher than that of a lower surface, considered in a vertical direction. Reference is also made to the heights of features. Similarly, such heights may be measured/considered in a vertical sense, during normal use of the modular building unit.

According to a second aspect, there is provided a modular building assembly comprising: a first modular building unit comprising: a side structure comprising an upper surface; and a ceiling assembly connected to the side structure, the ceiling assembly comprising: a load transfer section configured to transfer a load to the side structure, the load transfer section comprising a lower surface seated on the upper surface of the side structure; and a ceiling section configured to define or support a ceiling of the modular building unit, the ceiling section disposed inwardly of the load transfer section and connected to it, and the ceiling section comprising a lower surface disposed at a position that is lower than the upper surface of the side structure; and a second modular building unit stacked on the first modular building unit.

The first modular building unit may be the modular building unit of the first aspect, and may have any of the further features set out above in or with reference to the first aspect.

The first modular building unit may be a lower modular building unit and the second modular building unit may be an upper modular building unit. The modular building assembly may comprise at least one further modular building unit, which may be a third modular building unit. The at least one further modular building unit may be stacked on the second modular building unit.

Reference is made to stacking of the second modular building unit on the first modular building unit. It will be understood that this typically involves positioning the second modular building unit on top of the first modular building unit so that the second modular building unit is supported by the first modular building unit. The load transfer section of the first modular building unit may comprise an upper surface, and the second modular building unit may be seated on said upper surface. The second modular building unit may be positioned directly on the first modular building unit, e.g. with a floor assembly of the second modular building unit in contact with and/or supported by the load transfer section of the first modular building unit.

According to a third aspect, there is provided a building comprising: a first building section; and a second building section comprising: the modular building unit of the first aspect set out above; or the modular building assembly of the second aspect set out above; in which the first and second building sections are configured to be connected at the final location to form the building. The building may be a hybrid building, in particular a hybrid residential building. The first building section may be an on-site construction at a final location for the building. An internal volume of the second building section may be defined at least partly by the modular building unit/assembly, and may be defined substantially entirely by the modular building unit/assembly. The modular building unit, and/or the first and second modular building units of the modular building assembly, may be configured to be constructed away from a final location for the building, for example in a factory or facility that is spaced from the final location. The facility may be located away from a site containing the final location, but could be located on the site, e.g. in the case of a building site containing multiple plots, each plot forming a final location for a building. The first and second building sections may be configured to be connected/fitted together at the final location to form the building.

The building may be a modular building comprising a plurality of modular building units. At least some of the modular building units may be arranged to form a modular building assembly or assemblies according to the second aspect. An internal volume of the building, optionally excepting an upper or outer roof of the building, may be formed entirely by said units/assemblies.

Where the building comprises the modular building assembly of the second aspect, at least one aperture between the modular building units may be provided upon a side of the modular building assembly connected to the first building section such that a portion of a building service can pass through the aperture from a services space, void or gap located between the modular building units and into the first building section.

The first building section may comprise walls formed from preformed panels, the walls encompassing the modular building assembly such that on at least one side of the modular building unit/assembly the walls bear against a wall of a modular building unit. At least one wall of the first building section may be secured to a ceiling assembly of: the modular building unit; or to a first (lower) modular building unit and/or to a floor assembly of the second (upper) modular building unit. A plurality of joists may extend between at least one side of the modular building unit/assembly and a wall of the first building section to support an upper floor of the first building section.

The modular building unit and/or the modular building assembly may have any of the further features set out above in or with reference to the first/second aspect.

According to a fourth aspect, there is provided a method of constructing a modular building unit, the method comprising: forming a side structure of the modular building unit, comprising providing the side structure with an upper surface; and providing the modular building unit with a ceiling assembly, comprising: constructing a load transfer section of the ceiling assembly, comprising providing the load transfer section with a lower surface; connecting the load transfer section to the side structure and configuring the load transfer section to transfer a load to the side structure, comprising seating the lower surface of the load transfer section on the upper surface of the side structure; constructing a ceiling section of the ceiling assembly, comprising providing the ceiling section with a lower surface; positioning the ceiling section inwardly of the load transfer section, and connecting the ceiling section to the load transfer section; arranging the ceiling section so that its lower surface is disposed at a position that is lower than the upper surface of the side structure; and arranging the ceiling section so that it defines or supports a ceiling of the modular building unit.

Further features of the method may be derived from the text set out elsewhere in this document, particularly in or with reference to any one of the first to third aspects set out above, or the fifth aspect set out below.

According to a fifth aspect, there is provided a method of constructing a building comprising the steps of: constructing a first building section; positioning a modular building unit according to the first aspect set out above at a final location for the building, and arranging the modular building unit so that it forms at least part of a second building section; locating a further part of the building on the modular building unit, so that the further part of the building is supported by the load transfer section of the modular building unit; and connecting the first and second building sections.

The modular building unit may form a first modular building unit, and the method may comprise assembling a modular building assembly comprising the first modular building unit and at least one further modular building unit, which may be a second modular building unit. The method may comprise arranging the modular building assembly so that it forms the second building section. Assembling the modular building assembly may comprise stacking the second modular building unit on the first modular building unit, and may comprise arranging the second modular building unit so that it is supported by the load transfer section of the first modular building unit. It will be understood therefore that the second modular building unit may define the further part of the building referred to above.

The method may comprise locating a part of the first building section on the modular building unit, so that said part of the first building section is supported by the load transfer section of the modular building unit. It will be understood therefore that the first building section may define the further part of the building referred to above. The method may comprise locating at least part of a floor structure of the first building section on the modular building unit. The floor structure may form a floor for an upper storey of the building. The method may comprise locating at least part of a roof structure of the building on the modular building unit. The roof structure may be provided by the first building section, or may be a separate structure. The method may comprise locating building services equipment within the ceiling assembly of the modular building unit, optionally above the lower surface of its ceiling section. The method may comprise connecting the building services equipment contained within the ceiling assembly of the modular building unit to the first building section through the load transfer section.

In the modular building assembly comprising stacked first and second modular building units, the building services equipment may be located below a floor assembly of the second modular building unit.

The method may comprise constructing the modular building unit, and optionally also the at least one further modular building unit, to a substantially assembled form away from the final location. The method may comprise transporting the modular building unit, and optionally also the at least one further modular building unit, to the final location in the substantially assembled form. The modular building unit(s) may be constructed, for example, in a dedicated facility or factory which may be: spaced from the final location (and which may be connected to a site containing the final location by e.g. road or rail); or located on a site containing the final location, but distanced from the final location.

The method may comprise locating the building services equipment within the ceiling assembly, and then positioning the modular building unit at the final location. The building services equipment may be positioned within the ceiling assembly prior to transportation of the modular building unit to the final location, or following transportation to a site containing the final location and prior to positioning of the modular building unit at the final location. The building services equipment may be positioned within the ceiling assembly following transportation of the modular building unit to the final location, optionally following positioning of the modular building unit at the final location.

The method may comprise constructing the ceiling assembly, locating the building services equipment within the ceiling assembly, and then connecting the ceiling assembly to the side structure of the modular building unit. This may provide the benefit that the modular building unit can be positioned at the final location (and optionally transported to the final location) containing the building services equipment, which may provide construction efficiencies. The method may alternatively comprise constructing the ceiling assembly, connecting the ceiling assembly to the side structure of the modular building unit, and then locating the building services equipment within the ceiling assembly. This may provide the benefit that the building services equipment can be provided/constructed separately from the modular building unit, and optionally transported to the final location, and then positioned in the ceiling assembly. This can be beneficial as construction and transportation of the modular building unit is not dependent on installation of the building services equipment.

The method may be a method of constructing a hybrid building, in particular a hybrid residential building. The method may comprise constructing the first building section on-site at the final location. The method may comprise forming an internal volume of the second building section at least partly using the modular building unit/assembly, and optionally substantially entirely using the modular building unit/assembly. The second building section may be assembled at the final location prior to construction and connection of the first building section to the second building section. The first modular building unit may be positioned at the final location, and a part of the first building section then constructed (e.g. a lower floor/storey) and connected to the first modular building unit. The second modular building unit may then be stacked on the first modular building unit, and a further part of the first building section (e.g. an upper floor/storey) may be constructed and connected to one or more of the first modular building unit and the second modular building unit.

