AFFORDABILITY and INCREMENTAL HOUSING in LOW-INCOME NEIGHBORHOODS A Framework for Affordable Housing in Gaborone, Botswana
Kristen Starheim
Spring 2016 | ARCH 5310
TABLE OF CONTENTS
AFFORDABLE HOUSING THROUGH DENSIFICATION, INCREMENTAL GROWTH + SELF-BUILD I. INTRODUCTION
II.
A. Research Agenda B. Research Questions C. Site Identification
KEY RESEARCH THEMES
A. Densification 1. Empower Shack, Urban Think Tank B. Incremental Growth 1. Belapur Housing, Charles Correa 2. Quinta Monroy, Elemental 3. Incremental Kaccha Homes, Balestra + Gorensson C. Self-Build 1. 10x10 Sandbag Houses, Design Indaba D. Strategy Toolbox
III.
SITE INTERVENTION
A. Existing Conditions + Context B. Scheme Drawings
RESEARCH AGENDA
How can an affordable and flexible housing model be successfully implemented into low-income neighborhoods? I will seek the answer through a thorough analysis of various precedents aimed at providing the user with affordable housing. After identifying successes and shortcomings of each precedent, I will extract successful strategies and integrate them into a new, hybridized model, to be implemented in the Broadhurst neighborhood of Gaborone, Botswana. The site currently exhibits an organization that resulted from the Self-Help Housing Agency [SHHA] of the 1970’s. Many residences are the result of multiple stages of building, resulting in a phased, aggregated typology that shows great potential but has manifested in an incohesive and inefficient manner. After thorough research of case study projects and understanding how the site came to be the way it is, I will deduce an effective model to formally implement as a means of creating affordable, flexible, and comfortable housing.
RESEARCH QUESTIONS
1
What are the existing housing types in Gaborone, Botswana? In what ways are they effective / ineffective?
2
What is the historical progression that led to the current housing conditions in Broadhurst?
3
What are some affordable housing strategies, and which strategies have potential to be applied in the context of Broadhurst?
4
What are the benefits of an incremental housing model, and how can previous applications be modified and improved?
5
Who will be using the new housing and what is important to them?
SITE IDENTIFICATION A1
BROADHURST
A12
A1
A10
GABORONE
BOTSWANA
GABORONE - REGIONAL
GABORONE - ZOOMED
A1
BROADHURST
SITE
KEY RESEARCH THEMES
PROVIDE AFFORDABLE + FLEXIBLE HOUSING MODEL BROADHURST // GABORONE // BOTSWANA
AFFORDABILITY HINGES ON
EFFICIENCY
DENSIFICATION
INCREMENTAL GROWTH
SELF - BUILD
HORIZONTAL
EMPOWERMENT VERTICAL
MODULAR FORM SHARED SERVICES
SENSE OF COMMUNITY
IMPROVED MOBILITY
MATERIALITY
SKILLS
SENSE OF OWNERSHIP
DENSIFICATION Strategy of using vertical + horizontal space more efficiently in order to house more people in a smaller area
HORIZONTAL DENSIFICATION
VERTICAL DENSIFICATION
Low density results from... EXCESSIVE PLOT SIZE and ONE UNIT PER PLOT TYPOLOGY Low-density leads to sprawl, reliance on motorized transport + fragmented urban fabric.
DENSIFICATION
SPATIALLY INEFFICIENT MONOTONONY OF UNITS LACK OF HIERARCHY OF EXTERIOR SPACE
SPATIALLY EFFICIENT DEFINED EXTERIOR SPACE SHARED COMMUNITY SPACE
DENSIFICATION // EMPOWER SHACK
Urban Think Tank Cape Town, South Africa 2004 - Ongoing 68 unit housing cluster consisting of 2-story structures built through participatory building techniques. Transition from 1 story to 2 cuts footprint in half, allowing for open community space on ground and added living space on second level.
