Idea.

Unlocking the Future of Small-Site Housing

The UK’s housing crisis remains acute today, driven not only by a shortage of homes but by persistent affordability pressures, uneven quality, and long-standing systemic barriers.

Written by:

Nick Fairham

Chief Executive

This challenge is far from unique: globally, an estimated 2.8 billion people lack access to adequate housing, according to UN-Habitat – a stark reminder that the crisis is not simply one of insufficient buildings, but of deep structural inequality and affordability. Meeting the scale of need by 2030 will require approaches that are faster, smarter, and more efficient than today’s norms.

Against this backdrop, the Gap House Project offers an important glimpse of what the future of small-site housing could look like. Developed by Bristol City Council on a former garage plot at Bell Close, the scheme delivered nine high-quality, low-carbon one-bedroom homes for social rent, just a ten-minute walk from Southmead Hospital. Designed for constrained brownfield and infill locations, the Gap House typology demonstrates how modern methods of construction (MMC), in this case Etopia’s large-format SIPs panels, enable precision-built homes manufactured in high-tech factories and assembled rapidly on site.

The result is an eye-catching, sustainable micro-development incorporating solar PV, air-source heat pumps, secure cycle storage and EV charging, transforming what was once a neglected sliver of land into a resilient, community-focused asset.

What the Gap House Project Shows Us

Delivering high-quality homes on brownfield or constrained sites requires more than a clever design. It demands early, integrated collaboration. Bringing councils, designers, and MMC suppliers together from the outset can unlock opportunities that would otherwise be overlooked. As housing demand continues to grow, building these partnerships early will be key to delivering affordable homes sustainably and at scale.

Early Collaboration Unlocks Viability

Modern Methods of Construction (MMC) can transform housing delivery, but only if it’s embraced as a core vision rather than a contingency. With pre-fabrication, factory-controlled assembly, and rapid on-site construction, MMC offers solutions to labour shortages, waste reduction, and tight site constraints. Adopting a DMfA workflow from the outset, not only addresses site and industry challenges, it reduces project programmes and, when used correctly, design outcomes.

MMC as a Vision, Not a Fallback

Housing need has changed. New models of housing must be developed to match the challenges. From temporary accommodation to build to rent, we have to be flexible in our responses and sometimes move away from pre-defined views on sizes and standardisation in order to keep up with a change in demand. We can create homes that evolve with occupants’ needs while remaining scalable for developers and councils alike. The next step is to expand beyond one-bedroom solutions and explore a spectrum of adaptable, low-carbon housing typologies to apply the lessons we have learned to other areas of demand.

Flexibility and Scalability in Housing Solutions

The housing of tomorrow must be adaptable. Modular homes have the potential to respond to a range of needs – from temporary accommodation to social rent and beyond. By designing flexibility into every unit, we can create homes that evolve with occupants’ needs while remaining scalable for developers and councils alike. The next step is to expand beyond one-bedroom solutions and explore a spectrum of adaptable, low-carbon housing typologies.

Small Site Acceleration: Unlocking Hidden Opportunities

Small and irregular urban plots often sit underutilised. They represent enormous potential if approached strategically. Aggregating small sites through programs like the Small Site Accelerator could create viable clusters for development, helping councils and developers deliver more homes without compromising quality or sustainability. By thinking in networks rather than individual plots, we can unlock a wave of urban regeneration opportunities.

What's Next?

The Gap House concept proves that small, low-carbon, innovative homes aren’t just possible, they’re essential. The real conversation now is about what’s next: scaling MMC adoption, creating adaptable homes for diverse communities, and unlocking the hidden potential of small sites across the UK. By focusing on innovation, collaboration, and sustainability, we can transform urban housing from a challenge into an opportunity.

Gap House

Factory constructed, contemporary and cost-effective eco-homes designed to fit into small urban spaces.

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