AT talks to… director at RCKa, Russell Curtis, about his practice’s modular concept that looks to use meanwhile sites for those looking for temporary housing.
What inspired the initial concept for these modular homes?
The issue of temporary accommodation is significant—there’s a huge amount of money being spent on it, around £1.6 billion a year. It works out to about £75 per night, which is an extortionate amount. Beyond the financial aspect, there’s also the human cost—kids growing up in unstable housing situations. We’ve been advocating for a comprehensive review of this and looking for ways to quickly deliver housing so people don’t have to live in poor conditions.
We’re proposing a multi-faceted approach. On one end, we’re advocating for permitted development rights that would allow temporary accommodation to be installed without full planning permission, but within certain safeguards. The housing crisis is so acute that we need mechanisms to deploy good-quality temporary accommodation on suitable sites. That’s the policy side.
On the delivery side, we’ve been working with a modular company called Rollalong, based in Dorset, and the main contractor Wates, on a prototype modular home designed for this purpose. In simple terms, it’s a volumetric modular flat comprising three bays. It arrives on the back of a lorry in three parts and can be fully assembled in just a few hours, ready for use.
How can it be built so quickly?
One of the key innovations is the use of a hot-rolled frame. Along each vertex of the module, there’s a strong, rectangular hollow steel section, which makes the module easy to lift and transport. This allows us to move them off a lorry and onto a site without needing a crane—just a Hiab, which is a small, mechanized arm mounted on the lorry.
Another key factor is the module’s width—2.9 meters—so it can be transported on standard roads without requiring a police escort. That made it much easier logistically. For example, we brought our prototype onto Tooting Broadway early on a Friday morning and had it fully installed within a few hours.
Another thing worth mentioning is the role of modern methods of construction (MMC). I was initially sceptical about MMC because so many companies entered the sector quickly, and we saw several high-profile failures. But now the market is maturing, and more established firms are consolidating their positions. With the construction industry facing a massive skills crisis, MMC will be crucial if we’re going to come close to meeting the government’s housing targets.
If we can scale up temporary modular housing like this, it could also help reinvigorate the UK’s manufacturing base and accelerate the adoption of MMC for mainstream housing delivery.
How does it comply with UK building regulations and warranty requirements?
It’s fully compliant with building regulations and also meets space standards. The unit is comprised of three modules, each about 21 square meters, making a total of 63 square meters. That’s a slightly oversized two-bedroom, three-person apartment. In fact, the second bedroom is slightly larger than required, so it could accommodate four people if needed. The ceiling height is 2.9 meters, so it feels quite spacious inside.
It has both NHBC Accept and BOPAS modular warranties and is designed to be permanently installed, though the hot-rolled frame means it can be relocated if necessary.
What’s been the response from councils and local authorities regarding your proposed permitted development rights?
Everyone agrees that something urgently needs to be done. Councils are facing enormous costs for temporary accommodation, with all that money going to private landlords, hotels, and B&Bs. The key difference here is that we can build and deploy these units at a much lower cost—around £16-17 per person per night, compared to the current £75 average. That cost-saving has generated a lot of interest from both public and private landowners.
Have you explored how these homes could be integrated into existing social infrastructure?
Yes, that’s a critical consideration. Any permitted development rights would need to ensure these homes are placed near social infrastructure and public transport. There’s no point in putting them in the middle of nowhere. The sites we’re currently evaluating, for example, are all close to train stations and high streets. The benefit of these units is that they sit lightly on the ground, so they can be installed in existing car parks or open spaces with minimal infrastructure work.
A mock-up of the modular home is currently on show on Store Street in London.
What about the afterlife of the modules?
They’re designed for a 60-year lifespan. At the end of a temporary or meanwhile use period, they can be relocated elsewhere. Alternatively, they can be repurposed as permanent housing either in situ or at another location.
Have you conducted research into the availability of sites for these homes?
We know there are plenty of potential sites. For example, in Lewisham, where we’re currently working, there are lots of vacant sites and car parks that could be used. Of course, there will always be some tension between different land uses—such as the need for housing versus the need for parking near train stations. But I don’t think those issues are insurmountable.
Source: Architecture Today
