Innovative Fortis House scheme launched for homeless people in Ashford
Published: 12/11/2024
The prospects for individuals and families facing homelessness in Ashford have improved hugely following the completion of an ambitious scheme by Ashford Borough Council to deliver 23 high quality temporary accommodation apartments on an under-used car park near the town centre.
The council has worked with ZED PODS Ltd, an award-winning British company, to design and build high-quality, extremely energy efficient modular homes for the site. The firm built the modules at its Peterborough factory before delivering them by road to Kent, where a giant crane lifted each of the 12 tonne units into position on top of a steel framework.
While sitting within a flood zone, by placing the homes on stilts and raising them to a 2.4m height, it means they will withstand even the most extreme 100-year climate change flooding event.
A look at the 2.4m high stilts at Fortis House
The homes boast impressive green credentials – they are highly-insulated and triple-glazed, with heat recovery ventilation and featuring 230 solar panels on the roof. The fabric of the building is designed to create a zero-carbon in operation home with ultra-low energy consumption and running costs.
With the council facing an annual bill of more than £1m for placing homeless people in expensive B&Bs, Fortis House takes our own stock of temporary accommodation to around 80 homes, further helping to tackle the scourge of homelessness in the borough.
The 23 self-contained units are a mix of 13 one-bed, nine two-bed and one three-bed homes, to ensure a mix of individuals and families can be accommodated. Three of the homes are adapted for tenants with disabilities.
As the development is handed over and tenants prepare to move in, it means the council’s dream of creating its first 'net zero-carbon in operation' homes become a reality.
The quality of the homes is a standout feature. Originally it was planned to use converted shipping containers but the Ashford scheme is far superior because of its ‘green’ credentials – key to the council’s ambitions to be a Green Pioneer. The project has evolved from being basic accommodation to the modular solution that is more sustainable for the long-term.
Cllr Noel Ovenden, Leader of Ashford Borough Council and Cabinet Member for Housing and Homelessness, said: “As a council, we’re committed to innovative solutions that address homelessness and align with our sustainability goals. Fortis House represents a milestone – providing not just temporary accommodation, but high-quality, energy-efficient homes where people can find stability.
“Working with ZED PODS, we’ve transformed an under-used space into a sustainable asset for our community, demonstrating our dedication to being a Green Pioneer. This project not only offers secure housing but also contributes to our vision of a more resilient Ashford, where everyone has the chance to rebuild and thrive.
“Fortis House is a beacon of hope and progress for our borough.”
Thomas Northway, Chairman of ZED PODS, said: “This innovative social housing scheme repurposes an underutilised car park on a challenging site, reinforcing our commitment to sustainable, resilient housing solutions on brownfield sites. It is delivered in partnership with the borough council using modern construction techniques and designed by our in-house architects creating zero-carbon, high-quality homes without compromising environmental impact. This handover marks a major step in addressing ABC’s and the Government's social housing targets.”
Ashford Borough Council successfully applied for financial support from Homes England for the scheme – the Government has contributed £80,000 per unit, making a total of £1,840,000 towards the scheme costs of £7.4m.
Build quality and durability
The homes have been designed and manufactured, rigorously audited and approved to ensure best practice to meet all requirements of the Build Offsite Property Assurance Scheme (BOPAS). This is an industry recognised accreditation for innovative building systems assuring a minimum durability of 60 years but are expected to last much longer. This is not only great for the build quality but also ensures financial savings to ABC continue over the long term.
A stepping stone to more permanent accommodation
The 23 units of short-stay apartments will be a stepping stone until individuals or households who have become homeless are able to move-on to more permanent accommodation. Not only will the scheme make savings for the council’s General Fund over the life of the project, homeless people staying there will enjoy much better living conditions.
Why Fortis House?
Fortis House is derived from the close proximity to Martyrs’ Field and fits with the purpose of the accommodation, a place where people can find their feet again. So while it links to past events it’s also reflective of a secure place where people can build a new life for themselves.
Fortis (Latin) = strong, brave, firm, courageous, bold.
More information on Martyrs Field.
Zero-carbon in operation homes
These homes are highly-insulated and triple-glazed, with heat recovery ventilation and featuring solar panels integrated into the roof. The fabric of the building is designed to create zero operational carbon homes with very low energy consumption and running costs. One of the benefits of using modular construction is that the disruption on site to surrounding residents and businesses during construction has been far less than a traditional build.
The project has been shortlisted as a finalist in eight categories across five different award organisers, including the Constructing Excellence (London & South East region) 2024 Awards, where the project won the Modern Methods of Construction (MMC) award in 2024.
Sense of community
With Fortis House welcoming a mix of individuals and families, this diversity will help foster a sense of community and makes the site easier to manage. There is a large enclosed communal garden and parking bays for 19 vehicles are included, including two disabled bays.
Modular build is a first for Ashford
- Each apartment is occupied by a single household, with their own front door.
- The apartments are built to meet and exceed Nationally Described Space Standards for new dwellings, people can move in with their belongings plus there is the additional space under the apartments to store items such as cycles with practical shelving / racking.
- All apartments have a private outdoor balcony.
- Gardens designed by a landscape architect to create sociable spaces and high quality outdoor green space.
- Plenty of light, the apartments are dual-aspect.
- A secure environment (meeting the police security high standard Secured-by-Design).
- Highly efficient homes with low running costs.
- These apartments are Build Off-site Property Assurance Scheme (BOPAS)-accredited meaning they will stand the test of time for at least 60 years.
- Owned and managed by Ashford Borough Council.