DENSIFICATION // EMPOWER SHACK SUCCESSES: Phased construction minimizes disruption 2nd level expands living space + frees ground for community activity Simple construction methods enable participatoru building Embedded service core offers more efficient amenities
SHORTCOMINGS: Currently still in pilot phase 2ND FLOOR
SERVICE CORE ORIGINAL FOOTPRINT (2X)
INCREMENTAL GROWTH Strategy of providing user with essential core home that has the capacity to be built out over time
INCREMENTAL GROWTH
CURRENT AD HOC INCREMENTAL GROWTH BROADHURST, GABORONE
INCREMENTAL GROWTH // BELAPUR HOUSING Charles Correa Mumbai, India 1983
Low-rise, high density scheme Cluster arrangement around community spaces Proposed bazaar runs diagonally across site “Open to Sky” space behind entry gate of each plot
INCREMENTAL GROWTH // BELAPUR HOUSING “OPEN TO SKY”
EXPANDED LIVING SPACE
BOUNDED UNIT
SUCCESSES:
SHORTCOMINGS:
Allows for organic growth reflecting the user’s wants/ needs/individuality
Discrete buildings and bounded plots prohibit aggregation and limit densification
Establishes both private and public outdoor gathering spaces (“open to sky”)
Restricted window placement
Simple construction allows for local, participatory labor
1/3 of original buildings demolished and replaced with larger homes of modern materials (“village typology” not associated with urban aspiration)
INCREMENTAL GROWTH // QUINTA MONROY Elemental Iquique, Chile 2008 $7,500 government grant provided to house 100 families of informal settlement on same site “Half a House� model provides residents with core services of house, and ability to expand over time as finances become available
INCREMENTAL GROWTH // QUINTA MONROY OPEN FOR HORIZONTAL EXPANSION
STRUCTURAL WALL TO ONE SIDE
COST-EFFECTIVE BLOCK BUILDING MATERIAL
STRUCTURAL FOUNDATION ACCESS TO UPPER LEVELS
SUCCESSES:
SHORTCOMINGS:
Provides 100 families with comfortable living space and capacity for future expansion
Predetermined openings limit flexibility of incremental growth
Low cost material and local labor results in lowered costs and sense of empowerment Initially small dwellings Framed courtyards enhance community feel Users’ ability to expand based on wants/needs enables individuality from unit to unit
INCREMENTAL GROWTH // INCREMENTAL KACCHA HOMES Felipe Balestra + Sara Gorensson Mumbai, India 2009 Existing kaccha accomodations are renovated based on 3 prototypes: // 2-story house structured for 3 stories allows for vertical expansion // 2-story house on pilots enables ground parking of extra enclosed room // 3-story house with void in middle enables veranda or extra enclosed room
SUCCESSES: Enables densification through vertical incremental growth Small footprint can be inserted into preexisting urban conditions Flexibility in timber frame/module prototype
SHORTCOMINGS: Project has not been realized
SELF - BUILD // 10x10 SANDBAG HOMES Strategy of user participation in the designing and construction of his/her own home
