Credit: Bywater PropertiesBuilding a Regenerative Future: Patrick O’Gorman on Bywater’s Vision
Discover how Bywater is shaping a sustainable, timber-led future in UK real estate development in this exclusive GRI Institute interview
February 11, 2026Real Estate
Written by:Rory Hickman
Key Takeaways
- Timber-led construction is set to play a pivotal role in reducing the carbon footprint of the UK’s housing market.
- Embracing market volatility, innovation, and diversification has unlocked new opportunities for sustainable growth.
- Regenerative development is the future of housing, where environmental stewardship meets urban transformation.
In an exclusive interview with Patrick O’Gorman, CEO of Bywater, we explore the company’s bold vision for the future of real estate and its commitment to sustainability.
With a career rooted in capital markets and development, Patrick shares how Bywater has evolved from a family office to a leader in timber-led, regenerative development. Under his leadership, Bywater is tackling the pressing challenges of the UK housing market with innovative solutions that prioritise environmental stewardship and social value.
In this conversation, we delve into the company’s strategies for adapting to market volatility, embracing new technologies like AI, and driving change through sustainable construction practices.
As the industry faces a period of transformation, Patrick offers a forward-looking perspective on what the future holds for real estate and the role of responsible development in shaping it.
I began my career at CBRE in London and later led Central & Eastern European Capital Markets from Warsaw, which coincided with Bywater’s early days in Poland. My ambition was always to build something of my own, and in 2013, during a pivotal conversation with Bywater’s founder, I joined as a major shareholder to help grow the business.
Initially, Bywater operated as a family office with an entrepreneurial, opportunistic approach to trading, development, and long-term holds. Over the past 12 years, we’ve evolved with clarity of purpose: to drive sustainability and regeneration within the built environment.
This shift reflects our core values: speaking up for change, putting people at the heart of decisions, and being determined to lead responsibly.
A milestone in this journey was partnering with Sumitomo Forestry in 2023. Their investment has empowered us to scale our ambition in the UK market, focusing on timber-led developments to reduce embodied carbon and champion a regenerative future.
The UK market has faced prolonged uncertainty since the Brexit referendum in 2015. At Bywater, we’ve learned that resilience comes from diversification across sectors, geographies, and financial partners. This strategy underpins our ability to create lasting social and environmental value despite volatility.
Our values guide every decision: who we hire, who we partner with, and where we invest. By staying true to these principles, we ensure that our growth model is sustainable and purpose-driven, enabling us to make the greatest positive impact on communities and the planet.
Construction has lagged behind other industries in innovation, and the UK faces a severe housing shortage. Meeting this challenge requires bold thinking and continuous improvement, qualities embedded in Bywater’s DNA.
We believe the future lies in regenerative development, where housing growth aligns with environmental stewardship. Timber-led construction is central to this vision, reducing carbon impact while delivering high-quality homes. At Bywater, we see ourselves as catalysts for change, challenging the status quo and proving that sustainability and scalability can coexist.
Our immediate focus remains the UK, where the housing need is acute. We’ve identified 12 cities suited to timber-based, low-rise schemes and are innovating new housing typologies to unlock viability in lower-value areas, where affordability and demand are greatest.
On the commercial side, cities like London, Manchester, and Edinburgh face a shortage of sustainable, high-quality office space. These markets present opportunities to combine environmental leadership with economic resilience.
Viability is the biggest barrier to housing delivery, especially in lower-cost regions. To overcome this, we’re investing in design innovation and technology. AI and digitalisation will play a critical role in site analysis, design optimisation, and off-site fabrication - streamlining processes and reducing costs.
The urgency for digitisation in construction is clear, and Bywater aims to be part of the solution, leveraging technology to accelerate sustainable housing delivery while staying true to our values and purpose.
Thanks for your time Patrick!
Patrick O’Gorman is the CEO of Bywater.
With a career rooted in capital markets and development, Patrick shares how Bywater has evolved from a family office to a leader in timber-led, regenerative development. Under his leadership, Bywater is tackling the pressing challenges of the UK housing market with innovative solutions that prioritise environmental stewardship and social value.
