21st Century Kyo-Machiya

21st Century Kyo-Machiya Reclaiming Japanese timber structures

2 Michal Gryko

Table of Contents 1 CONCEPTION 1.1 The Minka………………………………………….4 1.2 The Machiya………………………………………..5 1.3 The Needs………………………………………….6-7 1.4 The Idea……………………………………………8-10 2 DIRECTION 2.1 Assumption…………………………………………11 2.2 Value Hypothesis……………………………………12 2.3 The Market……………………………………….…13-14 2.4 Competition…………………………………………15 2.5 Precedence…………………………………………...16 3 DEVELOPMENT 3.1 MVP…………………………………………………17 3.2 Attracting Customers……………………………...…18-19 3.3 Metrics……………………………………………….20 3.4 Logistics……………………………………………...20 3.5 Technology………………………………..…………21 3.6 Pivot…………………………………………....……22-25 3.7 Conclusion………………………………...…………25

3 Michal Gryko

1 CONCEPTION 1.1 The Minka Minka (民厜) literally translates to house of the people. It is typically the traditional residence of the

common people rather than the more affluent.1 They housed farmers, artisans, and merchants since the 18th century. Often located in small towns and villages, they were constructed from wood, and stone collected from the mountains and forests that surrounded the house. As a result, in highly mountainous and richly forested regions, carpenters developed much skill in structural joinery. One particular city which claims such as reputation is that of the carpenters of Takayama.

Minka is a very broad term for housing as it encompasses a diversity of architectural styles. As a `house of the people`, the homes were adapted to meet local climatic, geographic and economic conditions. To exemplify this condition, one can look at the famous minka of Northern Japan in the prefecture of Gifu. The village of Shirakawago is famous throughout Japan for the steep ridge thatched roofs to prevent heavy snow from accumilating. In contrast, Minka of the south are often small and low, with an elevated flow for good ventilation and reduce typhoon damage.2

Figure 2: Steep thatched roofs of Shirakawago in Gifu

Nishi, K., Hozumi, K., & Horton, M. H. (2012). What is Japanese architecture? A survey of traditional Japanese architecture. New York: Kodansha International.. Pg 82-83 1

2

Hepsy Energy. " Minka- Unique Japanese Traditional House". N.p., 2017. Web. 5 July 2017. http://international-face.blogspot.jp/2015/09/minkaunique-japanese-traditional-house.html 4 Michal Gryko

1.2 The Machiya The Japanese home. Images of pitched tile roofs, wooden lattice windows, immaculate courtyard gardens and sliding doors come to mind. The Machiya are traditional townhouses dating from the Edo period (1603–1867) from all over Japan. They come under the category of Minka and each region has their own style and size of townhouse. The Kyo-machiya, short for Kyoto Machiya, is characterised by long, narrow row houses with a shop front and upper residence.

Over a thousand years of architectural refinement has taken the form of the current Machiya that represents the ideal Japanese house, which is derived from the architectural style called Sukiya.

Although this refined style was reserved primarily for aristocratic homes, in the late Edo era many of these characteristics were assimilated into more common homes such as wealthy merchant buildings. In the Edo-period social structure, merchants were at the bottom of the lists. Workers who did not create with their hands were deemed below craftsman and farmers.

Despite this, merchants in the latter part of the Era began to gain much wealth from the political stability in the country.3 Investments were made in the form of complex shop/house complexes following the traditional Sukiya and Shoin styles. Less luxurious row houses, still incorporated dramatic roof structures and all the traditional features. Architect and Professor Mira Locker explains how the development of town housing arose from narrow land plots in the city during medieval town planning in her book on traditional Japanese homes. Narrow, terraced machiya with a frontal shop face and a communal, connected residential backyard became a common practice in major cities. 4 This Report assesses the potential re-use of the structural parts from abandoned machiya and various re-adaptations that can take advantage of this traditional image while meeting modern standards. The invention/ service proposed focusses on the Machiya of Kyoto as the core target due to its iconic nature, abundance and smaller, more manageable size.

Figure 3: Machiya in Kanazawa with traditional latticed front 3

Shoin Suiko Mitsumura. "Machiya Revival in Kyoto." 2009 Edited by Kyoto centre for community collaboration: . Asano Yasuhiro,. pg 10

4

Locher, Mira, Kengo Kuma, and Ben Simmons. 2010. Traditional Japanese architecture: an exploration of elements and forms. Tokyo: Tuttle.Pg. 32

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1.3 The Needs Akiya is the Japanese word for Empty House. Japanese economist and real estate consultant Tomohiro Makino, in his 2014 book “Akiya Mondai” predicts that as of 2020, there will be as many as 10 million of these. 5 With the recession and continued stagnation of the Japanese economy spanning from 15 years ago, financial, regulatory and maintenance issues have been plaguing the iconic Kyoto town house. The destruction of almost 13% of machiya in Kyoto in a 7 year period from 1996 to 2003, has caused great alarm for those with stakes in the cultural preservation of Kyoto. In addition 13% of homes in Kyoto are vacant, including thousands of machiya.6 Japanese homes have a large fan base abroad, but very often overlooked in Japan, with many Japanese preferring modern, convenient and low maintenance homes. 7 The minimalist, natural aesthetic of minka have been rejected post-war in favour of cheaply build apartments in the city.