Design Indaba Cape Town, South Africa 2009 50,000 rand // US$7,000 10 Sandbag Homes built in Phase 1 Low-cost, 2-story structure consists of timber frame (Eco-Beam) + sandbag infill Local, abundant material, low need for skilled labor participatory construction, modest size, grouped units
ECO-BEAM
SUCCESSES:
SHORTCOMINGS:
Combination of indigenous methods + local sourcing leads to affordable and quickly-built units
Currently executed on a small scale
2nd level expands living space + frees ground for community activity Self-build model leads to learned skills and sense of empowerment and ownership
Building costs ran overbudget
SANDBAGS
LESSONS LEARNED // “STRATEGY TOOLBOX”
LOCAL MATERIALS STRUCTURAL FRAME
STRUCTURAL PODIUM INCREMENTAL MODEL
PACKED SERVICES
EXTERNAL STAIR
SITE INTERVENTION
[SITE CONTEXT + EXISTING CONDITIONS]
BROADHURST // HISTORICAL TIMELINE 1979 Broadhurst Stage II: Additional 2,500 plots 1,850 for low-income
1971 Broadhurst Stage I: Northern extention of city limits
Civic // Public High-Income Res. Commercial Middle-Income Res. Low-Income Res. Industrial
1966 Republic of Botswana granted independence
1978 CIDA grants 3.5 million for plot development in Old Naledi + Broadhurst Stage II
1980
1975
1970
1967 Gaborone named capital
1965
1960
1963-1966 Gaborone Masterplan Garden City Principles
1977 USAID donates funds to expand SHHA
1973 SELF-HELP HOUSING AGENCY [SHHA] Reconstruction + Redevelopment Programme
Cape Town Densification Policy
Breaking New Ground Policy
Integrated Urban Development Framework
Shift from QUANTITY of housing to QUALITY Did not prescibe finance method of time period
Densification and Integration = urgent actions in the short-to-medium term
2015
“Whole of Cape Town” approach Set target density at 25 units/hectare
2005
2000
1995
Housing Policy Major, influential Housing Policy
1990
Mother policy of democratic South Africa “Break down Apartheid geography” “Densification and reunification of the urban fabric.”
2010
HOUSING POLICY IN CAPE TOWN
SELF - HELP HOUSING AGENCY [SHHA] OBJECTIVE:
Provide decent shelter to rural villages and low to middle-income strata of the population
TYPICAL URBAN FORM:
Single family, 1-story units on fenced plots Plots grouped together to form modules with access roads, pedestrian ways, and semi-permanent open spaces Multiple modules form neighborhoods with shared open spaces, schools, training centers, industrial + cmmercial areas
ELIGIBILITY:
Registered citizen 21 - 60 years old with monthly income between P1,000,000 (approx. $100) and P3,000,000 (approx. $300)
CONSEQUENCES: Massive urban sprawl
Vast land consumption within limited city center Increased travel distances
SHHA LOW-INCOME PROGRAM:
SHHA TURNKEY:
Extension/Renovation of existing home Max. Loan Entitlement: P60,000 Repayment Period: 20 years, 0% interest Default Penalty: 10% interest
Design/Construction of new home Max. Loan Entitlement: P90,000 Repayment Period: 20 years at 0% interest Default Penalty: Penalty interest is charged
SHHA GROWTH OPTIONS PLACEMAKING THROUGH INCREMENTAL GROWTH
EXISTING SITE CONDITIONS
MARANG COMMUNITY JUNIOR SECONDARY SCHOOL
TSHOLOFELO PRIMARY SCHOOL
SHADE TREES
SIKWANE STREET