The first building section may be constructed at the final location and the second building section then constructed and connected to the first section, for example during construction. The second building section may be constructed within a perimeter or boundary defined by the first building section.

The method may be a method of constructing a modular building comprising a plurality of modular building units. The step of constructing the first building section may comprise forming the section using modular building units. An internal volume of the building, optionally excepting an upper or outer roof of the building, may be formed entirely by modular building units.

Further features of the method may be derived from the text set out elsewhere in this document, particularly in or with reference to any one of the other aspects set out above.

Reference is also made to the hybrid building and associated construction methods disclosed in International patent publication nos. WO2022/243696, WO2022/243695, WO2022/243694 WO2022/243693 and WO2023/222853, the disclosures of which are incorporated herein by this reference.

Embodiments of the present invention will now be described, by way of example only, with reference to the accompanying drawings, in which:

Fig. 1 is an isometric view of a building comprising a modular building unit, and a modular building assembly comprising the modular building unit, according to an embodiment of the invention;

Fig. 2 is a cross-sectional side view of the building shown in Fig. 1, taken along the line A-A of Fig. 1, and drawn to a different scale;

Fig. 3 is a cross-sectional front view of the building shown in Fig. 1, taken along the line B-B of Fig. 2, and drawn to a different scale;

Figs. 4 and 5 are floorplan views of lower and upper storeys respectively of the building illustrated in Fig. 1, drawn to a different scale;

Fig. 6 is an exploded isometric view of the modular building unit and the modular building assembly shown in Fig. 1, drawn to a different scale; Fig. 7 is an enlarged view of part of a ceiling assembly forming part of a lower modular building unit of the modular building assembly shown in Fig. 6;

Fig. 7A is a further enlarged view of the ceiling assembly shown in Fig. 7, illustrating a variation in a structural feature of the ceiling assembly;

Fig. 8 is an enlarged view of part of a side structure forming part of the lower modular building unit shown in Fig. 6;

Fig. 9 is an enlarged view of a part of the modular building assembly shown in the front cross-sectional view of Fig. 2, indicated at C in Fig. 2;

Fig. 10A is an enlarged view of the ceiling assembly shown in Fig. 6, drawn to a larger scale and viewed from a different angle, and showing items in the form of building services equipment mounted within the ceiling assembly;

Fig. 10B is an isometric view of a services mounting part, which can form part of the ceiling assembly shown in Fig. 7, and which comprises some of the building services equipment shown in Fig. 10A;

Fig. 10C is a view similar to Fig. 10B, showing a cartridge or module section comprising the services mounting part and building services equipment of Fig. 10B;

Fig. 11 is an enlarged view of part of a floor assembly forming part of a lower modular building unit shown in Fig. 6; and

Fig. 12 is a wire -frame isometric view of a plurality of modular building assemblies, configured to form part of a building according to a further embodiment of the invention.

Turning firstly to Fig. 1, there is shown an isometric view of a building according to an embodiment of the invention, the building indicated generally by reference numeral 10. The building is positioned on an insulated foundation 4 comprising a layer 6 of insulating material, and a load-bearing structure in the form of a concrete raft or pad 8. The invention primarily concerns features of a modular building unit, which forms a first modular building unit of a modular building assembly, the modular building unit and the modular building assembly forming part of the building 10. The modular building unit and the modular building assembly can be seen in the cross-sectional side view of the building 10 shown in Fig. 2 (taken along the line A-A of Fig. 1), and the cross-sectional front view of Fig. 3 (taken along the line B-B of Fig. 2), both of which are drawn to a different scale. In the drawings, the modular building unit is given the reference numeral 12, and takes the form of a first modular building unit. The modular building assembly is given the reference numeral 14, and comprises the first modular building unit 12, and a second modular building unit 16, which is stacked on the first unit. Although the illustrated modular building assembly 14 comprises first and second stacked modular building units 12 and 16, it will be understood that the assembly may comprise three or more modular building units, for example with a further (e.g. third) modular building unit stacked on the second modular building unit. The second modular building unit 16 may then be provided with a ceiling assembly corresponding to the ceiling assembly 102 of the lower unit 12.

In the illustrated embodiment, the building 10 is a residential building, in particular a hybrid residential building in the form of a semi-detached house. The principles of the invention can however apply to other types of houses, including detached, terraced and townhouses, as well as single storey houses (bungalows). In addition, the principles of the invention can apply to other residential buildings such as flats/apartments and hotels, and indeed to non-residential buildings, e.g. industrial or commercial buildings. Prior to discussing the features of the modular building unit 12 and modular building assembly 14 in more detail, it is necessary to have a general understanding of the hybrid building 10, and the way in which the modular building assembly is arranged to form part of the building. General features of the building 10 will therefore be described first.

The building 10 comprises a first building section 18, and a second building section which is defined by the modular building assembly 14. As discussed above, the modular building assembly 14 comprises the first and second modular building units 12 and 16. The second modular building unit 16 is stacked on top of the first modular building unit 12 to form the assembly 14. The first modular building unit 12 forms a lower unit of the assembly, whilst the second modular building unit 16 forms an upper unit of the assembly. In the illustrated embodiment, the first building section 18 encloses the second building section 14 (and so the lower and upper modular building units 12 and 16), so that the second building section is built-in to the first building section. Numerous other constructions are however possible, including that the modular building assembly is not built - into (i.e. not enclosed within) the second building section, and forms part of an external perimeter of the building. Various alternative construction options are disclosed in the International patent publication nos. WO2022/243696, WO2022/243695, WO2022/243694, WO2022/243693 and WO2023/222853 referenced above.

Figs. 4 and 5 will now be referred to, which are floorplan views of lower 20 and upper 22 storeys respectively of the building 10 illustrated in Fig. 1, again drawn to a different scale, and showing further detail of the first and second modular building units 12, 16 forming the modular building assembly 14. Fig. 6 is also referred to, which is an exploded isometric view of the modular building assembly 14 showing structural details of the first and second modular building units 12, 16.

As can be seen, the modular building unit 10 comprises a plurality of external walls, and in the illustrated embodiment, comprises front wall 24, back wall 26, left side wall 28 and right side wall 30. The first building section 18 also comprises a plurality of external walls, and in the illustrated embodiment comprises front wall 32, back wall 34, left side wall 36 and right side wall 38. The first building section 18 is a panelised structure, the external walls 32-38 being formed from at least one insulated load bearing panel assembly, comprising a layer of insulating material (see for example insulating material 40 of left side wall 36). One particular option for forming the external walls 32-38 is to use structural insulated panels (SIPs). However, many different options exist, as outlined in the International patent applications referenced above.

As can be seen particularly in Figs. 4 and 5, some of the external walls 32-38 of the first building section 18 are positioned adjacent to some of the external walls 24-30 of the modular building unit 14. In the illustrated embodiment, the front wall 32 of the first building section 18 is positioned adjacent the front wall 24 of the modular building unit 14; the right side wall 38 of the first building section adjacent the right side wall 30 of the modular building unit; and the back wall 34 of the first building section adjacent the back wall 26 of the modular building unit.

As mentioned above, the hybrid building 10 comprises the first building section 18, and the second building section 14 defined by the modular building assembly. The first building section 18 is an on-site construction at a final location 42 for the building (Fig. 1). A main living space 44 defined by the first building section 18 is generally rectangular in plan view (although not restricted to that shape). The second building section 14, formed by the modular building assembly 12, is also generally rectangular shape in plan view, but again not restricted to that shape. The modular units 12 and 16 forming the modular building assembly 14 are constructed to a substantially assembled form away from the final location 42, for example in a dedicated factory or facility. The units 12, 16 are transported to the final location 42 in their substantially assembled form, and arranged to form the assembly 14 (and so the second building section). The upper modular building unit 16 has similar features to the lower unit 12, which will be described below. As explained in detail in the International patent publications mentioned above, the hybrid building 10 is formed by fitting/connecting the first and second building sections 18 and 14 together at the final location 44.