According to government estimates, there are 8 million resident-less residences in Japan with Bloomberg reports will increase to 20 million by 2033, making up to a third of all Japanese homes.8 Renown Japanese Architect Tetsuo Furuichi in his Tokyo studio said in an interview that "Nearly all of our great native architecture has vanished. What people want now is European-American style," pointing at a large book about Traditional Japanese Houses, he adds that "Most of the houses depicted in this book, which records our best old homes, have gone for ever.”9

The Causes Mitsumura Shuiko Shoin in his book ‘Machiya Revival in Kyoto’, outlines the current problems relating to abandoned machiya in Kyoto and attempts to revive them. He identifies seven main problems in response to the unpopularity of owning a traditional town house, including: 1.

2.

3.

4.

5.

6.

7.

Cost of maintenance and renovation Earthquake renovation Outdated life-style Surrounding high rise cause problems Upkeep costs Difficulty in renovation Inheritance tax

Jones, Colin. "Perfect Storm Of Factors Conspires To Empty Japan | The Japan Times". The Japan Times. N.p., 2017. Web. 5 July 2017. http://www.japantimes.co.jp/community/2015/05/10/issues/perfect-storm-factors-conspires-empty-japan/ 6 Jones, Colin. "Perfect Storm Of Factors Conspires To Empty Japan | The Japan Times". The Japan Times. N.p., 2017. Web. 5 July 2017.

7 Alexander Lucy. The wall street Journal: Japan returns to its design roots Friday February17, 2017 8Brasor, Philip, and Masako Tsubuku. "Abandoned Buildings Still House Problems | The Japan Times". The Japan Times. N.p., 2017. Web. 5 July 2017. http://www.japantimes.co.jp/community/2016/12/03/how-tos/abandoned-buildings-still-house-problems/ 9 Fitzpatrick, Michael. "Property Overseas: On A Mission To Save The Japanese Minka". Telegraph.co.uk. N.p., 2017. Web. 5 July 2017. "http://www.telegraph.co.uk/finance/property/international/3359435/Property-overseas-On-a-mission-to-save-the-Japanese-minka.html 5

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Figure 4, Left: Graph showing Machiya hardships by urgency Figure 5, Above: Empty lot, after machiya demolition

In a survey conducted by the Kyoto Center for Community Collaboration in 2003, over 40% of machiya residents said that living in a machiya surrounded by high rise buildings caused problems and over 50% claimed that cost of renovation and earthquake resistance/ fire proofing was a large concern.10 The government is under pressure to deal with disappearing towns, villages and emptying homes. Various government groups, charities and local communities are promoting the preservation and use of these old town houses to prevent their destruction.

One example is The Kyo-machiya Development Fund that promotes the preservation, restoration and utilization of Kyo-machiya and is funded by donations. It provides grants for the purpose of renovating Kyo-machiya. The fund is a public-private cooperative agency set up in 2005 after the Kyoto government received a significant contribution from a private donor to support and subsidize renovation projects.

There is a potential to revive these homes through international interest, to spark domestic desires.

10

Shoin Suiko Mitsumura. "Machiya Revival in Kyoto." 2009 Edited by Kyoto centre for community collaboration: . Asano Yasuhiro,. pg 42

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1.4 The Idea The visible structure All machiya by their nature are designed in line with a module. A post and beam structure is built along this module and more luxurious machiya have wooden lattices to hold up the high pitched roofs. Some of the these posts and beams are over 150 years old and due to the thick dimensions as no longer available on the market. Combining the rareness of the wood, with the highly skilled and desirable carpentry used to join these components, results in an impressively unique architecturally form.

Many of the negative aspects attributing to living in a machiya can be resolved by creating a new envelope. By extracting the roof structure, one of the most impressive and valuable elements of the traditional home can be preserved, while melding it with a modern home.

Figure 6-7: Roof lattice from rich merchant’s machiya in Takayama

The interior structure as a movable element There are 211,437 empty minka in Japan, according to a 2015 report by the Development Bank of Japan.11 One increasingly popular solution is to dismantle minka, move them from their original, often remote locations and rebuild them with modern facilities somewhere new.

Although these solutions update the homes to a certain extent, they still lack a luxurious touch to it which wealthy Asian investors often seek and are not energy efficient.

