OM MArch DESIGN THESIS by Oliver Caleb Murray

THESIS SUMMARY

DESIGN THESIS THESIS DESIGN P1 S1 by Oliver Caleb Murray

THE UK HOUSING CRISIS

The UK housing crisis is both long-term problem, rather than merely a short-term crisis of supply. In addition to being a crisis of UN-AVAILABILITY, its also a crisis of UN-AFFORDABILITY (in particular for young generation) and under-occupation (in particular by the older generation). All the political leader have pledged to “build more” housing to make up for the short fall but this alone won’t solve the problem. We are not building enough homes, but at the same time, the ones that we are building, are generally not meeting the needs of their occupants or of the communities within which development takes place. Hence, this crisis is also a crisis of UNDESIRABILITY, UN-SOCIABILITY, and UN-SUSTAINABILITY (Parvin). This design thesis will attempt to address these issues as well as the primary ones; firstly by tackling our existing housing stock, and secondly by assessing which segments of the population are most under-catered for in terms of housing.

THE COMMODIFICATION OF ARCHITECTURE AND IDENTIKIT HOUSING

A major flaw within the capitalist system is that we produce of things not because they directly serve our wants, but merely in order to exchange them. The commodification of architecture is a process which started when ‘we began to understand our built environment as an investment vehicle’ (Cesal), and houses in particular began to be procured and produced by speculative house-developers primarily for their EXCHANGE-VALUE. ‘What happens to our social world when the house that was once conceptualised mainly in USE-VALUE terms as a home becomes reconceptualised as a capital asset?’ (Cesal). This reconceptualisation of our built environment is at the root of long list of global and national crises including; the recent global financial crisis and the real estate bubble that proceeded it, and the current UK housing crisis coupled with the poor state of domestic architecture in the UK (in particular the low-density, identikit housing built in our suburbs over the past 50 years and which is still being churned out up and down the country). This critique should be understood as the under-pinning political philosophy upon which the this design thesis is founded. Upon this theoretical foundation, the solutions proposed attempt to address both the roots and fruit of the problems identified. TYARD HOUSING 1:100

URBANISING SUBURBIA VIA DENSIFICATION

The concept of “urbanising suburbia” is a form of “Smart Growth”, a theory of land development which ‘opposes both urban sprawl and town cramming through inappropriate and unsympathetic high-rise development’. Sub-urban areas are considered to be unsustainable due to their low population and dwelling densities and their lack of local amenities. Therefore, in sympathy with this position, and in reaction to the UK housing crisis, a national Densification Scheme is proposed that seeks to “urbanise suburbia” and at least triple the dph in a pilot densification zone, DZ1 in Lower Earley, to create a compact community with an appropriate density to support sustainable transportation and local facilities. To achieve this three types of SUBURBAN-INFILL are to be explored; in-between infill (mainly garage conversions), above infill (adding up to three stories on top of existing two story houses), and back garden infill.

MULTI-GENERATIONAL, COURTYARD HOUSING TYPOLOGY In reaction to the commodification of architecture and in particular the identikit housing built by speculative housing developers in our suburbs, a NEW HOUSING TYPOLOGY is proposed for developments within “designated densification zones” that will provide an alternative to traditional family housing - affordable, street-based, car-free, multi-generational, courtyard housing that seeks to cater especially for SEMI-DEPENDENTS; the active third-age (60-75 years olds) and the clipped wing generation (20-34 years olds still living with their parents). These developments are envisioned as bottom-up initiatives in which residents will procure their own housing and community facilities, via “collective custom build”. It is believed that SELF-PROVISION is perhaps the ultimate antidote to commodification for ‘changing who procures architecture fundamentally changes the architecture itself’ (Parvin). The success of the final design should be measured based on whether it produces long-term use-values rather than short-term exchange-values, or in other words, “homes to that are designed to live in and that are full of ARCHITECTURAL DELIGHT” rather than merely “houses that are built to sell”.

THE SITE: LOWER EARLEY

In the 1970’s, over 6000 houses were built on the outskirts of the commuter town of Reading to create Lower Earley - until recently the largest private housing development in Europe. Lower Earley has been chosen as a test-site for that application of the “Urbanising Suburbia” concept because it is a classic example an Identikit housing development, and probably one of the earlier examples. Built by speculative housing developers, these developments look like they could be anywhere in the country. They’re characterised by endless cul-de-sacs lined with 3 or 4 bed, often detached, cottage-style, family houses with; pitched roofs, private back gardens, and off-road parking. Surprisingly, a recent BBC survey rated the Lower Earley as of the most desirable postcodes to live in England.