The modular building units 12 and 16 can have any suitable dimensions, with the proviso that they will generally be required to be transported e.g. by road or rail from the factory to the final location 50. The illustrated units 12, 16 are around 8200 to 8300mm in length, and around 2200 to 2300mm in width, which is particularly suited to such transportation. Although the illustrated units 12, 16 extend a full distance between the front and back of the building 10, other units according to the invention can extend only part way between the front and back of the building, and so may e.g. have a smaller length dimension. In this case, the first building section 18 may be configured to provide a living space 44 which is generally L-shaped in plan view, and/or the first building section itself may be generally L-shaped (as explained in detail in the International patent applications referenced above).

The modular building units 12, 16 together define a circulation space configured to provide one or more access function for the hybrid building 10. This is best shown in Figs. 4 and 5, in which the circulation space is indicated by numeral 46, shown in broken outline and cross-hatched. In the illustrated embodiment, the circulation space 46 provides three access functions. One such function is access between lower 48 and upper 50 living spaces of the building 10, provided respectively by the lower and upper storeys 20, 22 (and which form parts of the main living space 44 discussed above). This is achieved by means of a stairwell 52 in the modular building unit 12, which contains a staircase 54. The living space 48 forms a lounge or sitting room, whilst the living space 50 forms a master bedroom, and the circulation space 46 therefore provides access between these different living spaces.

Another such function is access between a first living space and at least one further living space of the building, the living spaces being isolated from one another within another part of the building. As can be seen in Fig. 4, the main living space 44 defined by the first building section 18 comprises the living space 48 (lounge), and an open plan kitchen/ dining room 56. The circulation space 46 provides access between these living spaces 48, 56 by means of a hallway 58 and walkway openings 60, 62. The circulation space 46 additionally provides access between the living space 50 (master bedroom) and a further living space in the form of a second bedroom 64, via a landing area 86 and walkway openings 70 and 87. Depending upon the internal layout of the first building section 18, the circulation space 46 can also be configured to provide access between the bedrooms 50, 64 and a third bedroom 65 (although in the illustrated embodiment, this is achieved by means of a landing area 66 and internal walkways 68, 70 defined by the first building section).

Another such function is access into the building 10 from an exterior 72 of the building, via a doorway or walkway 74 of the modular building unit 12, which in this case forms a front doorway for the building. The doorway 74 opens on to the hallway 58 to provide access to the staircase 54 (for access to upper living spaces 50, 64, 65 and a bathroom 76, defined by the upper modular building unit 16).

Whilst the illustrated modular building assembly 14 comprises a circulation space 46 (provided jointly in the first and second modular building units 12, 16) which provides all three access functions described above, it will be understood that variations may provide only one or only some of the stated functions.

As can be seen in Fig. 4, the modular building unit 12 defines a plurality of rooms within the building 10, at least one of which provides wet facilities, in the form of a W/C or washroom 78. The unit also forms further rooms in the form of technical rooms 80 and 82, which contain services equipment for the building 10 (such as water heater, hot water tank, ventilation system, electricity supply equipment and the like). The washroom 78 and technical rooms 80, 82 are all accessed from the hallway 58 of the circulation space 46. In addition, the modular building unit 12 defines a utility room/cupboard 84 serving the kitchen/dining room 56, and which is accessed directly from the kitchen. In a similar fashion, the upper modular building unit 16 comprises a room providing a wet facility, in the form of the bathroom 76, which is accessed via landing area 86 of the circulation space 46.

The first building section 18, in this embodiment, fully or completely encloses the modular building units 12, 16. The first building section 18 (specifically its external walls 32-38) defines an internal volume 88 having a generally cuboid shape. The modular building units 12, 16 are disposed entirely within the internal volume 88, so that the modular building units are enclosed by the first building section 18. Outer surfaces or faces of the building 10 are therefore defined entirely or primarily by the first building section 18, in particular its external walls 32-38. See Fig. 4 showing front 90, back 92, left side 94 and right side 96 faces of the building 10, defined respectively by the front 32, back 34, left side 36 and right side 38 external walls. In this embodiment, in which the building 10 is a semi-detached house, the right side wall 38 is actually a party wall shared with an adjacent house (not shown) of like construction but mirror image, and so comprising a modular building assembly adjacent the party wall. The front 90, back 92 and left side 94 faces are defined by a weatherproof cladding positioned externally of the SIPs forming the respective walls 32, 34 and 36 (e.g. see cladding 98 of left side face 94 shown in Fig. 4). The weatherproof cladding can be of any suitable structure including for example cladding panels or tiles, or brick/block finish. The right side face 96 however is defined by the SIPs forming the right side wall 38, and is positioned, in use, adjacent to a corresponding left side SIP wall (not shown) of the adjacent semi-detached house.

Further features of the modular building units 12 and 16, and the modular building assembly 14 comprising the stacked modular building units, will now be described in more detail.

Reference is made to the exploded isometric view of the modular building assembly 14 shown in Fig. 6. The modular building unit 12 according to the invention comprises a side structure 100, and a ceiling assembly 102 connected to the side structure. A part of the ceiling assembly 102 is shown in further detail in the enlarged view of Fig. 7, and a part of the side structure 100 in the enlarged view of Fig. 8.

The side structure 100 comprises an upper surface 104. The ceiling assembly 102 comprises a load transfer section 106 configured to transfer a load to the side structure 100, and a ceiling section 108 configured to define or support a ceiling 110 of the modular building unit 12. This is shown in Fig. 9, which is an enlarged view of a part of the modular building assembly 14 shown in the front cross-sectional view of Fig. 2, indicated at C in Fig. 2. The load transfer section 106 comprises a lower surface 112, which is seated on the upper surface 104 of the side structure 100 in the assembled modular building unit 12. The ceiling section 108 is disposed inwardly of the load transfer section 106 and connected to it, and comprises a lower surface 114 disposed at a position that is lower than the upper surface 104 of the side structure 100. This is shown in Fig. 9, where it can be seen that the upper surface 104 of the side structure 100 is disposed at a first height Hi above a base 116 of the modular building unit 12 (Fig. 6), whereas the lower surface 114 of the ceiling section 108 is disposed at a second height H2 above the base which is less than the first height Hi.

By this arrangement, both the load transfer section 106 and the ceiling section 108 of the ceiling assembly 102 are supported on or by the side structure 100 of the modular building unit 12. This is achieved via the connection between the ceiling section 108 and the load transfer section 106, and between the load transfer section 106 and the side structure 100. The ceiling section 108 is therefore indirectly connected to the side structure 100. This is achieved whilst at the same time providing the ceiling section lower surface 114 at its position which is lower than the upper surface 104 of the side structure 100. This facilitates the location of items in the ceiling assembly 102, which can for example provide a function in a building comprising the modular building unit (as will be discussed below). This can be achieved without requiring a separate connection of the ceiling section 108 to the side structure 100 of the modular building unit 12. Effectively, a step down in height (equivalent to H1-H2) is provided between the upper surface 104 of the side structure 100 (on which the ceiling assembly 102 comprising the ceiling section 108 is seated), and the lower surface 112 of the ceiling section 108.

The lower surface 114 of the ceiling section 108 is configured to define or to support the ceiling 110. The ceiling assembly 102 comprises a series of generally planar ceiling components in the form of ceiling panels (one shown in Fig. 9 and given the numeral 118), which are configured to form the ceiling 110. The panels 118 are connected to the ceiling section 108, arranged below the lower surface 114.

The load transfer section 106 comprises an upper surface 120, which is configured to support a structure positioned above the modular building unit 12. In the illustrated embodiment, the upper surface 120 supports the upper modular building unit 16, which is stacked on the lower modular building unit 12 to form the modular building assembly 14. However, it will be understood that the upper surface 120 can support other parts of a building, such as parts of the first building section 18.