Many of these homes, in themselves are only worth the value of the land beneath them. By preserving the interior structures of these homes and incorporating them in a new home, they can be transported to any popular spot and placed within any envelope.

11

Alexander, Lucy. "Japan’S Traditional ‘Minka’ Homes Gain A New Following". Mansionglobal.com. N.p., 2017. Web. 5 July 2017. http://www.mansionglobal.com/articles/54266-japan-s-traditional-minka-homes-gain-a-new-following 8 Michal Gryko

Parts of these homes retain great value and can be recycled. By combing traditional features with modern housing envelopes/ styles, a house can be produced that will have a new, energy efficient, earthquake proof, fire-resistant wooden envelope which is influenced by Japanese Vernacular. The inside, however will retain as much of the wooden structure holding up the floors and roof to add a sense of ‘authenticity’. This retro-futuristic hybrid approach to the home will great a generation to the line of ‘Japanese machiya’.

A Service and Product The basic product being offered is a package containing both the physical and digital components of old, recovered machiya structures. Included are design options with the digital structure components which allow clients to see, pick and adapt building designs with the materials.

Basic service: •

Option 1- Kyo-Machiya dismantling

•

Scanning and modelling old structures

•

Providing structural members and technical drawings as a product

1. The structural components Among the empty machiya in Kyoto, only a small percentage will have a structure with enough value justifying the cost of purchasing and salvaging them. The physical value of abandoned property is virtually worthless according to Japanese real-estate. Only the land beneath it, holds value. It often costs owners a lot more money to demolish the home and clear the land, therefore, they tend to keep the dilapidated home as it is. There will be a task of identifying abandoned houses on the market and of those, selecting ones with an extractable structure. An offer can be made to the seller for only the property and not the land, which would be beneficial to the seller.

2. 3D model Once a suitable abandoned home has been located and purchased, using a 3D laser scanner such as a Faro12 device, a complete model of the existing house can be made. A particular focus will be on the original positioning and assembly of the roof structure that will be re-used. This 3D structure model will be important in terms of advertising, inserting the structure into a new envelope and showing the design potential.

12

"Laser Scanning Revolutionises Architecture And The Building Industry". Faro.com. N.p., 2017. Web. 5 July 2017.

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1. Existing Abandoned Minka

2. Scanning of Home and existing roof structure

3. Extraction of timber structure to warehouse and shipping

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2 DIRECTION 2.1 Assumptions In order for the product/service to sell, three major assumptions have been made at the start.

These points will be clarified as the product is tested and feedback is received from initial clients.

1. Adding some original structure to a modern house will add cultural and monetary value Something made from a rare material, using skilful hands which is no longer possible, naturally seems to be an item of value. Although this value is not recognised by Japanese real estate in many abandoned homes, when it is exemplified and commoditized it can be coveted particularly by foreigners who have interest in Japanese culture. As a result, an assumption can be made that adding such an item to a modern house will make it a timeless centrepiece.

2. Foreign investors are seeking traditional elements of Japanese homes Japanese traditional homes are renowned throughout the world for their unique style, attention to details and carpentry. Similarly to the point above, domestic interest in traditional homes has decreased, while foreign interest has increased as Japan becomes more exposed to the international scene. More enthusiasts in traditional Japanese architecture means that there will be more clients seeking such homes.

Wealthy foreign, Asian investors will want to buy luxury property with modern amenities but still holds some historic Japanese elements. A huge assumption at the moment is that by adding some original structure to a modern house, it will add cultural and monetary value to the property and attract VIP clients to this classic/ luxury modern mix. If this authentic part of the homes doesn’t interest potential buyers then it is a waste of time and money.

3. Architects will value such elements to use in their own designs One of the target markets for this product are architects and designers. The assumption is that such designers will value such a unique product and would like to utilise it within their designs to add a unique and impressive aspect to their buildings.

Linked to this is the assumption that a new typography of housing will catch the attention of design magazines and property shows to become a desirable form of luxury living in traditional Kyoto. This way, the process of ‘collecting’ parts of old homes and inserting them into a 3D model of a new home becomes industrialised due to a demand for it.

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2.2 Value Hypothesis Kyoto is Japan’s traditional icon Much of Japan’s appeal is in its soft power. Its wooden architecture from the Edo period holds the ‘idealistic’ image of traditional Japan which much of the outside world associates with. Even for the Japanese the machiya holds much nostalgic value illustrated through popular children TV shows and anime such as “My Neighbour Totoro”, “Kiki’s delivery service” and “Sazae San”.

The problem with this image is that it is one associated with the past and not the future.

Japanese seek to live in modern looking, low maintenance homes. On the other hand, Japanese still want some part of the culture to remain in their homes. By adding some characteristics from traditional machiya into a modern home, it may become more appealing.