IDENTIKIT HOUSING IN LOWER EARLEY THAT LOOKS LIKE TO COULD BE ANYWHERE

DENSIFICATION ZONE 1 (DZ1) CHOSEN AS PILOT

3 4

DZ1 HEADLINES

2.8 hectares 75 dwellings (27 dph) 83% houses, 17% flats 173 people (62 pph) 199 habitable rooms (71 hr/ha) £300,000 average property value £22.5 million combined property value £860 average asking rent (pcm) 47 garages

THE CLIENT: LE-CLT

In developing Lower Earley, Planning Policy Guidance 3 should be taken on board. It states that “the Government believes that it is important to help create mixed communities and that local authorities should ensure that new housing developments help to secure a better social mix by avoiding the creation of large areas of housing of similar characteristics”. Lower Earley however is inhabited almost exclusively by middle-income families, hence new developments should seek to “mix things up” by proving for the segments of the population that are under-catered for. The existing reseidents will however need to be brought on board, as the main barrier to development is the fragmentation of land ownership, with over 6000 individual land owners. The challenge is to devise land reform measures that either free up land for densification by third parties or encourage land owners to become developers themselves.

LOWER EARLEY - COMMUNITY LAND TRUST While the National Densification Scheme is being promoted by the government, the intention is that they developments themselves would be almost completely bottom-up initiatives. To facilitates these, residents within “designated densification zones” are encouraged to set up Community Land Trusts. “Community Land Trusts are powerful examples of communities taking control and transforming the future of their local community. They are non-profit, community-based organisations run by volunteers that develop housing, workspaces, community facilities or other assets that meet the needs of the community, are owned and controlled by the community and are made available at permanently affordable levels.” (Quote from the National Community Land Trust Network) In pilot densification zone, DZ1, a lower-earley community land trust has been set up to development the site championed by its community architect and consisting of two sub-entities:

1. CO-HOUSING GROUP

As much as possible, development of new housing will be funded by existing and future residents of DZ1 (members of the co-housing group). Existing homeowners in particular (being predominantly middle-income families and third agers), have capital that is currently locked up in the value of the land they own, in additional to significant disposable incomes. The sale of land shares will therefore release capital to fund the development of new dwellings. Many of these new dwellings will be suitable for third agers to downsize into, meaning that they can sell their existing family homes (at market rates) to new families thereby releasing more capital to be passed down to younger generations, who will rent the rest of new dwellings with the option of purchasing the alone (excluding the land value) at cost price.

2. COMMUNITY BENEFIT ENTERPRISE

For the development and future management of the proposed community facilities, a community benefit enterprise has been set up. Membership is open to the wider Lower Earley community who are encouraged to invest in community shares (essentially using crowd-funding principles to generate both cash and interest in the development).

THE AGE-DEPENDENCE GRAPH THE AGE-DEPENDENCE GRAPH Childhood

The Third Age Active Third-Agers

Young Adults

independent

DEPENDENCE

Adulthood

semi-dependent

dependent 49% of 20-24 year olds, and 21% of 25-29 year olds are living with their partents

Average years of good health after 65

AGE

The age-dependence graph above shows young adults, at the beginning of adulthood, and active third-agers, at the beginning of the third-age. Both can be described as semi-dependents. While young adults are seeking independence, many remain somewhat dependant on their parents financially. At the other end of adulthood, while the active-third age are seeking to hold on to their independence, many are inevitably becoming increasingly dependent. While the existing family dwellings will be retained in the development of DZ1, the new dwellings proposed are intended to provide for segments of the market that are under-catered for, in particular, semi-dependents.

TARGET MARKET FOR NEW DWELLING: SEMI-DEPENDENTS

adulthood

ird

od ho ild They’re known as the “clipped wing generation”, the young adults (20 to 34 year olds) who haven’t yet flown the nest and are still living with their parents, because housing has become so unaffordable. As a result, they are unable to live independent lives and start their own families. Most “affordable” housing schemes in the London area are far from affordable.

THE CLIPPED-WING GENERATION

active third age

ag e

young adults

AND THE ACTIVE THIRDAGE There is a ready market of third-age equity holders, living in three to five bedroom homes, looking to downsize’, yet restricted by a lack of suitable options. The “baby-boomer generation” that are currently entering into this active third-age hold significant amounts of equity, that could be released to younger generations if suitable housing were provided.

SPECIAL P.D.RIGHTS (G) WITHIN “DESIGNATED DENSIFICATION ZONES”

Permitted development rights are basically a right to make certain changes to a building without the need to apply for planning permission. These derive from a general planning permission granted from Parliament, rather than from permission granted by the local planning authority. These general permitted development rights are restricted in some areas of the country, known generally as ‘designated areas’ such as Conservation Areas or National Parks. Under the UK Densification Scheme however, general permitted development rights are replaced by

DEVELOPMENT RIGHTS

SPECIAL PERMITTED

in “designated densification zones” allowing for significantly relaxed development without planning permission if certain guidelines set by the UK Densification Scheme are met. Sub-urban infill is considered to be permitted development, not requiring an application for planning permission, provided the following limits and conditions are met.

GENERAL CONDITIONS (1) The development must* be within a “DESIGNATED DENSIFICATION ZONE”. *Those seeking to densify an area that is not within a “designated densification zone” can apply for that area to be designated as one by submitting an application to the UK Densification Scheme.