The ceiling assembly 102 comprises a space, gap or void 122 which is capable of receiving one or more item. The one or more item may be configured to provide a function in the building 10, and may take the form of building services equipment. The building services equipment may comprise one or more of: an electricity supply cable; a data cable; a cold water conduit or pipe; a hot water conduit or pipe; a soil conduit or pipe; a gas conduit or pipe; and an air ventilation conduit or duct. Further forms of wire, conduit, pipe, or duct will be apparent to the skilled person. Furthermore, the building services equipment may include any other portion of a building services systems, such as pumps, fans, connectors, manifolds, heaters, coolers or anything else as appropriate for the system.

Fig. 10A is a view of the ceiling assembly 102 shown in Fig. 6, showing items in the form of building services equipment mounted within the ceiling assembly. The drawing shows various different types of services equipment which can be located within the space 122, comprising: a soil conduit 124 which serves for directing waste from the bathroom 76 to a sewer conduit (not shown) externally of the building 10; ventilation supply /inlet ducting 125, and ventilation extract/outlet ducting 126, which connect to a ventilation system 127 (e.g. MVHR system, Fig. 2) in the modular building unit 12, the ventilation system serving for directing fresh air into the building 10, and withdrawing stale air from the building; hot water supply pipes 128 which serve e.g. radiators in the first building section 18; ventilation supply pipes 129 and 130, for supplying fresh air respectively to the kitchen 56 and lounge 48; hot and cold water supply pipes 131 and 132, for supplying water to the bathroom 76 and/or washroom 78; a ventilation extract pipe 133 for withdrawing stale air from the washroom 78; an electricity supply cable 135 which serves for supplying electrical power to the first building section 18; and a data cable 137 which provides a data transmission service for equipment e.g. in the first building section 18. It will be understood that the various conduits, ducting and cables can connect through the load transfer section 106 of the ceiling assembly 102 where required, and can either extend to a desired final connection location e.g. within the first building section 18, or can connect to extensions provided within the first building section 18, via suitable connectors. Of course, the various conduits etc. can also serve equipment within the first and second modular building units 12, 16.

The space 122 comprises an upper boundary, which is defined or formed by a plane 134 (Fig. 9) containing the upper surface 120 of the load transfer section 106. The space 122 also comprises a lower boundary, which is defined or formed by a plane 136 containing the lower surface 1 14 of the ceiling section 108. The space 122 is therefore defined between the upper plane 134 and the lower plane 136. The space 122 can be provided without requiring a separate connection between the ceiling section 108 and the side structure 100, and facilitates containment of the building services equipment partially or fully within the space 122 within the ceiling assembly 102.

The ceiling section 108 also comprises an upper surface 138, which is disposed at a position that is lower than (and/or below) the upper surface 120 of the load transfer section 106. This is shown in Fig. 9. The ceiling section 108 depends from the load transfer section 106, so that it effectively overlaps a top part 140 of the side structure 100 defining the upper surface 104.

The load transfer section 106 comprises at least one aperture, opening or the like, and in the illustrated embodiment, comprises a plurality of such apertures 142. The apertures 142 are configured to accommodate one or more item (in particular building services equipment as described above), so that the item can pass or connect through the aperture. This is illustrated in Fig. 7, where it can be seen for example that the aperture 142 is sized so that the ventilation conduit 125 can pass through it. This facilitates connection of the building services equipment 125-137 located within the space 122 into the first building section 18, as well as into the lower and upper modular building units 12, 16 (and/or items/equipment contained within them). The building services equipment 125-137 can thus be accommodated within the space 122, and connected through the apertures 142, without requiring that the equipment pass generally downwardly into the lower modular building unit 12, or generally upwardly into the upper modular building unit 16 stacked or seated on the lower unit (save where it is specifically desired to supply building services into/through the lower unit, or into/through the upper unit). To this end, and as shown in Fig. 2, a service riser 143 can be provided in the upper modular building unit 16, through which services can pass from the lower modular building unit 12 into the upper unit, optionally for connection with e.g. service pipes located in the upper unit. This could include, for example, ventilation conduits (indicated in broken outline at 145), which may pass upwardly from the ventilation system 127, through the service riser 143, and into a space provided above a ceiling assembly 292 of the upper modular building unit.

The load transfer section 106 forms an outer part of the ceiling assembly 102, and effectively defines at least part of an outer perimeter 144 of the ceiling assembly. The load transfer section 106 effectively comprises or provides a perimeter structure which extends around at least part of a perimeter 146 of the first modular building unit 12, and suitably around the entire perimeter. The ceiling section 108 forms an inner part of the ceiling assembly 102, and is disposed within its outer perimeter 144. The load transfer section 106 also defines or comprises an inner perimeter 148, and the ceiling section 108 is positioned within the inner perimeter, extending below the load transfer section.

The upper surface 120 is provided uppermost of the load transfer section 106, and defines an upper extent of the load transfer section. The upper surface 120 extends around the perimeter 144 of the load transfer section 106, and is effectively defined by a series of surface portions comprising side upper surface portions 150, 152 and end upper surface portions 154, 156 (Fig. 6). These surface portions 150-156 are all provided at the same height, e.g. relative to the base 116. The lower surface 112 is provided lowermost of the load transfer section, and defines a lower extent of the load transfer section. The lower surface 112 similarly extends around the perimeter 144 of the load transfer section 106, and is effectively defined by a series of surface portions comprising side lower surface portions 158, 160 and end lower surface portions 162, 164. These surface portions 158-164 are all provided at the same height, e.g. relative to the base 116. In a variation (not shown), the load transfer section may comprise a single lower surface which extends in a substantially uninterrupted fashion around the perimeter 144, and/or a single upper surface which extends in a substantially uninterrupted fashion around the perimeter.

The lower surface 114 of the ceiling section 108 is provided lowermost of the ceiling section, and defines a lower extent of the ceiling section. The ceiling section 108 comprises a plurality of lower surface portions which together make up the lower surface. In the illustrated embodiment, the ceiling section 108 comprises a plurality of resilient mounting bars by which the ceiling 110 is mounted to the ceiling section. Fig. 9 shows one such resilient mounting bar 166, which comprises a lower surface defining a lower surface portion 168 that, together with other such mounting bars (not shown), form the lower surface 114. Again, the lower surface portions 168 provided by the resilient mounting bars 166 are all be at a same height, e.g. relative to the base 116. The resilient mounting bars 166 are of a type known in the industry, and have a generally corrugated mounting part 170 defining the lower surface portion 168, which provides a sound absorption/deadening function to reduce transmission of vibrations (and so sound) through the ceiling 110 between the stacked modular building units 12, 16.

The upper surface 138 of the ceiling section 108 is provided uppermost of the ceiling section, and effectively defines an upper extent of the ceiling section. The ceiling section 108 comprises a plurality of upper surface portions which together make up the upper surface 138. In the illustrated embodiment, the ceiling section 108 comprises side upper surface portions 174, 176 and end upper surface portions 178, 180. The upper surface portions 174-180 are all be at a same height, e.g. relative to the base 116 of the modular building unit 12.

In a variation (not shown), the lower surface 114 of the ceiling section 108 may be a single lower surface extending in a substantially uninterrupted fashion around the perimeter 146 of the ceiling section. Similarly, the upper surface of the ceiling section may be a single upper surface extending in a substantially uninterrupted fashion around the perimeter 146. The load transfer section 106 has a height H3 which is defined between the upper 120 and lower 112 surfaces of the load transfer section. The height H3 is suitably in the range of about 200mm to about 300mm, which provides a good balance of: ceiling assembly 102 height/weight for handling purposes; dimension of the space 122 for receiving e.g. building services equipment; and minimised impact on e.g. a height dimension of an internal volume 182 of the modular building unit 12 bound by the ceiling 110. A dimension of the height H3 in the region of about 250mm may be particularly preferred. The space 122 has a height H4 which is greater than the height H3 of the load transfer section 106. Advantageously therefore, the ceiling assembly 102 comprises the space 122 having the greater height H4 (providing useful space for e.g. building services equipment), whilst accommodating a smaller portion of the vertical height of the modular building unit 12 at its side or sides (where the load transfer section 106 is seated on the side structure 100). The height H4 may be in the range of about 250mm to about 350mm, and in a preferred option may be in the region of about 275mm to about 295mm.

