Future Cities Forum's Housing Award 2026 shortlist
- Heather Fearfield
- 15 hours ago
- 7 min read
Image :courtesy of Mowat & Co - Morpeth Road, Hackney
Our all-female judging panel will be assessing three nominated housing projects for awards this January. The projects are all small housing developments - less than 20 homes - and include homes in Hackney London, Horfield Bristol and Grantham, Lincolnshire.
It has been a challenge for UK councils and social housing companies to deliver genuinely affordable new homes in 2025, but these represent three successfully built projects on tightly constrained urban sites, that are well connected to amenities and transport links. As BDP writes (below) the UK’s housing challenge isn’t just about numbers. It’s about innovation, adaptability, and sustainability.
The BBC reported in May 2025:
'London's mayor and the government have announced a cut of more than 6,000 homes to the affordable homes programme.
The Greater London Authority (GLA) and the Ministry of Housing, Communities and Local Government said an agreement had been reached "to adjust London's target for the Affordable Homes Programme for 2021-2026 from the previous range of 23,900 to 27,100 starts". The reduction – with a new target range of between 17,800 to 19,000 - represents a cut of 22%.
Deputy mayor for housing, Tom Copley, said Sir Sadiq Khan was "taking the hard decisions to improve housing supply of all tenures".
'London is "by some accounts" the most expensive city in the world to build in, the GLA said.
'It said the decision "responds to the difficult conditions London currently faces and will allow the GLA to ensure the delivery of more schemes and complete the maximum number of affordable and social homes in the 2021-2026 programme".
'The GLA said it intended to deliver "at least the mid-point of target range" of 17,800 to 19,000 new homes by 2026.'
Future Cities Forum's shortlisted projects in Winter Awards - Housing category:
Morpeth Road, Hackney by Mowat & Company for Peabody
Architects practice Mowat & Company has been writing about its social housing project on a site in Morpeth Road in Hackney:
'Our design, for 12 new homes, utilises the existing garden wall of the site and stitches the new development into the surrounding community. The distinctive angular shaped roofs create identifiable homes with open plan spaces that have step-free access into private courtyards. We gained planning permission from the planning committee, unanimously first time for 12 houses. The houses were built by our client Peabody. The houses are occupied by NHS and keyworkers.'
Peabody has reported:
'All of the 12 new homes on Morpeth Road near Victoria Park have been prioritised for local key workers at Hackney Living Rent rates, capped at just a third of median local household incomes.
'A further 34 homes across two other new Peabody developments at Powell Road in Clapton and the Pembury Estate in Hackney Central will be available at London Affordable Rent, social rent and for shared ownership. On the Pembury Estate, 13 new flats for social rent have been built on the site of the old community centre and nursery, both having been relocated to Atkins Square in a purpose-built space.
'The £6 million grant is the largest to date from a fund set up by the Council in 2017 to use the money received from Council homes that had been bought under the Government’s Right to Buy scheme. The fund was designed to help housing associations build more homes for social rent or Hackney Living Rent instead of the cash being handed back to the government.
'James McMylor, Managing Director, London North at Peabody, said: “Now more than ever, Londoners are feeling the pinch of rising market rents and high living costs. So, it’s important to us that we support people where we can.
“Many more affordable homes are needed for Hackney. But our ongoing partnership with Hackney Council will help nearly 50 households, including much-valued keyworkers, find a home where they can thrive at a price they can afford.
“We know how difficult it is to fund social homes, and we’re really pleased to continue our investment in Hackney’s communities.”
At Future Cities Forum's housing discussion at the Museum of the Home in October 2024 Cllr Guy Nicholson, Deputy Mayor for housing supply, planning, culture and inclusive economy at Hackney Council was asked about the pressure to create more housing under the new government. He commented:
'Across all of our estates we need design principles and these are about place and quality of our homes. When I say everything should be built like the Barbican, I do not mean in the Brutalist style. You can have any style you like, but there must be standards of build, private and public outdoor space. This is the vision of today's/tomorrow's inner city. The market needs to be able to do that. Let's not stack them high, but if you do, make sure you have that quality of a decent home in a thriving environment. King's Cross and the Olympic Park prove we can do it, with quality and character, but how do we bring forward the metrics? The old model will not work.'
