Joy's Corner Modular Homes

Carter Jonas has successfully secured planning permission on behalf of It Takes A City Community Land Trust, working in partnership with Cambridge City Council and New Meaning Foundation, for the delivery of four high-quality modular homes at Joy's Corner, Hills Avenue, Cambridge.

The project transforms a small, underutilised parcel of land into a carefully designed supported housing scheme for people transitioning out of homelessness. The development provides four self-contained modular homes arranged around a shared communal space, creating a safe and welcoming micro-community while respecting the character of the surrounding residential area.

Designed to near-Passivhaus standards, the homes deliver excellent energy performance and low running costs for residents. The scheme incorporates sustainable drainage, native planting, biodiversity enhancements, bird and bat boxes, and secure cycle storage, creating a low-carbon and environmentally responsible development.

Carter Jonas advised the client throughout the planning process, leading on planning strategy and coordinating a multidisciplinary consultant team. The project required a carefully considered approach to overcome a number of planning challenges, including demonstrating the suitability of the proposed accommodation, addressing local concerns regarding the nature of the use, justifying the loss of a mature tree and former community garden space, and establishing the wider public benefits of the scheme.

The planning case focused on the significant social benefits of delivering high-quality supported accommodation in a city experiencing acute housing and homelessness pressures. Particular emphasis was placed on the proven success of similar modular housing projects in Cambridge, which have demonstrated positive outcomes for residents including improved health, greater financial stability, stronger social relationships and successful transitions towards independent living.

Community engagement formed an important part of the process. Local residents, stakeholders and the Queen Edith's Community Forum were consulted on the proposals, with feedback helping to shape the final design through additional landscaping, privacy measures, replacement tree planting and strengthened management arrangements.

Following a positive recommendation from officers, planning permission was granted unanimously by the Planning Committee, enabling the delivery of an innovative housing-led solution to homelessness on a site that would otherwise have remained undeveloped.

The scheme provides a replicable model for small-site development, demonstrating how modular construction, partnership working and thoughtful planning can unlock challenging sites to deliver meaningful social, environmental and community benefits. It achieved “New Homes and Communities Project of the Year” at the RTPI East of England Awards 2026.

"Joy's Corner demonstrates how small, overlooked sites can make a big difference. Through collaborative working and innovative design, this project will provide much-needed homes and support for people taking important steps away from homelessness and towards independent living."

Chris Jenkin, Chair, It Takes a City Community Land Trust

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