The ceiling section 108 is of a height H5 which is defined between the upper 138 and lower 1 14 surfaces of the ceiling section. The height H5 of the ceiling section is less than the height H3 of the load transfer section 106, and in the illustrated embodiment is also less than the height H4 of the gap 122. The height H5 may be in the range of about 70mm to about 100mm, with a particularly preferred height in the region of about 75mm to about 95mm.

As discussed above, the modular building unit 12 comprises front and back walls 24, 26 and left and right side walls 28, 30. The side structure 100 defines a majority of these walls 24-30, which form external walls of the modular building unit 12. The side structure 100 comprises front and back walls 184 and 186, and left and right side walls 188 and 190 (Fig. 6). As shown partly in the enlarged view of Fig. 8, the side structure walls 184-190 each take the general form of a frame, and are typically formed from elongate structural members of a cold- formed metallic materials (e.g. steel). Referring for example to the front wall 184, this comprises top and bottom frame members 193 and 195, a plurality of support columns 197, and a door lintel 199. The frame members 193-199 are typically connected using rivets or other fasteners, but it will be understood that a range of other options exist. The other walls 186, 188 and 190 are of similar construction and will not be described here. The remainder of the modular building unit walls 183-188 are defined by the ceiling assembly 12, specifically by its load transfer section 106.

As discussed above, the modular building unit 12 is generally quadrilateral shape in plan -view, in particular generally rectangular. A number of internal walls are provided which divide its internal volume 182 up into separate areas, spaces or zones, as will be appreciated from the discussion of the building 10 above. For example, and referring to Fig. 4, internal walls 192 forms a side wall for the stairwell 52, and internal wall 194, together with the wall 192, forms a room 196 which can contain service equipment (not shown), such as a ventilation unit and electricity supply equipment such as a meter and circuit breakers (typically referred to as a consumer unit).

The load transfer section 106 comprises a plurality of generally elongate portions which together define the load transfer section. In the illustrated embodiment, the load transfer section 106 has a generally quadrilateral shape in plan view (generally rectangular), comprising left and right elongate portions 198 and 200, and front and back elongate portions 202 and 204. The number of generally elongate portions generally corresponds to the number of side portions 184-190 provided by the side structure 100. The elongate portions 198-204 are generally aligned with the respective side 184-190 of the side structure 100, so that they are in substantially the same plane. Each elongate portion 198-204 is seated on a respective side 184-190 of the side structure 100, and arranged so that it is disposed transverse to (suitably substantially perpendicular) the adjacent elongate portion. As can be understood by comparing Figs. 2 and 3 with Fig. 6, each wall 24-30 of the modular building unit 12 is provided jointly by a wall 184-190 of the side structure, and an elongate portion 198-204 of the load transfer structure. Thus for example the left side wall 28 of the modular building unit 12 is provided jointly by the left side wall 188 of the side structure 100, and the elongate side portion 198.

As shown in Fig. 9, the load transfer section 106 comprises or describes an outer face 206, which is disposed on or in an outer plane 208 also containing an outer face 210 described by the side structure 100. The load transfer section 106 also comprises or describes an inner face 212, which is disposed on or in an inner plane 214 also containing an inner face 216 described by the side structure 100. The outer face 206 (and the outer plane 208) and the inner face 212 (and the inner plane 214) are disposed substantially parallel to one another, and substantially vertically during use. The apertures 142 extend through the load transfer section 106 between its inner 212 and outer 206 faces.

The ceiling section 108 is disposed inwardly of the outer face 206 of the load transfer section 106, and indeed inwardly of its inner face 212, the ceiling section 108 being connected at or to the inner face 212. It will be understood that each one of the elongate side portions 198-204 of the load transfer section 106, and the aligned sides 184- 190 of the side structure 100, comprise respective such outer and inner faces. The outer face 206 of each generally elongate portion 198-204 is disposed transverse to (suitably substantially perpendicular) the outer face 206 of the adjacent generally elongate portions. The inner faces 212 are similarly arranged.

Referring particularly to Figs. 7 and 9, it can be seen that the load transfer section 106 comprises a lower structural member 218, which defines its lower surface 112. The load transfer section 106 also comprises an upper structural member 220, which defines its upper surface 120. The lower and upper structural members 218 and 220 take the general form of elongate beams. Connecting members extend between and connect the lower structural member to the upper structural member, and comprise a plurality of struts 222, and a plurality of transverse bracing members 224 (one of each labelled in Fig. 7). The connecting members 222 and 224 serve for transferring loads from the upper structural member 220 to the lower structural member 218, and so to the side structure 100. Each generally elongate portion 198-204 forming the load transfer section 106 comprises respective lower 218 and upper 220 structural members, and connecting members 222, 224 extending between and connecting their lower and upper structural members. The structural members 218, 220 and the connecting members 222, 224 are typically connected using rivets or other fasteners, but it will be understood that a range of other options exist. The load transfer section 106 effectively takes the form of a structural frame, the generally elongate portions 198-204 together forming the frame. The structural frame comprises structural frame members in the form of the elongate lower and upper structural members 218 and 220, and the connecting members 222 and 224, which effectively form the sides (or walls) of the structural frame. The apertures 142 are defined by or between structural members of the frame, in particular between the connecting members 222, 224 and at least one of the lower and upper structural members 218, 220. The load transfer section 106 has the general form of a lattice or lattice type structure.

The ceiling section 108 comprises a perimeter structure 226 (Fig. 7), which defines an outer perimeter 228 of the ceiling section. The perimeter structure 108 is connected to the load transfer section 106, in particular to lower structural members 218 of some of its generally elongate portions 198-204. The load transfer section 106 additionally comprises a plurality of bracing portions extending between opposed pairs of the generally elongate portions, three such bracing portions 230, 232 and 234 shown. The bracing portions 230-234 are of similar construction to the elongate portions 198-204, and will not be described here.

The perimeter structure 226 can be connected to one of more of these bracing portions 230-234, and in the illustrated embodiment is connected to the bracing portion 230. The perimeter structure 226 takes the form of a structural frame, and may comprise structural (e.g. elongate) frame members 236 (Fig. 9) defining the frame, and have the resilient bars 166 (defining the lower surface 114) coupled to them which can also form the lower surface 114, although could alternatively themselves form the lower surface.

The structural frames of the load transfer section 106 and the ceiling section 108 can be formed from any suitable material and construction technique. A particularly preferred option however is cold-formed (e.g. folded) metallic members, such as of a light gauge steel material (forming a light gauge steel frame or LGSF). The structural members can have any suitable shape including but not limited to generally C or U-shaped, and generally L-shaped, as well as box shaped e.g. generally rectangular or square. In the illustrated embodiment, the structural members are generally C or U-shaped.

In the illustrated embodiment, the ceiling section 108 comprises a plurality of subsections which together form the ceiling section. These are shown in Figs. 6, 7 and 10A and given the numerals 238, 240, 242 and 244. Each subsection 238-242 forms a portion of the ceiling section 108, and has its own perimeter structure as described above. The ceiling subsections 238-244 can each be independently or separately connected to the load transfer section 106 during construction of the ceiling assembly 102. The load transfer section 106 defines separate zones or spaces, each configured to receive one of the ceiling subsection 238-244. These zones are defined by or between two or more of the elongate portions 198-204, and one or more of the bracing portions 230-234. Referring for example to the subsection 238, a zone 246 is defined by the side portions 198 and 200, the end portion 202 and the bracing portion 230. The ceiling section 108 can comprise a mounting part 248 configured to receive and support building services equipment, for mounting the equipment within the space 122 defined by the ceiling assembly. This can be seen particularly in Fig. 10B, which shows a mounting part 248 in the form of a mounting plate or platform to which at least some of the building services equipment 124-135 is connected. The mounting plate 248 is connected to the perimeter frame 226 of the ceiling section 108, in particular to frame members 236 of its perimeter frame. The mounting plate 248 may be positionable within the ceiling section perimeter frame 226 carrying the building services equipment 124-135. The building services equipment 124-135 may be connected to the mounting plate 248 prior to positioning of the mounting plate within the ceiling section perimeter frame 226. In a variation however, the mounting plate 248 may be positioned within the perimeter frame 226, and the building services equipment 124-135 subsequently connected to the mounting plate. The mounting plate 248 can be provided separately from the ceiling 110, and inserted into the ceiling assembly from above so that it rests e.g. on the upper surface 138 of the perimeter frame 226. However, the mounting plate 248 can be arranged so that it forms the ceiling 110, in which case the plate is positioned below the perimeter frame 226 and is connected to it via the resilient mounting bars 166.