(2)

The development of a “designated densification zone” should not involve the demolition of the

existing dwellings (wiping the slate clean), rather all efforts should be made to RETAIN

EXIST-

ING DWELINGS and develop around and above them. Hence, these rights pertain to infill development only, including; in-between infill, above infill, and back garden infill.

Note: Infill has been defined as the use of land within a built-up area for further construction.

(3) The average DENSITY across the zone must be increased to 75 dph (dwellings per hectare) or above.

Note: Planning Policy Statement 3 states that “the density of existing development should not dictate that of new housing by stifling change or requiring replication of existing style or form”. 25 dwellings per hectare in Lower Earley

Increased to 50 dph with in-between infill

The HEIGHT of development within a “designated densification zone” must be limited to 18m. Above infill should exceed five Stories and back garden infill should not exceed three stories.

(4)

(5) MATERIALS used in exterior work should be distinct and contrasting in appearance to those of the exterior of existing dwellings in order to clear differentiate new from old.

LONG ELEVATION 1:200

SHARPETHORPE CLOSE

FAYGATE WAY GRAFFHA

M CLOSE

FAYGATE

WAY

CONDITIONS RELATING TO FINANCING AND PROCUREMENT (6) 100% of new dwellings should be TRULY AFFORDABLE HOUSING and the local CLT who manages them should ensure that they are kept affordable. It is recommended that new dwellings be sold for no more than 50% of market rates with Resale Price Covenants, a method by which a buyer buys the property outright at a percentage of its market value, but enters into a covenant with the CLT not to sell the property except at the same percentage of market value.

Furthermore, in the sales of new dwellings prior should be given to SEMI-DEPENDENTS, that is, to young adults who are first-time buyers and the active-third age who are looking to downsize. Further priority should be given to those in these categories who already live within the area.

(7) As an antidote to the communication of architecture it is of utmost importance that the concept of SELF-PROVISION be adopted in the design and construction of developments within “des-

ignated densification zones”. An appropriate form of procurement should therefore be chosen which facilitates self-provision and ensures that users can benefit from direct involvement in the procurement of their housing and their community facilities. It is suggested that housing be provided based on a co-design approach with the occupants up to construction of the structure and services, but that the

SPECIAL P.D.RIGHTS (H) CONDITIONS RELATING TO NEW HOUSING

The following conditions relate to the development of housing within “designated densification zones”.

(8) New dwellings (except for above infill) should have a PERSONAL FRONT DOOR directly off the street. In addition this should be accessible via a covered area where occupants are protected from the elements. It is suggested that this be achieved by an overhang of the first floor rather than by a porch. Upside-down house 1 Front Door 2 Bedroom Wing 3 Living Space 4 Outdoor Terrace 5 Office/Guest Bedroom

(9)

Note: Housing predecents such as Accordia have proved that

New dwellings should

have a minimum of 15m² EX-

OVERLOOKING

can be perfectly acceptable as long as it’s mutual. Developments should be designed to encourage residents to develop and benefit from positive relationships with their neighbours.

TERNAL RECREATIONAL SPACE for

1 or 2 person dwellings plus 1m² per additional person. Where two or more dwellings share external recreation space this should be equal to the minimum space required for each of the dwellings individually combined.

SIX COURTYARDS

Note: The London Space Standards recommends that (flats and apartments) should have a minimum of 3m² of external recreational space for 1 or 2 person dwellings plus 1m² per additional person.

(10) New dwellings should have should also have at least one east-facing window to benefit from

the morning sun and at least one west-facing window to benefit from the afternoon sun to ensure that occupants benefit from natural space.

DAYLIGHTING. Preferably these should be to the main living

SUN-CHIMNEY / MAIN LIVING SPACE

Main Living Space

(11) New dwellings should at least meet the new National SPACE Standards (draft published in 2014) which is derived from the Housing Quality Indicators, the London Housing Design Guide, and the accessibility requirements of Approved Document M. Furthermore, new dwellings should go beyond national space standards in the following respects:

(11a) Not only must the minimum floor to ceiling height of the main living space must be 2.5m for at least 75% of the Gross Internal Area, but 25% must exceed 3.7m in order to give a sense of spaciousness and even GENEROSITY

(11b) New dwellings should have a built in level of flexibility, ADAPTABILITY, and expansion or contraction and therefore new dwellings that are designed for more than 4 persons should have 150% of the recommended amount of living/dining/kitchen space in order to allow for that dwelling to be split into two dwellings in the future.

SPECIAL P.D.RIGHTS (C) CONDITIONS RELATING TO COMMUNITY FACILITIES

The development should be MIXED-USE including community facilities (at least 10% of the development) as well as housing. These should be owned and run by the community, for the community.

(12)

Pilot densification zone, DZ1, with public realm and communities facilities in red.

(13) The development must be developed and managed by COMMUNITY LAND TRUST that is a member of the National CLT Network and represents

residents. For a development to get the go ahead, at least 50% of existing residents must be members of the CLT.

