MMC boom: Can off-site construction meet housing and net-zero targets?

What is MMC and why does it matter?

Modern methods of construction (MMC) encompass innovative building techniques that move much of the construction process from site to factory. This shift improves efficiency, reduces waste, and lowers embodied carbon compared to traditional methods. By leveraging industrial manufacturing principles, MMC enables faster project delivery, improves quality, and mitigates skills shortages in the construction sector.

MMC is gaining traction due to its potential to accelerate housing delivery, meet sustainability targets, and modernise outdated construction practices. As the UK pursues net-zero by 2050, MMC is increasingly recognised as a key solution for reducing the built environment’s carbon footprint while improving performance and affordability.

Industry leaders are recognising the role of data-driven sustainability in MMC. As stated by Mark Farmer, the UK Government’s MMC Champion for Homebuilding: 

"If we are serious about reducing embodied carbon in construction, we must go beyond the rhetoric and use real data to make decisions. MMC, when aligned with life-cycle assessment and whole-life carbon analysis, is a game-changer for the future of sustainable buildings."

Policy drivers: sustainability goals and regulations pushing MMC

The UK government actively supports MMC through various policies aimed at decarbonising construction and increasing efficiency:

• UK Net Zero 2050: MMC reduces waste and embodied carbon, aiding the UK’s legally binding net-zero targets.
• Part Z (proposed regulation): Would require whole-life carbon assessments for buildings, favouring MMC’s low-impact solutions.
• BREEAM & Level(s): MMC helps achieve sustainability certifications by lowering carbon and improving material efficiency.
• RIBA 2030 Challenge: Calls for 40% embodied carbon reductions, which MMC can help deliver through precision manufacturing and optimised design.

These policies, alongside government-backed initiatives such as the Affordable Homes Programme, signal a strong push towards modern construction methods to achieve sustainability and housing objectives. Achieving these goals relies on a clear understanding of materials' whole-life carbon impact and ensuring they are third-party verified through environmental product declarations (EPDs). 

Benefits of MMC in practice

MMC offers multiple advantages over traditional construction, making it an attractive solution for both AEC and manufacturing sectors:

• Faster delivery: Projects using MMC can be completed up to 50% faster. The Ten Degrees modular high-rise in Croydon, for example, was delivered 42% quicker than a conventional build.
• Lower carbon footprint: MMC reduces embodied carbon by up to 54% compared to traditional methods, as seen in case studies from leading modular developers.
• Higher quality and efficiency: Precision manufacturing ensures better insulation, airtightness, and durability, resulting in lower maintenance costs and improved energy performance.
• Reduced site disruption: With fewer deliveries and on-site work, MMC minimises noise, waste, and health and safety risks.

Homes England and other developers have demonstrated that MMC can accelerate the delivery of sustainable, high-quality homes while reducing costs and environmental impact. Their six-year research programme incorporates life-cycle assessment (LCA) to evaluate whole-life carbon impacts and energy efficiency, ensuring MMC’s sustainability benefits are verified with real data.

Material choices: when low-carbon materials are not as green as they seem

While MMC can significantly reduce embodied carbon, material selection plays a critical role in achieving real sustainability gains. Some materials that appear environmentally friendly on paper may not deliver carbon savings due to production emissions, transport distances, or installation challenges:

• Cross-laminated timber (CLT): Often promoted as a carbon-negative material, CLT can have high emissions depending on logging practices and transportation. If sourced from non-certified forests or transported over long distances, its net carbon savings diminish.
• Lightweight concrete panels: These can lower overall material use but may contain high levels of embodied carbon due to cement content. Without Portland cement replacement strategies, their sustainability benefits may be limited.
• Bio-based insulation: Products like hempcrete and mycelium insulation are hailed as low-carbon solutions, but energy-intensive curing and durability issues can offset their benefits.

To ensure MMC meets environmental goals, it is essential to conduct LCAs on different material choices rather than relying on assumed sustainability claims. A holistic data-driven approach ensures that building projects prioritise materials with genuine sustainability benefits, rather than relying on assumptions, fragmented data, or market trends.

The role of LCA and EPDs in sustainable MMC

To ensure MMC meets sustainability goals, LCA and EPDs are critical. LCA quantifies a building’s carbon footprint over its entire lifespan, while EPDs provide verified data on individual materials' environmental impacts.

As regulations like Part Z move towards mandatory carbon reporting, MMC manufacturers and developers must integrate LCA tools to optimise material choices and demonstrate compliance. Software solutions like One Click LCA simplify this process, helping projects reduce embodied carbon and achieve sustainability certifications such as BREEAM.

MMC is set to play a pivotal role in reshaping the UK’s built environment. By enabling faster, greener, and higher-quality construction, it provides a scalable solution to housing shortages and climate challenges.

For architecture, engineering, and construction (AEC) professionals, MMC offers a pathway to achieving net-zero-ready designs and meeting evolving regulations. For manufacturers, it represents a growing market for prefabricated, low-carbon building components. The construction industry must embrace LCA-driven decision-making, collaborative working methods, and continued innovation to fully realise MMC’s potential.

As government backing and industry confidence grow, MMC is poised to change UK infrastructure, making buildings not only faster to deliver but more sustainable and resilient for the future.