A subsection of the ceiling section 108 (e.g. subsection 242) comprising a building services equipment mounting part 248, and optionally also building services equipment 124-135 connected to the mounting part, may be referred to as a ceiling cartridge or module. The ceiling cartridge 242 may be installable within the load transfer section 106 as a unit or unitary structure comprising the subsection perimeter structure 226, the building services equipment mounting part 248, and optionally also the building services equipment 124-135.

Fig. 10C is a view similar to Fig. 10B, showing a cartridge or module section 247 comprising a housing 249, the housing comprising the mounting plate 248 (with the building services equipment 124-135 connected to it), an upper plate, sheet or platform 251, and one or more side walls 253. The building services equipment 124-135 may be built upon the mounting plate 248, which may form a bottom plate (or sheet), and then sandwiched within the remaining portions of the housing 249, optionally in a location spaced apart from the remainder of the ceiling assembly 102. The top plate 251 provides an upper platform within the ceiling assembly that may be walked over during manufacturing of the modular building unit off-site (once the building services are fitted out), and once brought to the final location of the building.

Fig. 10C shows the plates 248 and 251 after they have been brought together, and optionally sealed together to form the cartridge or module section 247. The building services cartridge or module section 247, together with the perimeter structure 226 (and other parts of the ceiling section 108) may together form the cartridge or module. The building services cartridge or module section 247 may be permanently or releasably coupled to the structural portions of the ceiling assembly 102 (in particular the perimeter structure 226 of the ceiling section 108) either during off site module manufacture, or at the time of stacking up the modular building assembly. In a variation, the cartridge or module section 247 can form the complete cartridge/module, and may be positioned within the ceiling section 108 following connection of the ceiling section to the load transfer section 106. The ceiling assembly, or a floor assembly of the upper modular building unit 16 stacked on the lower modular building unit 12, may include an access hatch or panel for accessing the building services equipment 124-132. Fig. 5 shows an access hatch 250 in a floor 252 of the upper modular building unit 16. Fig. 10B shows an access hatch 254 (in broken outline) in the mounting plate 248 which provides the ceiling 110. Such access may be for the purpose of making connections to building services during building construction, or for later maintenance.

Where there are a plurality of ceiling subsections 238-244, the subsections may be configured to cooperate for the provision/routing of services within the space 122 (each subsection defining a respective such space). As shown in Fig. 10B, each subsection may contain/support a part or parts of service equipment 124-135 which requires to be connected to a further part or parts contained/supported by another subsection. For example, the ventilation supply and extract ducts 125 and 127 pass along a length of the ceiling assembly 102 through the subsections 240 and 238. The ducts may be connected up following positioning of the building services equipment within the subsections (either in cartridge/module form, or separately as discussed above). This may involve the use of connectors at junctions or intersections between portions of the services provided in each subsection. See for example connector 255 which serves for connecting portions of the extract duct 126 provided in the subsections 242 and 240. It will be understood that each ceiling subsection 238-244 may comprise or accommodate a respective mounting part (e.g. mounting part 248).

The lower surface 114 of the ceiling section 108 describes a bottom face of the ceiling assembly 102, and the upper surface 120 of the load transfer section 106 describes a top face of the ceiling assembly. The ceiling section 108 also defines or describes an aperture 256 (Fig. 6) which extends between the bottom face 114 and the top face 120. The aperture 256 takes the form of a stairway aperture, and cooperates with the staircase 54 in the stairwell 52 in the internal volume 182 of the modular building unit 12. The stairway aperture is defined by the side elongate portion 200, bracing portions 230 and 232, and a longitudinal bracing portion 258 which extends between and connects to the bracing portions 230, 232. The longitudinal bracing portion 258 is of similar construction to the generally elongate portions 198-204 and will not be described further. Joists or beams 235, 237, 239 and 241 are also provided, extending between the elongate side portions 198 and 200, or between one of the side portions and the longitudinal bracing portion 258.

The modular building unit 12 also comprises a floor assembly 260, which defines the base 116, shown in Fig. 6 and in the enlarged view of Fig. 11. The floor assembly 260 comprises a perimeter structure 262, which defines an outer perimeter 264 of the floor assembly. The side structure 100 is connected to the perimeter structure 262. The perimeter structure 262 takes the form of a structural frame, and comprises structural (e.g. elongate) frame members defining the frame, comprising side frame members 266 and 268, and end frame members 270 and 272. The structural frame members 266-272 are box section beams, typically of a metallic material such as steel, and preferably of a hot-formed metallic material, comprising for example elongate steel plates welded together to form the beams. The structural frame members 266-272 are typically connected by welding, but a range of other options exist, including bonding. Other material options include use of light gauge metallic (e.g. steel) frame members as described above, but it may be preferred to employ hot-formed steel for the structural members as this provides good support to the modular building unit 12 under loading, and in particular may assist in distributing point loads along a length of the frame members forming the structural frame.

The floor assembly further comprises an intermediate support beam 280 extending in a main length direction, a plurality of first transverse beams 282 extending between the side frame member 266 and the intermediate support beam 280, and a plurality of second transverse beams 284 extending between the intermediate support beam 280 and the side frame member 268. The intermediate support beam 280, and the transverse beams 282 and 284, may again be of a hot-formed metallic material such as steel, but could alternatively be of a light gauge metallic (e.g. steel) material. Where the beams 280-284 are of a hot-formed material, they will typically be connected to the frame members 268-272 by welding, and where they are of a cold-formed material, using rivets or other fasteners. It will be understood that a range of other options exist though.

The ceiling assembly 102 comprises insulation, and may comprise one or both of thermal insulation and acoustic insulation. Fig. 9 shows a layer of insulation 274 fitted within the ceiling section 108 (within the space 122), and a layer of insulation fitted within the load transfer section 106. The insulation material forming the layers 274 and 276 can be of any suitable type, examples including mineral wool and other polymeric materials. The insulation forming the layer 274 extends into the structural members 236 forming the perimeter structure 226, whilst the insulation forming the layer 276 extends into the structural members 218, 220, 222 and 224. This is facilitated by the relatively open C-shape of the structural members.

The apertures 142 that are formed by the load transfer section 106 have a maximum height He which is of course less than the height H3 of the load transfer section itself, since it is formed between its structural members. The apertures 142 may have a maximum height He of at least about 100mm, may have a height of up to around 200mm, and may have a height in the region of around 150mm to 160mm. An aperture having such a maximum height may be sufficient to accommodate most or all different types of services (e.g. pipes or conduits) likely to be positioned in the space 122. Of course, the structural members forming the apertures include the transverse bracing members 224, in at least some of the options described herein. These bracing members extend between the upper and lower structural members 280 and 278 at the angle shown in the drawings, and so do limit the height of the aperture towards their ends adjacent the upper structural members.

As discussed above, one or more of the transverse bracing members 224 may be dispensed with if it is desired to provide an aperture having larger dimensions, e.g. to accommodate the ventilation supply pipes 129, 130.