(14) The PUBLIC REALM should be central to all densification developments. The STREET

should NOT be a dangerous or harsh environment, but rather a safe and delightful place that is full of life, activity, and social interaction. Children should be able to play together a street that is highly observed by all residents, not just parents. Note: Public realm is defined as any publicly owned streets, pathways, right of ways, parks, publicly accessible open spaces and any public and civic building and facilities.

THE LIFE OF THE STREET

(15)

In order to actively encourage walking, cycling, and public transport there are no minimum re-

quirements with regards to PARKING standards in “designated densification zones”. However, provision should be for car-share programmes within each development with enough parking spaces

(16) “Designated densification zones” are purposely small enough to be WALKABLE (no larger

than 400m) therefore all new community facilities within a development should already be within 400m of any resident. All densification developments should be designed as “a town with a town” meaning that residents (especially third agers) should have all the necessary facilities provided within the same development, such as; a local grocery shop, a post office, a local G, etc to encourage walking and facilitate ageing in place. It is however expected and desired that these facilities will attract visitors from the surrounding neighbourhoods and that these should make up for a lack of existing amenities in many suburbs. Note: The most commonly cited walking distance standard for all situations is 400m.

(17)

Every development must have two core community facilities, the first being

THE COMMUNITY PUB AND PLANNING ROOM

a “THIRD PLACE”; whether it be a pub or a coffee house or other such facility, to serve as the heart of community life.

Note: Third places are the essential social surroundings separate from the two social environments of home and the workplace. In his influential book The Great Good Place (1989), Ray Oldenburg argues that third places are important for civil society, democracy, civic engagement, and establishing feelings of a sense of place. Oldenburg calls one’s “first place” the home, and one’s “second place” the workplace. Third place, then, are “anchors” of community life and facilitate and foster broader, more creative interaction.

(18) The second of two core community facilities that every development must have is a “PLANNING ROOM” where the past, present, and future of the place can be inspected. Ideally this should be connected to or incorporated into the third place.

Note: The Farrell Review recommended that “every town and city without an architecture and built environment centre should have an “urban room” where the past, present and future of that place can be inspected.

HOUSING PRECEDENTS NEWHALL HOUSING BY ALISON BROOKS ARCHITECTS Alison Brooks Architects’ masterplan responds to the site’s Design Code as well as Lot 3′s prominent corner location on the South Chase site, but offered a denser urban format based on a new typology of terraced patio houses...The courtyard houses are a radical reconfiguration of typical long and narrow 5m x 20m terraced house plot to a 9.5mx10.5m plot. This square plot permits a very wide house footprint, T-shaped with courtyard spaces or ‘outdoor rooms’ that interlock with kitchen/dining and living rooms. A covered front porch creates a important semi-public threshold between the house front door and the street’s shared surfaces. Inside, a very generous central hall creates a sense of spaciousness. A large 1st floor roof terrace above the kitchen captures afternoon sunlight. Master bedrooms have cathedral ceilings and the 3 bed versions have a generous loft bedroom.

DONNY BROOK HOUSING BY PETER BARBER ARCHITECTS The proposal is a celebration of the public social life of the street. Every aspect of the design is configured to promote buzzing, thriving public space made with a hard edge of buildings. Streets overlooked by balconies, bay windows and roof terraces. Streets where people might enjoy to sit out, kids to play, people going to and from their homes or just passing through. Donnybrook Quarter is a dense mixed use scheme and consists of living units as well as community, work and retail spaces configured as a terrace/courtyard hybrid typology.

ACCORDIA DWELLING BY FEILDEN CLEGG BRADLEY This new residential quarter in Cambridge provides a new model for communal living. With 22 different house and apartment types on a tight semi-urban site, Accordia is a high-density scheme which replaces the standard pocket garden approach with a series of exhilarating public greens, communal gardens and intimate outside/inside spaces created by rooftop terraces and internal courtyards. The project demonstrates that volume housebuilders can deliver high quality architecture. Widely regarded as setting a new benchmark for housing, this multi-award winning project is the first housing scheme ever to win the RIBA Stirling Prize, one of the world’s most prestigious architectural accolades.

HOUSING IN QUEEN ELISABETH PARK BY PRP ARCHITECTS

4.2m

PRP’s design for the Chobham Manor multi-generation house typology comprises a three-or-four-storey dwelling adjacent to a further two-storey home. The former is a threeor four-bedroom family dwelling, and the latter a separate, self-contained annexe in the form of a one-bedroom house that can be used by grandparents, young couples, a recently qualified graduate or student, or a family member with a disability who wants to live independently yet remain nearby. The two buildings are served by separate front doors but linked visually and physically via a shared courtyard garden.