When foreigners visit Kyoto they hold great value in experiencing these atmospheres. Wealthy investors want a paradoxical home that has a modern day luxury feel while has a classic Kyoto feel. By taking advantage of this popular image, the traditional structure can re-evaluated when commoditized and generate a new interest for it. .

Figure 10: A traditional image of a street in Kyoto

Figure 9: Images of Machiya popularised by Hayao Miyazaki’s Animes

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2.3 THE MARKET Three different groups are targeted, depending on whether they want the product, service or both.

1

Property investors and enthusiasts

Foreign investors with an interest in Japanese culture, who want to build in Japan Foreigners and wish to incorporate some Japanese vernacular into their buildings in their home country are a potential market.

Niche investors with a particular interest in Japanese culture may want to incorporate features into their homes or add something special to one of their current investments such as ‘boutique hotels’.

Why will they buy the product?

1.

2.

3.

4.

5.

Each product is rare and unique piece of Japanese wood culture Can be transported to any location, even abroad A modern structure can be given extra value without compromising lifestyle Creates an atmosphere between modern and traditional lifestyle Can give a competitive edge of the building is used for hospitality services

Foreign Investors An emerging trend is for VIP property investors from China, HK, Taiwan and Singapore to take interest in Japanese property. The majority invest in luxury condominiums in Tokyo, however there has been some interest in more ‘classical’ property. Investors are primarily from Taiwan, Hong Kong, mainland China and Singapore, buying luxury condominiums in the Tokyo area.

When they seek traditional Japanese homes, they look for very high end homes. On the other hand, Western expats or investors often buy traditional Japanese machiya as second homes, but try to preserve as much of the original features as possible. According to the real estate company Hachise which specialises in selling refurbished Machiya, 12 out of the 80 machiya sold in 2014 were sold to foreign buyers who usually wanted a family home from the USA or France.13 In regards to Asian investors, they seek luxury properties. A spokeswoman from Hachise, in an interview reported that: “Asian VIPs usually ask to see homes starting at Y500m……What they want is the classic Kyoto feel — a large garden with beautiful trees and a serene atmosphere,” she says, “but with en-suite bathrooms.” 14 Based on this logic, a potential niche would be VIP Asian buyers who want both authenticity of Japanese homes but luxury at the same time. Targeting this Rich Asian investors and their taste of luxurious, classical homes, the structural product can exemplify their homes while enabling them to adapt it as they like.

13

Ward, Zoe. "Kyoto Machiya Popular With Foreign Buyers". Japan Property Central. N.p., 2017. Web. 5 July 2017. http://japanpropertycentral.com/2015/09/kyoto-machiya-popular-with-foreign-buyers/ 14 "Why Foreign Buyers Are Seeking ‘Worthless’ Wooden Homes In Kyoto". Ft.com. N.p., 2017. Web. 5 July 2017. https://www.ft.com/content/a03d15b6-2b08-11e5-acfb-cbd2e1c81cca?mhq5j=e1 13 Michal Gryko

2

Architects and designers

Architects who are building homes, apartments or hotels for their clients may which to purchase the structure as a centrepiece for their design. If a client approaches an architect and asks for an authentic Japanese, traditional feel to their new home, then the architect may consider purchasing this product to use in their design. Both domestic and foreign architects can be targeted, if the advertising can reach a broader audience.

In addition, certain designers who specialise in designing in a ‘Japanesque’ style, would particularly be interested in purchasing an authentic piece of 18th century Japanese carpentry for what every projects they choose.

3

Existing home owners

Many existing homeowners who cannot afford to live in the machiya, do not want to or cannot sell them may be interested in using the service to gain attention. By offering them a service of scanning their existing homes, adding it to a database and finding them potential buyers. They can finally sell their old homes, which they may have had trouble doing for many years. Then if there is an interested customer, the structure can be bought, dismantled and shipped, along with the scanned designs.

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2.3 Competition 1

Renovation companies

For decades certain architectural companies have been specializing in minka renovation. Some clients simply wish to buy an old house they like and just hire an architect to develop it, rather than go through the trouble of relocation or making a house design from scratch. Some architects and companies which provide this service are listed below:      

2

cucania design1st Yoshihiro Takishita Karl Bengs katitas Shigenori Uoya Architects

Machiya real estate companies

Other competition are real estate companies which are specialising in selling refurbished Machiya, or ones in liveable states. Many customers from abroad and Japan find it much more convenient to have an agent find them suitable traditional Japanese houses available for purchase and ready to live in. Hachise is one company in Kyoto which specialises in this area.

3

Material reclamation companies

There are a number of demolition companies and material reclamation companies which recover wood, furniture, stone and other materials which are then cleaned up and sold onto architects and designers. Sakuta is one company which specialises in this area.