In a variation which is illustrated in the further enlarged view of the ceiling assembly 102 shown in Fig. 7A, at least one aperture 142' can be provided without the transverse bracing member 224, so that the aperture is defined between (or bordered by) the upper structural member 220, an adjacent pair of the struts 222, and the lower structural member 218. This may provide a larger aperture, having the maximum height He along a greater proportion of its width, between the adjacent struts 222.

It will be understood that the insulation forming the layer 276, where provided, will be fitted around such services, and may be dispensed with depending on factors including the number and dimensions of services 1 passing through the aperture(s) 142. The height He of the aperture 142 is of course less than the height H4 of the space 122. The aperture 142 may be partially occluded by the insulation forming the layer 274, although again the insulation may be dispensed with, or a height of the insulation in the region of the aperture (through which services pass) may be reduced.

The ceiling assembly 102 is configured to be positioned on the side structure 100 as a unitary assembly comprising the connected load transfer section 106 and the ceiling section 108. Alternatively, the load transfer section 106 can be positioned on the side structure 100, and the ceiling section 108 subsequently positioned within the load transfer section and then connected to it. In either case, ceiling section 108 may have the mounting plate 248 connected to it prior to its connection to the load transfer section 106, optionally with the services equipment 124-132 already connected to the mounting plate.

The side structure 100 is typically connected to the floor assembly 260 using self-drilling screws, although it may be necessary to drill pilot holes where the floor assembly comprises hot-formed metallic structural members. The ceiling assembly 102 is also typically connected to the side structure using self-drilling screws. The ceiling assembly 102 is also connected to the floor assembly 286 of the upper modular building unit 16, again using self-drilling screws (optionally with pilot holes if required).

As discussed above, the first building section 18 comprises walls 32-38 formed from preformed panels (SIPs), the walls encompassing the modular building assembly 14. The first building section 18 is arranged such that, on at least one side of the modular building assembly 14, one or more of the walls 32-38 bear against a wall of a modular building unit 12, 16. Specifically and as shown in the drawings, the walls 32, 34 and 38 of the first building section 18 bear against the walls 24, 26 and 30, respectively, of the modular building unit 12 (and equivalent walls of the upper modular building unit 16). At least one wall of the first building section 18 is also secured to the ceiling assembly 102 of the lower modular building unit 12, and/or to a floor assembly 286 of the upper modular building unit 16. The first building section 18 comprises a plurality of joists 288 which extend between at least one side of the modular building unit/assembly and a wall of the first building section to support an upper floor 278 of the first building section. In the illustrated embodiment, the joists 288 extend between the left side wall 36 and the modular building assembly 14, and are connected to one or both of the lower modular building unit 12 and the upper modular building unit 16.

The upper modular building unit 16 is of similar construction to the lower modular building unit 12, save that it does not comprise a lattice-type ceiling assembly. The upper unit 16 comprises the floor assembly 286, which is of the same construction as the lower unit floor assembly 260. The upper unit 16 also comprises a side structure 290, which is of the same construction as the lower unit side structure 100. A ceiling assembly 292 is shown connected to the side structure 290, and is of a different construction, comprising a perimeter structure 294 and a plurality of transverse beams 296. These can be of a light gauge metallic (e.g. steel) material, although could be of e.g. a hot-formed metallic material such as steel if considered necessary. The ceiling assembly 292 may not be required to support loading which is as high as that experienced by the lower unit ceiling assembly 102, and may not be required to provide a space for accommodating e.g. building services equipment. In particular, roof joists 298 forming part of a roof 300 of the building may be supported by the left and right side walls 36 and 38 of the first building section 18, and so may ‘fly over’ the upper modular building unit 16, without imparting significant (if any) loading upon it.

The upper unit floor assembly 286 may have a height I I- in the range of about 50mm to about 70mm, which is relatively shallow. This may provide benefits in terms of reducing a depth of an intersection between the lower unit ceiling assembly 102, and the upper unit floor assembly 286. This may facilitate construction of the staircase 54 passing between the units, as it may be possible to bridge from the lower unit ceiling assembly 102 across the upper unit floor assembly 286 (and so into the into the upper unit 16) using a single stair tread. A total height of the intersection, which may be equivalent to H4 plus H7, may be in the range of about 300mm to about 420mm.

Turning now to Fig. 12, there is shown a wire-frame isometric view of a plurality of modular building assemblies, configured to form part of a building 10a according to a yet further embodiment of the invention. Like components with the building 10 of Figs. 1 to 11 share the same reference numerals, with the addition of the suffix ‘a’. In this embodiment, modular building units are arranged in assemblies stacked as discussed above in relation to the modular building assembly 14. Thus a first modular building assembly 14a comprises a lower modular building unit 12a and an upper modular building unit 16a stacked on the lower unit. A further modular building assembly 14a' similarly comprises a lower modular building unit 12a' and an upper modular building unit 16a' stacked on the lower unit. Between them, the modular building units of the assemblies 14a and 14a' define the entire internal living space volume of the building 10a, with the exception of an upper or outer roof of the building (not shown), which may be formed at a final location for the building, or formed as a modular (transportable) structure. The modular building assembly 14a' can form a first section 18a of the building, and the modular building assembly 14a can form a second section of the building. In a further option, a first building section 18a' of the building 10a may be provided which encloses the modular building assemblies 14a and 14a' in the same way as described above. The modular building assemblies 14a and 14a' may then collectively define a second building section, or may form second and third building sections. In each situation, a staircase (not shown) is provided in the modular building assembly 14a in the same was as described above for the assembly 14 of the building 10. Services can be provided in ceiling assemblies 102a and 102a' of one or both of the modular building assemblies 14a and 14a'.

The invention extends to a method of constructing the modular building unit 12, and a method of constructing the building 10. Features of the construction methods will be evident from the discussion above. Further features of the methods are as follows.

The building services equipment 124-135 may be positioned within the ceiling assembly 102 during construction of the modular building unit 12, and the modular building unit 12 then positioned at the final location 42. The building services equipment 124-135 may be positioned within the ceiling assembly 102 prior to transportation of the modular building unit 12 to the final location 42, or following transportation to a site containing the final location and prior to positioning of the modular building unit at the final location. The building services equipment 124-135 may be positioned within the ceiling assembly 102 following transportation of the modular building unit 12 to the final location, optionally following positioning of the modular building unit at the final location 42.

The methods may comprise constructing the ceiling assembly 102, locating the building services equipment 124-135 within the ceiling assembly, and then connecting the ceiling assembly to the side structure 100 of the modular building unit 12. The method may alternatively comprise constructing the ceiling assembly 102, connecting the ceiling assembly to the side structure 100 of the modular building unit 12, and then locating the building services equipment 124-135 within the ceiling assembly.

In the hybrid residential building 10, the first building section 18 may be constructed on-site at the final location 42. The method may comprise forming the internal volume 182 of the second building section 14 at least partly using the modular building unit 12/assembly 14, and optionally substantially entirely using the modular building unit/assembly . The second building section 14 may be assembled at the final location 42 prior to construction and connection of the first building section 18 to the second building section. The first modular building unit 12 may be positioned at the final location, and a part of the first building section 18 then constructed (e.g. the lower floor/storey 20) and connected to the first modular building unit. The second modular building unit 16 may then be stacked on the first modular building unit 12, and a further part of the first building section 14 (e.g. the upper floor/storey 22) may be constructed and connected to one or more of the first modular building unit and the second modular building unit. The first building section 18 may be constructed at the final location 42 and the second building section 14 then assembled and connected to the first building section. The second building section 14 may be constructed within a perimeter or boundary defined by the first building section 18.

Various modifications may be made to the foregoing without departing from the spirit or scope of the present invention.

Further aspects and/or embodiments of the invention may combine the features of one or more aspect and/or embodiment disclosed in this document. Accordingly, such further aspects and/or embodiments may comprise one or more feature selected from one or more aspect or embodiment of the invention disclosed in this document.

Unless explicitly implied by context or stated in the document, the features of any method or process disclosed in this document need not necessarily be performed in the precise order set out in the relevant text and/or drawings. Accordingly, any method or process disclosed in this document may be capable of being performed in an order other than that specifically set out in the relevant text/drawings, if circumstances permit.