Slim CARING WOODHouse BY THE RURAL OFFICE FOR ARCHITECTURE by Pierre D’Avoine Architects Architect, Niall Maxwell’s conceptual design was based (winner of the Ideal Home Concept on the clients desire to create a country home for his

whole family - his three daughters, each with their own family, where they could have independent dwellings and yet coexist as one: a house for four in one. A home for parents, children, and grandchildren. A courtyard is central to the scheme, acting as a space for contemplation. (A courtyard is a device for the containment of open space within a complex of connected buildings.) The house presents itself as the extrovert, embracing the outside, and yet the courtyard however provides a counterpoint and as such the house also presents itself as an introvert, turning its he proposal for Slim House, winner of Concept House back on the view.

9, sets out the programme for a new terraced house of he future, with the potential for large scale prefabricated roduction andHOUSE, low cost construction. A prototype was SLIM WINNER OF CONCEPT uilt at the Ideal Home Show.

HOUSE 99

The proposal for Slim House sets out the programme for a new terraced house of the future, with the potential for large scale prefabricated production. The project is designed to be environmentally sustaintable, and to provide a balance between private and communal life. It features internal courtyards, communal roof gardens at first floor level and flexible internal space allowing for a variety of domestic arrangements as well as live/work and a shop. It is envisaged that Slim House could work well organised into Model Terraces on a regular grid layout. It could also be easily inserted into the traditional fabric of the city.

he project is designed to be environmentally sustainale, and to provide a balance between private and communal life. It features internal courtyards, communal roof ardens at first floor and flexible internal space allowing

SUN CHIMNEYS SUN PATH

promoting architectural

identity and extra-vagance “SUN CHIMNEYS” LOOKING AT THE MORNING SUN, CATCHING LOW ANGLE RAYS