Gap House at Bell Close, Bristol by BDP for Bristol City Council
BDP writes that the UK’s housing challenge isn’t just about numbers. It’s about innovation, adaptability, and sustainability. With growing pressure to deliver homes on constrained urban sites, concepts like Gap House at Bell Close are paving the way for a new approach to housing delivery. Gap House is a sustainable small site housing solution that has shown what’s possible, but the real story lies in the lessons it offers for the future of MMC, low-carbon housing.
The firm says:
'The BDP multidisciplinary design features an open-plan kitchen and living area with a bathroom on the ground floor, and a light-filled bedroom with generous storage above. Expansive windows bring in abundant natural light, enhancing the sense of space while exceeding national standards for a one-bedroom home. Designed with flexibility in mind, the layout can easily adapt for temporary accommodation, downsized living, or small-site infill development.
'Each home is precision-engineered using advanced digital design and modern methods of construction (MMC). Built under high-tech factory conditions, components are delivered to site for rapid assembly, ensuring quality, speed, and minimal disruption. Smart spatial planning and carefully positioned windows maintain privacy while encouraging a sense of community through active frontages and welcoming entrances. Low-energy systems and integrated design details maximise comfort and efficiency.
'A key innovation of the Bell Close project lies in its use of large-format Structural Insulated Panels (SIPs), up to six metres long. This approach enabled the superstructure of each home to be completed in just five days—transforming the construction process on a constrained urban site.
'The project also embraced a full Design for Manufacture and Assembly (DfMA) approach. Every element was digitally modelled for seamless production, transport, and installation, reducing material waste and ensuring exceptional build quality. The result is a new model for sustainable, space-efficient living—combining design excellence with environmental responsibility.
'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.'
Swinegate, Grantham by Allan Joyce Architects for Lindum Group and South Kesteven District Council
South Kesteven District Council reported - in November 2025 - that a new development of 20 town centre council homes were now complete and ready for tenants to move in. The properties in Swinegate, Grantham, have been allocated to people on South Kesteven District Council’s Housing Register.
It states:
'The development, in partnership with Lindum Group and AJ Architects, has been designed to be energy efficient, sustainable and affordable, and to complement the Georgian character of the area.
'The SKDC Cabinet Member for Housing, Cllr Virginia Moran, said: “This council believes that everyone deserves access to safe, affordable, and high-quality housing. The opening of Knapp House is not just about 20 new homes — it’s about opportunity, stability, and belonging. For many people, this development represents a fresh start — a place to build a future, to put down roots and contribute to the life of our growing community It is an example of how to regenerate an area positively to meet the needs of those on our housing register by providing one and two bedroomed accommodation that is much sought after.”
Darren King, Managing Director of Lindum Peterborough, said: “We’re delighted to see Knapp House in Swinegate, Grantham completed and handed over.
“Working with a client such as SKDC is always particularly rewarding, as it reflects the trust and strong relationship we’ve built over time.
“It’s projects like this that allow us not only to deliver high-quality construction but also to make a meaningful impact on the local community. We’re pleased that this scheme has generated an additional £1.6 million in social value, demonstrating how we can create benefits that go beyond the bricks and mortar.”
Cllr Moran said: “The story doesn’t end here. The real success of Knapp House will be enjoyed by the people who live here — by the individuals and families who move in, the friendships that form, and the community that grows.
“We look forward to seeing this development thrive as we continue our work to ensure that housing remains at the heart of our community’s growth and wellbeing.”
Lindum Group added:
'Lindum Group delivered 20 high-quality apartments for South Kesteven District Council on a challenging urban site.
The project transformed part of a car park into much-needed affordable homes, overcoming limited access, tight boundaries, and demolition constraints.
'Completed on time and on budget, the scheme generated £1.6 million in social value and was recognised with the Best Development – up to £5m award at the Inside Housing Development Awards 2025.
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