COMBI / TRANSIT HUB
EXISTING GREEN SPACE
BROADHURST HOME/BUSINESS
RAMOTSWA STREET
KAGISONG CENTER
SEGODITSHANE COMMERCIAL
BROADHURST MALL
EXISTING HOUSING TYPOLOGIES // SHACK
INSUFFICIENT TRASH DISPOSAL UNFINISHED NO WINDOWS LACK OF INTERIOR STORAGE SPACE
INADEQUATE ENCLOSURE MINIMAL VEGETATION DIRECTLY OFF ROAD
WINDOW SHADE TREE PLASTER FINISH CONNECTED TO BUILDING
EXISTING HOUSING TYPOLOGIES // SPLIT
UNFINISHED LACK OF EXT. VERANDA LIMITED WINDOWS SEPARATE ENTRIES
ENCLOSURE
SHADE TREE
PLASTERED + PAINTED
WINDOWS
EXTENDED IN BACK INADEQUATE ENCLOSURE
EXISTING HOUSING TYPOLOGIES // 1 BEDROOM
PLASTER FINISH
WINDOWS LACK OF VERANDA
GARDEN 2ND ENTRY ENCLOSURE
ELECTRIC + SATELLITE
PLASTER + PAINT FINISH WINDOWS
ENCLOSURE
PLASTER FINISH
EXISTING HOUSING TYPOLOGIES // VERANDA WINDOWS SEPARATE EXT. DOORS EXTERIOR VERANDA LACK OF SITE DEVELOPMENT
PLASTER FINISH WINDOWS VERANDA LANDSCAPING ENCLOSURE + VEGETATION
SHINGLED ROOF
EXISTING HOUSING TYPOLOGIES // UPPER CLASS BROADHURST PLASTER FINISH DECORATIVE FLOWERS COVERED ENTRY LANDSCAPING SOLID ENCLOSURE
CHIMNEY PLASTER FINISH
WINDOWS
AIR CONDITIONING
SITE INTERVENTION [SCHEME DRAWINGS]
PROCESS // DESIGN INTENT
URBAN PROPOSAL BLOCK PLAN
MODIFIED BLOCK // DESIGN INTENT
PHASE 1 // LAYING GROUNDWORK FOR FUTURE GROWTH
+ WORKERS + INVESTORS Live and work on site Single, studio-type housing units Commercial podiums houses stores that serve block and larger district Industrial podium houses training workshops and material fabrication facilities
TYP. UNIT AXON TYP. BLOCK PLAN
PHASE 1 // LAYING GROUNDWORK FOR FUTURE GROWTH EXISTING FABRIC COMMERCIAL PODIUM
INDUSTRIAL PODIUM
WORKER HOUSING UNITS
COMBI STOP
PHASE 2 // RETURNING HOMES TO LOCAL FAMILIES
+
WORKERS + INVESTORS + FAMILIES New studio housing units above Industrial and Commercial Podiums New Commercial Podium Worker’s units converted to 2-bedroom units for returning locals New 2-bedroom units
TYP. UNIT AXON TYP. BLOCK PLAN
PHASE 2 // RETURNING HOMES TO LOCAL FAMILIES
WORKER HOUSING UNITS
FAMILY UNITS
PHASE 3 // DIVERSIFYING POPULATION
+ +
TYP. UNIT AXON
WORKERS + INVESTORS + FAMILIES + RENTERS Horizontal incremental growth of added studios for rental units and expanded family units Diverse mix of users Introduction of Community Nodes [Community Kitchen, Athletic Fields, Auto Repair Business, etc]
TYP. BLOCK PLAN
PHASE 3 // DIVERSIFYING POPULATION
COMMUNITY NODES RENTAL UNITS
PHASE 4 // INCREMENTAL GROWTH REFLECTS USER PROCESSES TYP. UNIT AXON
+ + WORKERS + INVESTORS + FAMILIES + RENTERS Horizontal + Vertical incremental growth Variance in edges and skyline Increased density allows for public + private open space
TYP. BLOCK PLAN
PHASE 4 // INCREMENTAL GROWTH REFLECTS USER PROCESSES
VERTICAL INCREMENTAL EXPANSION
BLOCK PLAN // 1:20
BLOCK SECTION + ELEVATION // 1:20
BLOCK PERSPECTIVES
FROM STEPS TO HABITABLE ROOF
FROM GROUND TOWARD INTERIOR BLOCK FACADE
SITE PLAN + TRANSECT // 1:200
STRUCTURE + MATERIAL BREAKDOWN
STRUCTURAL FRAME
FRAMING OF OPENINGS
C.E.B. INFILL
// SITE - PRODUCED // TIMBER + ALUMINUM
// TIMBER // ENABLES FUTURE GROWTH