How to compete:      

Focus on high quality, impressive structures Offer a product usable in any type of building Emphasis the compatibility with modern building designs Industrialise the process of finding homes and scanning structures Offering a combination of services Portability of the product abroad

Figure 12: Architect Karl Bengs has renovated and reloated over 40 minka in Japan

Figure 11: Katitas specialises in purchasing old homes on an industrial scale and renovating them 15

Michal Gryko

2.3 Precedence There are a number of interesting examples throughout Japanese, through which Architects have made one-off special projects using reclaimed structures. They are combined with modern facilities, materials and building envelopes to create a unique fusion between past and present.

Architect Kengo Kuma designed a wooden 4-story Onsen utilizing wood from the original 100 year old hotel to create an authentic yet luxury setting (figure13-14).

In a similar fashion Japanese architects Atelier Tekuto have designed a house in Hayama, by selecting two abandoned warehouses built 100 and 120 years ago and wrapping them with furring strips as reinforcement (figure 15-16). Wood wool cement boards for insulation behind galvanized steel sheets which give the building a very contemporary feel on the outside yet warm, nostalgic one inside.

Figure 13-14, Above and right: Kengo Kuma’s Ginzan Onsen and Hotel

Figure15-16, Above and left: Tekuto Architects design for reusing two century old warehouses

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3 DEVELOPMENT 3.1 MVP Property developers will traditionally put up apartments and condominiums on sale to the public sometimes even before construction has begun. The buyers judge the property based on technical drawings, specifications and visualisations. Computer models are cheap and effective at gauging interest without building anything physical at first. A similar technique will be used to illustrate the potential value and use of the product.

1. Find a selection of suitable machiya and have the structure 3D scanned.

First a selection of suitable old homes need to be found. As a starting point, machiya in the area of Kyoto will be looked into. Homes which are empty, have an intact, interesting structure which are essentially worthless and unwanted. The owners of the homes can have the structure 3D scanned to help them sell the house.

2. Using Building Information Modelling (BIM) the ‘guts’ of the old home can be combined with potential designs.

Using Building Information Modelling (BIM) the structure of the old home can be componentised. It can be incorporated into a variety of scenarios which can be narrowed them based on the feedback from clients.

3. Visualisation and interactive 3D walkthrough of the home can be pitched to potential buyers to gauge interest.

Visualisation and interactive 3D walkthrough of the home can be pitched to potential buyers to gauge interest. It can be used in design shows to generate value for the product.

4. Finding one or two concierge clients for feedback From the design shows, one or two clients who show interest and are willing to participate could become concierge clients. The feedback I would be looking from this model, is whether the home matches their tastes. It is important to know whether adding this original structure to the modern home adds any real value or incentive to buy it. Other useful feedback would be what kind of balance of tradition/ luxury they like. Other useful information would be if they would like other services provided in combination with the product and if they would like it used abroad or in Japan. Over time a database of scanned structure could be built up. From this a catalogue of potential home designs using various structures from old buildings could be produced.

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3.3 ATTRACTING CUSTOMERS The target market previously discussed can be broken down into three groups. Architects and designers, luxury property investors and machiya home owners. Attracting theses groups will be done in three various ways. After experimenting with these PR methods, it will become clear which the most effective target market is.

1. Luxury property investors: Luxury home shows, warehouse tours The following events are ones which attract luxury investors looking for properties and interior designs. Exhibiting in a number of various countries, will give a good indication of the demographics interested in such as product and who to focus on. Such events include: http://www.luxuryhomeanddesignshow.com/ http://shanghai.lps-china.com/ http://www.luxurylivinggroup.com/showroom To find and attract such customers, design shows and events can be very useful. Luxury home shows are an opportunity to display scale models, potential home renderings and 3-D scanned images of the product. Physically displaying the actual structure would be very costly, however using drawings, scale models and virtual walkthroughs, it is an efficient way of gauging interest and testing their effectiveness. If the success of the product would start to rise, then the original wooden structure could be potential shipped to the events and assembled for great impact.

The Japanese prefab house builders such as Seiksui Heim always provide tours of the factory to customers and the public as a way of promotion. So if an impressive collection was accumulated, it would be a good idea to offer tours to potential buyers.

Architects and designers: Product/design/wood shows and warehouse tours The second group, are investors looking to purchase something very valuable and unique. They will be looking for potentially buying a whole design including the wooden structure or seeking to renovate or add value to an existing property they own. In relation to wood construction and design, there are a number of design and product shows/ expos where architects, contractors and designers come looking for new products to use in their buildings. Specifically targeting wood-interested clients will increase the chances of finding interested customers. Such events include: http://www.ukconstructionweek.com/timber-expo http://www.fgautron.com/weblog/archives/tag/timberize-tokyo/ https://www.rhs.org.uk/shows-events/rhs-chelsea-flower-show

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Machiya house seller: Database of empty homes in Japan for sale There are 8.2 million homes nationwide now vacant with 211,437 of them referring to Minka throughout the country. 15 13.3% of homes were empty in Kyoto according to a survey in 2013.