DEVELOPMENT OF SUN CHIMNEY FORM

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FIRST FLOOR FIRST FLOOR

BEDROOM 2 BEDROOM KITCHEN MASTER LIVINGMASTER COURTYARD BEDROOM 4 R O OBEDROOM KITCHEN COURTYARD BEDROOM COURTYARD LIVING M BEDROOM 4 LIVING FA M I BEDROOM LY 4 ENSUITE BEDROOM COURTYARD FA M I LY KITCHEN FA M I LY ENSUITE LIVING B AT H R O O M ENSUITE B AT H R O O M B AT H R O O M KITCHEN COURTYARD LIVING ROOM LIVING FIRE RATED STAIR CORE COURTYARD LIVING BEDROOMBEDROOM 3 KITCHEN BEDROOM 2 BEDROOM 3 2 COURTYARD LIVING R O O M LIVING LIVING GUEST SUITE GUEST SUITE COURTYARD GUEST SUITE ROOM LIVING KITCHEN COURTYARD KITCHEN MASTER BEDROOM KITCHEN MASTER MASTER BEDROOM COURTYARD LIVING RATED FIRE RATEDFIRE STAIR CORESTAIR CORE BEDROOM BEDROOM 4 LIVING LIVING BEDROOM ROOM FA M I LY KITCHEN ROOM BEDROOM ENSUITE LIVING KITCHEN COURTYARD COURTYARD B AT H R O O M LIVING BEDROOM BEDROOM 4 COURTYARD KITCHEN LIVING BEDROOM 4 KITCHEN LIVING FA M I LY FA M I LY ROOM ENSUITE LIVING ENSUITE LIVING BEDROOM 3 BEDROOM 2 KITCHEN AT H R O O M 3 COURTYARD BEDROOM 4R O O M AT H R O O MB3 BEDROOM BEDROOM 2 BEDROOM 4 BEDROOM 2 BEDROOM BBEDROOM LIVING BEDROOM FA M I LY FA M I LYCOURTYARD COURTYARDKITCHEN COURTYARD ENSUITE ENSUITE LIVING GUEST SUITE ROOM OM LIVING B AT H R O O MB AT H R O COURTYARD LIVING LIVING KITCHEN KITCHEN COURTYARD ROOM BEDROOM BEDROOM COURTYARDKITCHEN LIVING MASTER GUEST SUITE LIVING GUEST SUITE KITCHEN FIRE RATED STAIR CORELIVING COURTYARD LIVING BEDROOM BEDROOM BEDROOM ROOM KITCHEN FIRE RATED CORE ROOM FIRE RATED STAIR CORESTAIR BEDROOM LIVING GUESTCOURTYARD SUITE LIVING COURTYARD GUEST SUITE KITCHEN MASTER MASTER COURTYARD ROOM LIVING LIVING BEDROOM BEDROOM 4 LIVING BEDROOM COURTYARD KITCHEN MASTER FA M I LY BEDROOM KITCHEN BEDROOM KITCHEN ENSUITEMASTER BEDROOM COURTYARD KITCHEN KITCHEN LIVING ROOM BEDROOM BBEDROOM AT H R O O M 3 LIVING BEDROOM 4 BEDROOM BEDROOM 2 KITCHEN LIVING COURTYARD FA M I LY COURTYARD LIVING ENSUITE KITCHEN ROOM COURTYARD BEDROOM B AT H R O O M BEDROOM LIVING COURTYARD LIVING KITCHEN KITCHEN ROOM COURTYARD LIVING LIVING BEDROOM 3 BEDROOM 2 BEDROOM BEDROOM 3 BEDROOM 2 KITCHEN LIVING LIVING R O O M KITCHEN COURTYARD COURTYARD COURTYARD LIVING BEDROOM LIVING KITCHEN KITCHEN COURTYARD GUEST SUITE ROOM BEDROOM BEDROOM LIVING BEDROOMBEDROOM 3 BEDROOM 2 KITCHEN BEDROOM 3 R O2 OM COURTYARD LIVING FIRE RATED STAIR CORE BEDROOM KITCHEN LIVING KITCHEN KITCHEN KITCHENCOURTYARD LIVING COURTYARD LIVINGGUEST SUITE LIVING MASTER LIVING KITCHEN ROOM LIVING COURTYARD ROOM LIVING BEDROOM BEDROOM BEDROOM COURTYARD FIRE RATED COURTYARD STAIR CORESTAIR CORE BEDROOMLIVING KITCHENFIRE RATED KITCHEN KITCHEN MASTER COURTYARD LIVING LIVING KITCHEN LIVING COURTYARD BEDROOM ROOM RATED FIRE RATEDFIRE STAIR CORESTAIR CORE BEDROOM BEDROOM LIVING KITCHEN KITCHEN COURTYARD KITCHEN LIVING COURTYARD COURTYARD COURTYARD LIVING BEDROOM LIVING COURTYARD COURTYARD R O O M KITCHEN LIVING BEDROOM 3 BEDROOM 2 BEDROOM LIVING LIVING COURTYARD LIVING LIVING LIVING R O 2O M COURTYARD BEDROOM COURTYARD KITCHEN COURTYARD BEDROOM 3 BEDROOM KITCHEN LIVING BEDROOM BEDROOM KITCHEN COURTYARDKITCHEN KITCHEN LIVING BEDROOM KITCHEN COURTYARD KITCHENCOURTYARD COURTYARD LIVING BEDROOM KITCHEN KITCHEN BEDROOMLIVING LIVING FIRE RATED STAIR CORE KITCHEN LIVING KITCHEN ROOM COURTYARD LIVING BEDROOM COURTYARD LIVING COURTYARD BEDROOM LIVING FIRE RATED STAIR CORE KITCHEN KITCHEN BEDROOM KITCHEN LIVING COURTYARD KITCHEN LIVING KITCHEN ROOM COURTYARD LIVING BEDROOM COURTYARD COURTYARD LIVING LIVING COURTYARD KITCHEN KITCHEN LIVING BEDROOM KITCHEN KITCHEN LIVING LIVING ROOM LIVING COURTYARD LIVING BEDROOM COURTYARD LIVING COURTYARD KITCHEN LIVING COURTYARD BEDROOM KITCHEN KITCHEN COURTYARD LIVING KITCHEN LIVING COURTYARD LIVING KITCHEN LIVING KITCHEN R O OBEDROOM M LIVING BEDROOM COURTYARD LIVING KITCHEN COURTYARD COURTYARD LIVING ROOM LIVING COURTYARD BEDROOM LIVING LIVING LIVING LIVING KITCHEN COURTYARD LIVING KITCHEN KITCHEN LIVING COURTYARD KITCHEN R O OBEDROOM M BEDROOM KITCHEN LIVING COURTYARD KITCHEN KITCHEN LIVING LIVING LIVING KITCHEN ROOM LIVING KITCHEN BEDROOM KITCHEN KITCHEN R O OBEDROOM M COURTYARD BEDROOM LIVING LIVING COURTYARD LIVING COURTYARD LIVING LIVING KITCHEN ROOM LIVING BEDROOM KITCHEN KITCHEN R O OBEDROOM M COURTYARD BEDROOM LIVING COURTYARD COURTYARD LIVING COURTYARD LIVING COURTYARD COURTYARD LIVING ROOM BEDROOM LIVING COURTYARD BEDROOM KITCHEN LIVING KITCHEN LIVING LIVING COURTYARD LIVING BEDROOM KITCHEN KITCHEN KITCHEN

BEDROOM 3

GROUND FLOOR GROUND FLOOR PROPOSED GF PLAN FIRST FLOOR GROUND GROUND FLOOR FLOOR BEDROOM LIVING BEDROOM

LIVING

LIVING BEDROOMKITCHEN BEDROOM BEDROOM

KITCHEN KITCHEN LIVING

BEDROOMKITCHEN KITCHEN LIVING

BEDROOM BEDROOM

LIVING KITCHEN

LIVING KITCHEN BEDROOM LIVING KITCHEN LIVING KITCHEN LIVING LIVING KITCHEN KITCHEN LIVING KITCHEN LIVING LIVING LIVING

LIVING KITCHEN

KITCHEN

LIVING LIVING

LIVING

KITCHEN BEDROOM

BEDROOM

KITCHEN BEDROOM KITCHEN LIVING COURTYARD KITCHEN COURTYARD KITCHEN LIVING COURTYARD KITCHEN UTILITY COURTYARD COURTYARD LIVING COURTYARD UTILITY LIVING BEDROOM 2 BEDROOM 2 BALCONY LIVING LIVING COURTYARD KITCHEN BEDROOM