// SITE - PRODUCED // LOCALLY SOURCED
STRUCTURAL ECO - BEAM
COMPRESSED EARTH BLOCK [CEB]
EXPLODED AXON
STUDIO UNIT FAMILY UNIT SERVICE CORE
MODEL PHOTOGRAPHS
EXISTING SITE
PHASE 1
PROPOSED MASTERPLAN
PHASE 2
PHASE 3
PROPOSED MASTERPLAN + SCHEME
PHASE 4
MODEL PHOTOGRAPHS
DENSIFICATION + INCREMENTAL GROWTH + SELF-BUILD
“Those informal houses that are built are not the PROBLEM but actually the SOLUTION” -Alfredo Brillimbourg, UTT
AN AFFORDABLE, INCREMENTAL HOUSING MODEL FOR GABORONE, BOTSWANA
PROVIDE AFFORDABLE + FLEXIBLE HOUSING MODEL BROADHURST // GABORONE // BOTSWANA
AFFORDABILITY HINGES ON
EFFICIENCY
1973 SELF-HELP HOUSING AGENCY [SHHA]
1983 BELAPUR HOUSING
2004 EMPOWER SHACK
2008 QUINTA MONROY
2009 10x10 SANDBAG HOUSE
Gaborone, Botswana
Charles Correa Belapur, Bombay
Urban Think Tank Cape Town, South Africa
Elemental Iquique, Chile
Design Indaba Cape Town, South Africa
“LESSONS LEARNED”// APPLIED STRATEGIES
DENSIFICATION
INCREMENTAL GROWTH
SELF - BUILD
HORIZONTAL
OBJECTIVE
Provide decent shelter to rural villages and people in the low and middle income
TYPICAL URBAN FORM
Single family, one-story units on fenced plots
CONSEQUENCES Massive urban sprawl
Vast land consumption within limited city center Increased travel distances
SUCCESSES:
SUCCESSES:
SUCCESSES:
SUCCESSES:
• Allows for organic growth that reflects user’s wants/needs/individuality • Establishes both private and public open, outdoor gathering spaces (”open to sky”) • Simple construction allows for local, participatory labor
• Phased construction minimizes disruption • 2nd level expands living space + frees ground for community activity • Simple construction methods enables participatory building • Embedded service core enhances amenities
• Provides 100 families with comfortable living space and capability for future expansion • Low-cost material + local labor results in lowered cost and sense of empowerment • Framed courtyards enhance Community feel • Users’ ability to expand based on wants/needs enables individuality from unit to unit
• Combination of indigenous methods + local sourcing leads to affordable and quickly-built units • 2nd level expands living space + frees ground for community activity • Empowerment through self-building
SHORTCOMINGS:
SHORTCOMINGS:
• Discrete buildings and bounded plots prohibits aggregation, limiting densification • Restricted window placement • 1/3 of original buildings demolished + rebuilt with bigger homes of new materials [”Village typology” not associated with urban aspiration]
VERTICAL
STRUCTURAL FRAME
SHORTCOMINGS: • Currently executed on small scale • Building costs ran overbudget
SHORTCOMINGS:
• Currently still in pilot phase
EMPOWERMENT
LOCAL MATERIALS
MODULAR FORM
• Predetermined openings limit flexibility of incremental growth • Initially small dwellings
SHARED SERVICES
SENSE OF COMMUNITY
MATERIALITY
SKILLS
SENSE OF OWNERSHIP
IMPROVED MOBILITY
STRUCTURAL PODIUM INCREMENTAL MODEL
PHASE 1 PACKED SERVICES
10x10 | PARTICIPATORY BUILDING + LOCALIZED MATERIAL SOURCING