Features disclosed in this document (including any accompanying claims, abstract and drawings) may be replaced by alternative features serving the same, equivalent or similar purpose, unless expressly stated otherwise. Accordingly, features disclosed in this document may represent only one example of a generic series of equivalent or similar features.

Claims

1. A modular building unit comprising: a side structure comprising an upper surface; and a ceiling assembly connected to the side structure, the ceiling assembly comprising: a load transfer section configured to transfer a load to the side structure, the load transfer section comprising a lower surface seated on the upper surface of the side structure; and a ceiling section configured to define or support a ceiling of the modular building unit, the ceiling section disposed inwardly of the load transfer section and connected to it, and the ceiling section comprising a lower surface disposed at a position that is lower than the upper surface of the side structure.

2. A modular building unit as claimed in claim 1, in which the load transfer section comprises an upper surface configured to support a structure positioned above the modular building unit.

3. A modular building unit as claimed in claim 2, in which the modular building unit is a first modular building unit, and the structure is a further modular building unit stacked on the first modular building unit.

4. A modular building unit as claimed in any preceding claim, in which the ceiling assembly comprises a space configured to receive building services equipment.

5. A modular building unit as claimed in claim 4, in which the space comprises an upper boundary defined by a plane containing an upper surface of the load transfer section, and a lower boundary defined by a plane containing the lower surface of the ceiling section.

6. A modular building unit as claimed in either of claims 4 or 5, in which the building services equipment comprises one or more of: an electricity supply cable; a data cable; a cold water conduit; a hot water conduit; a soil conduit; a gas conduit; and an air ventilation conduit.

7. A modular building unit as claimed in any preceding claim, in which the ceiling section depends from the load transfer section so that the ceiling section overlaps a top part of the side structure defining the upper surface.

8. A modular building unit as claimed in any preceding claim, in which the load transfer section comprises at least one aperture configured to accommodate one or more item of building services equipment so that the item can pass or connect through the aperture.

9. A modular building unit as claimed in any preceding claim, in which the load transfer section forms an outer part of the ceiling assembly and defines at least part of an outer perimeter of the ceiling assembly, and in which the ceiling section forms an inner part of the ceiling assembly and is disposed within the outer perimeter.

10. A modular building unit as claimed in claim 9, in which the load transfer section comprises an inner perimeter, and the ceiling section extends below the load transfer section within the inner perimeter.

11. A modular building unit as claimed in claim 4, in which: the load transfer section is of a first height; and the space is of a second height which is greater than the first height.

12. A modular building unit as claimed in claim 11 , in which the ceiling section is of a third height which is less than both the first and second heights.

13. A modular building unit as claimed in any preceding claim, in which the load transfer section is of a height in the range of about 200mm to about 300mm.

14. A modular building unit as claimed in claim 4, in which the space is of a height in the range of about 250mm to about 350mm.

15. A modular building unit as claimed in any preceding claim, in which the ceiling section is of a height in the range of about 70mm to about 100mm.

16. A modular building unit as claimed in any preceding claim, in which: the side structure defines part of one or more external wall of the modular building unit; the load transfer section comprises a plurality of generally elongate portions which together define the load transfer section; and a generally elongate portion is provided for each external wall part defined by the side structure.

17. A modular building unit as claimed in claim 16, in which the generally elongate portions are generally aligned with the respective external wall part of the side structure.

18. A modular building unit as claimed in either of claims 16 or 17, in which the generally elongate portions are each seated on a respective external wall part of the side structure.

19. A modular building unit as claimed in any one of claims 16 to 18, in which each external wall of the modular building unit is provided jointly by an external wall part of the side structure and a generally elongate portion of the load transfer structure.

20. A modular building unit as claimed in claim 8, in which: the load transfer section describes an outer face and an inner face, the outer face and the inner face disposed substantially parallel to one another; and the one or more aperture extends through the load transfer section between its inner and outer faces.

21. A modular building unit as claimed in any preceding claim, in which: the load transfer section describes an inner face; the ceiling section is disposed inwardly of the inner face and connected to the load transfer section at the inner face.

22. A modular building unit as claimed in any preceding claim, in which the load transfer section takes the form of a lattice structure comprising: a lower structural member which defines its lower surface; an upper structural member which defines an upper surface of the load transfer section; and a plurality of connecting members which extend between and connect the lower structural member to the upper structural member.

23. A modular building unit as claimed in claim 22, in which: the load transfer section comprises a plurality of generally elongate portions which together define the load transfer section; the ceiling section comprises a perimeter structure which defines an outer perimeter of the ceiling section; and the perimeter structure is connected to lower structural members of its generally elongate portions.

24. A modular building unit as claimed in any preceding claim, in which: the ceiling section comprises a plurality of subsections which together form the ceiling section, each subsection being independently connectable to the load transfer section; and the load transfer section defines a plurality of separate zones, each zone configured to receive a subsection of the ceiling section.

25. A modular building unit as claimed in any preceding claim, in which the ceiling section comprises a mounting part configured to support building services equipment, for mounting the equipment within the space.

26. A modular building unit as claimed in claim 25, in which the mounting part is positionable within the ceiling section perimeter frame carrying the building services equipment.

27. A modular building unit as claimed in any preceding claim, in which the ceiling assembly is configured to be positioned on the side structure as a unitary assembly comprising the connected load transfer section and ceiling section.

28. A modular building unit as claimed in any one of claims 1 to 26, in which the load transfer section is configured to be positioned on the side structure, and the ceiling section subsequently positioned within the load transfer section and then connected to it.

29. A modular building assembly comprising: a first modular building unit comprising: a side structure comprising an upper surface; and a ceiling assembly connected to the side structure, the ceiling assembly comprising: a load transfer section configured to transfer a load to the side structure, the load transfer section comprising a lower surface seated on the upper surface of the side structure; and a ceiling section configured to define or support a ceiling of the modular building unit, the ceiling section disposed inwardly of the load transfer section and connected to it, and the ceiling section comprising a lower surface disposed at a position that is lower than the upper surface of the side structure; and a second modular building unit stacked on the first modular building unit.

30. A modular building assembly as claimed in claim 29, in which the first modular building unit is a modular building unit according to any one of claims 2 to 28.

31. A building comprising: a first building section; and a second building section comprising: the modular building unit of any one of claims 1 to 28; or the modular building assembly of either of claims 29 or 30; in which the first and second building sections are configured to be connected at the final location to form the building.

32. A building as claimed in claim 30, in which the building is a hybrid residential building, and in which: the first building section is an on-site construction at a final location for the building; an internal volume of the second building section is defined at least partly by the modular building unit or the modular building assembly; the modular building unit, or the first and second modular building units of the modular building assembly, are configured to be constructed away from a final location for the building; and the first and second building sections are configured to be fitted together at the final location to form the building.

33. A method of constructing a modular building unit, the method comprising: forming a side structure of the modular building unit, comprising providing the side structure with an upper surface; and providing the modular building unit with a ceiling assembly, comprising: constructing a load transfer section of the ceiling assembly, comprising providing the load transfer section with a lower surface; connecting the load transfer section to the side structure and configuring the load transfer section to transfer a load to the side structure, comprising seating the lower surface of the load transfer section on the upper surface of the side structure; constructing a ceiling section of the ceiling assembly, comprising providing the ceiling section with a lower surface; positioning the ceiling section inwardly of the load transfer section, and connecting the ceiling section to the load transfer section; arranging the ceiling section so that its lower surface is disposed at a position that is lower than the upper surface of the side structure; and arranging the ceiling section so that it defines or supports a ceiling of the modular building unit.

34. A method of constructing a building comprising the steps of: constructing a first building section; positioning a modular building unit according to any one of claims 1 to 28 at a final location for the building, and arranging the modular building unit so that it forms at least part of a second building section; locating a further part of the building on the modular building unit, so that the further part of the building is supported by the load transfer section of the modular building unit; and connecting the first and second building sections.