BEDROOM

LIVING KITCHEN COURTYARD

LIVING

COURTYARD BEDROOM BEDROOM BEDROOM 2 MASTER BEDROOM MASTER BEDROOM B AT H R O O M BEDROOM BEDROOM KITCHEN BEDROOM UTILITY UTILITY B AT H R OOM

LIVING

COURTYARD

BEDROOM

KITCHEN COURTYARD BEDROOM BALCONY LIVING BALCONY UTILITY

LIVING

BEDROOM

KITCHEN

RATED FIRE BEDROOM RATEDFIRE STAIR CORESTAIR CORE

BEDROOM 2 BEDROOM 2 BALCONY BALCONY B AT HLIVING RBALCONY OOM

FIRST FLOOR SECOND FLOOR SECOND FLOOR FIRST FLOOR PROPOSED FF PLAN FIRST FLOOR FIRST FLOOR COURTYARD COURTYARD BEDROOM

LIVING MASTER BEDROOM B ATBEDROOM HROOM BEDROOM BEDROOM COURTYARD KITCHEN KITCHEN LIVING KITCHENLIVING LIVING BEDROOM UTILITY FIRE RATED STAIR CORE UTILITY FIRE RATED STAIR CORE UTILITY BEDROOM BEDROOM LIVING BEDROOM BEDROOM 2 KITCHEN MASTER BEDROOM COURTYARD COURTYARD BEDROOM MASTER BEDROOM BEDROOM 2 COURTYARD BEDROOM 2 BALCONY COURTYARD COURTYARD BEDROOM BEDROOM B AT H R O O M BEDROOM LIVING BEDROOM FIRE RATED STAIR CORE COURTYARD COURTYARD BEDROOM BALCONY BALCONY KITCHEN BEDROOM BEDROOM BEDROOM BEDROOM RATED FIRE RATEDFIRE STAIR CORESTAIR CORE FIRE RATED STAIR CORE COURTYARD COURTYARD BEDROOM B AT H R O O M BALCONY BALCONY BEDROOM OFFICE KITCHEN KITCHEN LIVING LIVING BEDROOM FIRE RATED STAIR CORE LIVING BEDROOM BEDROOM B ATBEDROOM HROOM BEDROOM UTILITY KITCHEN KITCHEN KITCHEN MASTER BEDROOM LIVING BEDROOM BEDROOM 2 BEDROOM MASTER BEDROOM BEDROOM MASTER BEDROOM BEDROOM B ATBEDROOM HR OO M UTILITY COURTYARD UTILITY KITCHEN COURTYARD KITCHEN COURTYARD BEDROOM BEDROOM COURTYARD BEDROOM BEDROOM B AT H R O O M OFFICE UTILITY 2 BEDROOM BEDROOM OFFICE UTILITY BEDROOM 2 COURTYARD COURTYARD BEDROOM BALCONY COURTYARD COURTYARD BEDROOM LIVING BEDROOM BEDROOM FIRE RATED STAIR CORE BEDROOM 2 BEDROOM BEDROOM 2 RATED FIRE RATEDFIRE STAIR CORESTAIR CORE COURTYARD FIRE RATED STAIR CORE BALCONY BEDROOM COURTYARD BEDROOM COURTYARD B AT H R O O M BEDROOM B AT HLIVING ROOM BEDROOM BEDROOM KITCHEN BEDROOM COURTYARD COURTYARD LIVING BEDROOM BEDROOM BEDROOM COURTYARD BEDROOMBEDROOM B AT HLIVING RKITCHEN OOM BEDROOM FIRE RATED STAIR CORE BEDROOM BEDROOM COURTYARD COURTYARD LIVING B AT H R O OMASTER M BEDROOM LIVING UTILITY KITCHEN LIVING KITCHEN COURTYARD BEDROOM BEDROOM COURTYARD BEDROOM BEDROOM B ATBEDROOM H R O O M LIVING FIRE LIVING RATED STAIR CORE COURTYARD COURTYARD OFFICE UTILITY 2 BEDROOM BEDROOM MASTER B ATBEDROOM H R O O M BEDROOM BEDROOM OFFICE MASTER OFFICE COURTYARD BEDROOM KITCHEN BEDROOM BEDROOM COURTYARD COURTYARD BEDROOM LIVINGRATED MASTER BEDROOM 2 BEDROOM FIRE STAIR CORE MASTER BEDROOM LIVING FIRE RATED STAIR CORE BEDROOM COURTYARD BEDROOM B ATBEDROOM HROOM B AT H R O O M BEDROOMBEDROOM BEDROOM KITCHEN BEDROOM BEDROOM FIRE RATED STAIR CORE BEDROOM BEDROOM BEDROOM BEDROOM COURTYARD LIVING BEDROOM RATED B AT H R O O M FIRE COURTYARD RATEDFIRE STAIR CORESTAIR CORE KITCHEN BEDROOM