SHHA LOW-INCOME PROGRAM Extension/Renovation of existing home Max. Loan Entitlement: P60,000 Repayment Period: 20 years at 0% interest Default Penalty: 10% interest
SHHA TURNKEY
EXTERNAL STAIR
PROCESS
+
Balestra + Gorensson Mumbai, India
LIVE + WORK ON SITE
PHASE 3
FAMILIES + WORKERS + INVESTORS
WORKERS + INVESTORS
2009 INCREMENTAL KACCHA HOMES
Design/Construction of new home Max. Loan Entitlement: P90,000 Repayment Period: 20 years at 0% interest Default Penalty: Penalty interest is charged
PHASE 2
GROUNDWORK FOR FUTURE SELF-SUFFICIENCY // Material Fabrication Workshops // Single, studio-type housing units
SUCCESSES: • Enables densification through vertical incremental growth • Small footprint can be inserted into preexisting urban conditions • Flexibility in timber frame/module prototype
+
RENTERS + FAMILIES + WORKERS + INVESTORS
RETURNING HOMES TO THE LOCALS // New studio-type housing units above Industrial Podium // Worker’s units converted to 2bedroom units for returning local families // New 2-bedroom units
+ +
RENTALS FOR STUDENTS + OTHERS // Horizontal incremental growth // Diverse mix of users // Creation of Community Nodes
PHASE 4
RENTERS + FAMILIES + WORKERS + INVESTORS + +
ESTABLISHED INCREMENTAL COMMUNITY // Horizontal +Vertical incremental growth // Variance in edges and skyline // Increased density allows for Community open space
SHORTCOMINGS: • Project has not been realized
BELAPUR | INDIVIDUALIZATION
“Half a House” Model SHHA LOW-INCOME HOME
SHHA TURNKEY HOME
INITIAL SITE PROPOSAL
INCREMENTAL GROWTH
ABSTRACED MASSING
BELAPUR HOUSING | “OPEN TO SKY”
PROPOSED INTERVENTION
INDUSTRIAL PODIUM
2035
COMMERCIAL PODIUM
2030
AD HOC INCREMENTAL GROWTH
EXISTING FABRIC
2025
CURRENT
2020
2010
2009
2008
2007
2006
2005
2004
1980
1973
DENSIFICATION + INCREMENTAL GROWTH + SELF-BUILD
WORKER HOUSING UNITS
“OPEN TO SKY”
OPEN FOR HORIZONTAL EXPANSION EXPANDED LIVING SPACE
ECO-BEAM SANDBAGS
STRUCTURAL WALL TO ONE SIDE
COST-EFFECTIVE BLOCK BUILDING MATERIAL
2ND FLOOR BOUNDED UNIT
STRUCTURAL FOUNDATION ACCESS TO UPPER LEVELS
SERVICE CORE
WORKER HOUSING UNITS
ORIGINAL FOOTPRINT (2X)
COMMUNITY NODES COMBI STOP
SHHA GROWTH OPTIONS PLACEMAKING THROUGH INCREMENTAL GROWTH
BELAPUR HOUSING CHARLES CORREA
EMPOWER SHACK URBAN THINK TANK
QUINTA MONROY ELEMENTAL
10x10 SANDBAG HOUSE DESIGN INDABA
INCREMENTAL KACCHA HOMES BALESTRA + GORENSSON
FAMILY UNITS RENTAL UNITS
VERTICAL INCREMENTAL EXPANSION
SPATIALLY INEFFICIENT MONOTONONY OF UNITS
PERSPECTIVE 1:
PERSPECTIVE 2
GROUND TOWARD INTERIOR BLOCK FACADE
STEPS TO HABITABLE ROOF
LACK OF HIERARCHY IN EXTERIOR SPACE
SPATIALLY EFFICIENT CONNECTION WITH NEIGHBORS
DEFINED EXTERIOR SPACE
INCREMENTAL GROWTH
DENSIFICATION
BLOCK ELEVATION + SECTION 1:20
SITE PLAN + TRANSECT 1:80
BLOCK PLAN 1:20
STRUCTURAL FRAME
FRAMING OF OPENINGS
C.E.B. INFILL
// SITE - PRODUCED // TIMBER + ALUMINUM
// TIMBER // ENABLES FUTURE GROWTH
// SITE - PRODUCED // COMPRESSED EARTH BLOCK
STRUCTURAL ECO-BEAM
STUDIO UNITS FAMILY UNITS SERVICE CORES
COMPRESSED EARTH BLOCK [CEB]
MODEL PHOTOGRAPHS
EXISTING SITE
PHASE 1
PROPOSED MASTERPLAN
PHASE 2
PHASE 3
PROPOSED MASTERPLAN + SCHEME
PHASE 4
MODEL PHOTOGRAPHS