In this conversation, we delve into the company’s strategies for adapting to market volatility, embracing new technologies like AI, and driving change through sustainable construction practices.
As the industry faces a period of transformation, Patrick offers a forward-looking perspective on what the future holds for real estate and the role of responsible development in shaping it.
Career and Bywater Evolution
Hi Patrick, could you share some background about your journey to becoming CEO of Bywater and what the company’s evolution has looked like under your leadership?I began my career at CBRE in London and later led Central & Eastern European Capital Markets from Warsaw, which coincided with Bywater’s early days in Poland. My ambition was always to build something of my own, and in 2013, during a pivotal conversation with Bywater’s founder, I joined as a major shareholder to help grow the business.
Initially, Bywater operated as a family office with an entrepreneurial, opportunistic approach to trading, development, and long-term holds. Over the past 12 years, we’ve evolved with clarity of purpose: to drive sustainability and regeneration within the built environment.
This shift reflects our core values: speaking up for change, putting people at the heart of decisions, and being determined to lead responsibly.
A milestone in this journey was partnering with Sumitomo Forestry in 2023. Their investment has empowered us to scale our ambition in the UK market, focusing on timber-led developments to reduce embodied carbon and champion a regenerative future.
Bywater’s Paradise SE11 is a 6-storey office building in Lambeth with a timber structure that sets a new standard for sustainable workspaces. (Credit: Bywater)
Adapting to Market Challenges
With the real estate market facing constant changes, how is Bywater adapting to current economic, geopolitical, and market challenges while maintaining its focus on creating lasting social and environmental value?The UK market has faced prolonged uncertainty since the Brexit referendum in 2015. At Bywater, we’ve learned that resilience comes from diversification across sectors, geographies, and financial partners. This strategy underpins our ability to create lasting social and environmental value despite volatility.
Our values guide every decision: who we hire, who we partner with, and where we invest. By staying true to these principles, we ensure that our growth model is sustainable and purpose-driven, enabling us to make the greatest positive impact on communities and the planet.
Building a Sustainable Future
Sustainability is at the heart of Bywater’s approach, especially with your use of timber-led buildings. What do you believe the future of sustainable real estate looks like, and how is Bywater positioning itself to lead in this transformation?Construction has lagged behind other industries in innovation, and the UK faces a severe housing shortage. Meeting this challenge requires bold thinking and continuous improvement, qualities embedded in Bywater’s DNA.
We believe the future lies in regenerative development, where housing growth aligns with environmental stewardship. Timber-led construction is central to this vision, reducing carbon impact while delivering high-quality homes. At Bywater, we see ourselves as catalysts for change, challenging the status quo and proving that sustainability and scalability can coexist.
123 Golden Lane in Clerkenwell, originally a Victorian warehouse, is being refurbished by Bywater into a sustainable premium office space. (Credit: Bywater)
Promising Regions and Sectors
With Bywater’s focus across both residential and commercial projects, which regions or sectors do you see offering the most promising opportunities in the coming years?Our immediate focus remains the UK, where the housing need is acute. We’ve identified 12 cities suited to timber-based, low-rise schemes and are innovating new housing typologies to unlock viability in lower-value areas, where affordability and demand are greatest.
On the commercial side, cities like London, Manchester, and Edinburgh face a shortage of sustainable, high-quality office space. These markets present opportunities to combine environmental leadership with economic resilience.
Challenges and Opportunities Ahead
Looking ahead, what are the key challenges and opportunities you foresee for Bywater in the coming years, particularly as the industry evolves with new technologies - such as AI and increasing digitalisation - and changing societal expectations?Viability is the biggest barrier to housing delivery, especially in lower-cost regions. To overcome this, we’re investing in design innovation and technology. AI and digitalisation will play a critical role in site analysis, design optimisation, and off-site fabrication - streamlining processes and reducing costs.
The urgency for digitisation in construction is clear, and Bywater aims to be part of the solution, leveraging technology to accelerate sustainable housing delivery while staying true to our values and purpose.
Thanks for your time Patrick!
Patrick O’Gorman is the CEO of Bywater.