To combat this growing trend of empty houses, the Ministry of Land, Infrastructure, Transport, and Tourism (MLIT) plans to create a searchable database of vacant houses and lots across Japan. The new database is planned to be available for the public sometime in 2017, becoming the first national database of Japanese real estate open to the public.16 This database can be used at first to locate suitable empty machiya in Kyoto, with owners are looking to sell. The owners can be approached with past examples and offers to increase the chance of sale and increase the value of the property.

Although they are distributed throughout the country, some of the most impressive one are located in Gifu due to the skilled Edo period carpenters in the area who built them and abundance of quality wood. Many impressive machiya are also in popular cities such as Nara and Kanazawa. In the future, searches for homes can spread across the country.

Figure 17: Show room of the luxury living group in America

15

Johnston, Eric. "Kansai Uses Subsidies To Fill Empty Homes". The Japan Times. N.p., 2017. Web. 5 July 2017. http://www.japantimes.co.jp/news/2016/09/25/national/kansai-uses-subsidies-fill-empty-homes-persuading-aging-population-pull-stakesremains-challenge/ 16 "Govt To Launch First National Database Of Japanese Real Estate - Blog". Blog. N.p., 2017. Web. 5 July 2017.https://resources.realestate.co.jp/buy/govt-launch-first-national-database-japanese-real-estate/ 19 Michal Gryko

3.3 METRICS Based on the measures outlined in the previous section for attracting customers, one of two concierge clients can be ‘recruited’. They will be used to measure reactions to the computerized models and design options on offer. Offering just a basic package of product and computer model, feedback will be sought in relation to the service and designs they want. The metrics checked would include: Design related metrics Is providing designs is a good business model? If so what kind of designs? 



How the structure is repurposed affects what services can be offered. For example, it might be used for a boutique hotel, home, apartments etc. This will give an insight into who would most appreciate this kind of structure. The results would allow possible design options to focus on a certain service and target market.

What aesthetic is chosen for the overall building would affect the design options offered such as in reference to whether they prefer a wooden envelope, concrete walls etc.

Once again, this would allow the design options to be narrowed down, to cut down on wasting resources on too wide a design strategy.

Services they want or find useful Do customers also expect help in contacting architects, builders, city regulators, etc? Do potential buyers want to have more of a "package" of services? 

It might be possible that clients want a design and build service from product to location to complete design and construction.



Another option might be that clients want the product and just building consultation in Japan in addition to professional connections so that they can pick and choose as they see fit.

3.4 LOGISTICS Storage Once a number of clients have been recruited, more structures can be bought, scanned and transported to a storehouse. A database and collection of structures can be made to be sold on demand. A fireproof store house can be built anywhere cheaply in the country to hold the dissembled members if stock starts to rise. There will only be the original costs of buying the old house (not necessarily the land), and transporting it to storage.

Material and Transport Some minka which are about to be demolished are often given away for free. Fore other properties, in exchange for clearing and removal costs, the materials could be negotiated for free.

The land can remain with the owner. Transportation to the storehouse will be nominal and further transportation costs to buyer would be paid them.

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3.5 Technology The construction of a machiya uses entirely natural materials, including wood for the main structure, mud for the walls and paper for sliding doors. Since the main focus of this project is the impressive, existing wooden structure, it is naturally to combine it with modern wood engineered products.

For the design proposals using the BIM model of the structure, various wooden combinations can be experimented with. Below is an outline of the wooden technology that can be provided in designs to customers: Massive solid wood Wood construction can be generalised into two categories of block work and post construction.

The former relied mainly upon using unprocessed logs shaped and cut to size, while the latter utilised-smaller dimensional lumber in an effort for efficient material and labour use, popular from the early 1800s.

However in the 20th century a resurgence of massive wood use has come into effect through the development of new lamination and steel fastening technology. This technology takes the smaller, cheaper and sometimes damaged lumber to combine it together, restructuring the product’s properties and size.

Figure 18: Standard sawn timber dimensions

Figure 19: Standard CLT panel thicknesses

The benefits of using this technology with the reclaimed structure is that they can be easily crafted together and have a compatible material pallet. In relation to construction, there is a reduction in time and cost due to off-site construction. It can be disassembled and moved just like the machiya roof.

No wet trades are required, reducing costs and smaller cranes can be used due to lightness of wood. Regarding the performance of the building, thick panels add to fire resistance and noise reduction, as well as enhancing air tightness in modular construction.

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3.6 PIVOT The product/service in many ways is a luxury which is targeting a market with a specific taste in traditional Japanese culture. In case, the product in itself is not enough to convince buyers, there is a pivot available.

The basic service would be selling the reclaimed structural members and scanned model.

Focussing first on the smaller more popular machiya, later the search can be extended to the minka in the countryside after researching costs, available and customer needs from the initial client base.

Option 1- Machiya dismantling Option 2- Minka farm house Dismantling

Basic service: Scanning and modelling old structures Providing structural members and technical drawings Pivoting from this basic concept, the company could develop more into a consultation and design and build office relating to modern wooden homes and using reclaimed wooden structures.

Pivoted services: Providing and design and build service Providing design scenarios with the recovered structural members Providing consultation on modern hybrid wood design Providing possible locations for relocation (using the newly developed database) Providing consultation on local planning, construction regulations

Utilsing the structural 3D model, a number of custom made designs relating to the needs can be offered. For example possible modern homes utilising this rustic roof structure can be modelled and presented. There will be a range of possible combinations and models offered on the website, based on the structures available. The client, once purchases the design will received the structure, 3D model and design guidelines. A whole line of services could be provided which would combine a supplier, design and build type model.

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Figure 20: potential design solutions incorporating reclaimed wooden structures

23 Michal Gryko

Additional Pivot In a worst case scenario, where the wooden structures are not popular as a product, the second options revolves around utilising the reclaimed structure as a company and incorporating it into a new boutique hotel/ boutique apartments in Kyoto. This would create a chain of boutique hotels, apartments, which have a unifying theme of a modern wooden envelope using engineered wood and a traditional roof structure.

This business model of building boutique hotels has proven successful across the world. In an interview with three successful boutique hotel builders in Singapore, Japan and Penang during the web in travel conference, 2016, the creators discussed how they succeeded in bringing life to disused heritage. Aya Aso, President & CEO, Agora Hospitalities, Japan describes what she tried to accomplish in Japan: ‘what I am trying to do is build a boutique collection of hotels and ryokan in Japan. Why is it needed in Japan?

People are looking for an experience’.17 It is this ‘experience’ of traditional japan than many enthusiast want as part of their homes or short stay.

Where to build a Japanese boutique hotel?

According to a report published by McKinsey Japan and Travel, Transport and Logistics Practice agency in October 2016, three primary trends were identified.

Firstly, as of 2017, 72% of tourists visiting Japan currently are from East Asia. This percentage is predicted to increase to 78 percent in 2020 as a result of continued growth in the number of Chinese tourists visiting Japan.

What is interesting to note is that 48% of tourists focus their stays in the three major cities of Tokyo, Kyoto, and Osaka. Kyoto is globally regarded as the city representing traditional Japan, where people want to see traditional wood architecture. These cities account for 60 percent of inbound tourist expenditures.

COUNTRY

SPENDING %

China

40.8

USA

15.9

Taiwan

15

South Korea

8.7

Hong Kong

7.6

Percentage of total tourist spending in Japan 2015 by country *Total of ¥3.5 trillion foreign spending in 201518

17 WIT 2016 - Day 2: Hospitality Reimagined Vimeo. N.p., 02 July 2017. Web. 05 July 2017. https://vimeo.com/190065739 18

"Visitors to Japan." The Japan Times. N.p. Web. 05 July 2017. http://www.japantimes.co.jp/news/2016/01/19/national/japan-sets-newinbound-tourism-record-2015-comes-just-short-20-million-target/ 24 Michal Gryko

Finally the report analysed the capacity restraints in these main cities. The results showed that they are inundated with housing demands and stretched transportation systems. In addition, Demand simulations conducted by the Ministry of Land, Infrastructure, Transport and Tourism for 2020 predicted up to a 50 percent accommodation shortage.

In light of these figures, if an entrepreneur wished to profit from tourism utilising traditional Japanese wood architecture, then Kyoto would be the ideal city of build these services. With 40.8 % of foreign spending in 201519 in Japan being provided by Chinese tourists, these would be an ideal target market for Japanese boutique hotels.

3.7 Conclusion Memories are imbued within homes. Structures crafted by skilful hands, with expertise which no longer exists and from materials which cannot be found hold immense value; even if not recognised by all. International publicity and exemplification of structure will not only raise their value and demand but prevent something timeless being lost.

Modernisation, change of lifestyles and tastes cannot and should not be ignored. Existing structures should be adapted and moulded into modern living standards while retaining the memories of the past. Through offering these structures as a product, they can be saved from rotting away and be appreciated in a new way.

19

"Visitors to Japan." The Japan Times. N.p. Web. 05 July 2017 25 Michal Gryko

References Images: Figure 1: Photo taken by author Figure 2: Photo taken by author Figure 3: Photo taken by author Figure 4: Shoin Suiko Mitsumura. "Machiya Revival in Kyoto." The House as a Product. Asano Yasuhiro 2009, pg 42 Figure 5: "Kyoto-Preservation.Info”. Retreived. 2017. Web. 5 July 2017. From Kyoto-preservation.blogspot.jp http://1.bp.blogspot.com/J5b1_SRJ-OM/TtKl7cPisLI/AAAAAAAACbQ/ES7EmI4hHPs/s1600/08_nawabari_L.jpg. [Photograph] Figure 6: Harden David. "Yoshijima House: Symmetry & Simplicity : Soothed In The City". Retrieved. 2017. Web. 5 July 2017. From http://soothedinthecity.com [Photograph] http://soothedinthecity.com/wp-content/uploads/2014/11/Yoshijima-House-3.jpg Figure 7: Yoshijima House. – “Yoshijima_house ". Retrieved 2017. Web. 5 July 2017.from wikimedia.org [Photograph] https://upload.wikimedia.org/wikipedia/commons/1/17/Yoshijima_house.jpg Figure 8: created by author. Minka dismantling Figure 9: Miyazaki, Hayao. "The Concept Art Blog". Theconceptartblog.com. Retrieved. 2017. Web. 5 July 2017. From www.theconceptartblog.com [Illustration] http://www.theconceptartblog.com/2011/12/12/artes-de-kazuo-oga-para-o-estudio-gibli/ Figure 10: Locardi Elia. "Elia-Locardi-Travel-Photograhy ". Retrieved 2017. Web. 5 July 2017 from Blamethemonkey.com. [Photograph] https://blamethemonkey.com/wp-content/uploads/2014/06/Elia-Locardi-Travel-Photograhy-The-Soul-of-Kyoto-Japan-1440-60q.jpg Figure 11: “Flow Image. KATITAS Co.” Retrieved. 2017. Web. 5 July 2017. From katitas.jp [Illustration] http://katitas.jp/ Figure 12: “Karl Bengs And Associates, LTD”. Retrieved 2017. Web. 5 July 2017. From .". K-bengs.com [Photograph] http://www.kbengs.com/en/ Figure 13: Daichi Ano “Ginzan Onsen Fujiya . Kengo Kuma and Associates”. Retrieved 2017. Web. 5 July 2017. From kkaa.co.jp [Photograph] http://kkaa.co.jp/works/architecture/ginzan-onsen-fujiya/ Figure 14: Daichi Ano “Ginzan Onsen Fujiya . Kengo Kuma and Associates”. Retrieved 2017. Web. 5 July 2017. From kkaa.co.jp [Photograph] http://kkaa.co.jp/works/architecture/ginzan-onsen-fujiya/ Figure 15: “Yachiyo By Atelier Tekuto. Dezeen”. Retrieved. 2017. Web. 5 July 2017. From dezeen.com [Photograph] https://www.dezeen.com/2011/06/14/yachiyo-by-atelier-tekuto/ Figure 16: “Yachiyo By Atelier Tekuto. Dezeen”. Retrieved. 2017. Web. 5 July 2017. From dezeen.com [Illustration] https://www.dezeen.com/2011/06/14/yachiyo-by-atelier-tekuto/ Figure 17: “new luxury living group showroom”. Retrieved 2017. Web. 5 July 2017. From luxurytopics.com [Photograph]. http://www.luxurytopics.com/fashion/shopping/new-luxury-living-group-showroom Figure 18: “Lumber-Sizes”. Retrieved 2017. Web. 5 July 2017. From remodelingnewburyport.com [Photograph]. http://remodelingnewburyport.com/7393-2/glossary/lumber-sizes Figure 19: “CLT”. Retrieved 2017. Web. 5 July 2017, from forestprod.org [Photograph]. http://www.forestprod.org/buy_publications/resources/untitled/summer2012/Volume%2022,%20Issue%202%20Mohammad.pdf Figure 20: created by author. Proposed design strategy

Websites cucania.com design1st.net nokosokai.org k-bengs.com katitas.jp uoya.info hachise.com sakuta-com.jp luxuryhomeanddesignshow.com shanghai.lps-china.com luxurylivinggroup.com realestate.co.jp

ukconstructionweek.com fgautron.com rhs.org.uk international-face.blogspot.jp japantimes.co.jp wsj.com Telegraph.co.uk mansionglobal.com Faro.com japanpropertycentral.com www.ft.com vimeo.com

Books Locher, Mira, Kengo Kuma, and Ben Simmons. 2010. Traditional Japanese architecture: an exploration of elements and forms. Tokyo: Tuttle.

Shoin Suiko Mitsumura. "Machiya Revival in Kyoto." 2009 Edited by Kyoto centre for community collaboration: . Asano Yasuhiro, Nishi, K., Hozumi, K., & Horton, M. H. (2012). What is Japanese architecture? A survey of traditional Japanese architecture. New York: Kodansha International

26 Michal Gryko