COURTYARD COURTYARD COURTYARD COURTYARD LIVING LIVING BEDROOM BEDROOMBEDROOM LIVING COURTYARD BEDROOM BEDROOM BEDROOM FIRE RATED STAIR CORE BEDROOM B AT HLIVING ROOM FIRE RATED STAIR CORE LIVING FIRECORE RATED STAIR CORE FIRE RATED STAIR BEDROOM BEDROOM COURTYARD COURTYARD BEDROOM LIVING BEDROOM BEDROOM KITCHEN B ATLIVING H R O O BEDROOM M COURTYARD COURTYARD BEDROOM KITCHEN BEDROOM B AT HROOM MASTER BEDROOM COURTYARD OFFICE BEDROOM B AT HFIRE R O O MRATED STAIR CORE COURTYARD COURTYARD BEDROOM LIVING LIVING BEDROOM BEDROOM STAIR CORE B AT H R O O MFIRE RATED MASTER COURTYARD COURTYARD BEDROOM BEDROOM KITCHEN BEDROOM B AT HROOM KITCHEN COURTYARD BEDROOM OFFICE FIRE RATED STAIR CORE BEDROOM BEDROOM OFFICE BEDROOM LIVING BEDROOM BEDROOM KITCHEN COURTYARD KITCHEN COURTYARD COURTYARD COURTYARD KITCHEN B AT H R O OBMAT H R O O MFIRE RATED STAIR CORE FIRE COURTYARD RATED STAIR CORE OFFICE COURTYARD OFFICE LIVING COURTYARD KITCHEN BEDROOMBEDROOM COURTYARD LIVING COURTYARD COURTYARD FIRE RATED STAIR CORE FIRECORE RATED STAIR CORE STAIR BEDROOM BEDROOM B ATBEDROOM HFIRE R O O MRATED LIVING COURTYARD LIVING KITCHEN KITCHEN COURTYARD COURTYARD LIVING FIRE RATED STAIR CORE BEDROOMBEDROOM BEDROOM BEDROOM B ATBEDROOM HROOM LIVING KITCHEN COURTYARD COURTYARD LIVING BEDROOM FIRE RATED STAIR CORE COURTYARD COURTYARD COURTYARD B AT H R O O M BEDROOM LIVING LIVING COURTYARD COURTYARD BEDROOM KITCHEN BEDROOMFIREBEDROOM LIVING OFFICE LIVING RATED STAIR CORE COURTYARD COURTYARD BEDROOM FIRE RATED STAIR CORE COURTYARD COURTYARD COURTYARD KITCHEN KITCHENFIRE RATED STAIR BEDROOM CORE OFFICE BEDROOM BEDROOM COURTYARD KITCHEN FIRE RATED STAIR CORE B AT HLIVING ROOM COURTYARD COURTYARD KITCHEN BEDROOM COURTYARD COURTYARD FIRE RATED STAIR CORE COURTYARD BEDROOM KITCHEN BEDROOM COURTYARD KITCHEN COURTYARD BEDROOM FIRESTAIR RATED STAIR CORE B AT HLIVING ROOM FIRE RATED CORE BEDROOM BEDROOM COURTYARD COURTYARD COURTYARD COURTYARD KITCHEN LIVING KITCHEN BEDROOM BEDROOM COURTYARD KITCHEN KITCHEN BEDROOM BEDROOM B AT H R O O M FIRE RATED STAIR CORE COURTYARD COURTYARD BEDROOM BEDROOM LIVINGLIVING COURTYARD KITCHEN BEDROOM LIVING BEDROOM BEDROOM COURTYARD COURTYARD BEDROOM FIRE RATED STAIR CORE LIVING COURTYARD BEDROOM B AT H R O O M BEDROOM KITCHEN BEDROOM BEDROOM BEDROOM FIRE RATED STAIR CORE BEDROOM BEDROOM COURTYARD LIVING B AT H R O O M KITCHEN COURTYARD COURTYARD COURTYARD BEDROOM COURTYARD BEDROOM BEDROOM BEDROOM BEDROOM B AT H R O O M COURTYARD LIVING COURTYARD FIRE RATED STAIR CORE COURTYARD COURTYARD COURTYARD BEDROOM KITCHEN B AT H R O O M KITCHEN KITCHEN KITCHEN BEDROOM B AT H R O O M COURTYARD FIRE RATED STAIR CORE LIVING COURTYARD COURTYARD LIVING B AT H R O O M KITCHEN B AT H R O O M FIRE RATED STAIR CORE LIVING BEDROOM LIVING LIVING B AT H R O O M KITCHEN COURTYARD COURTYARD LIVING BEDROOM LIVING LIVING BEDROOM

BEDROOM

COURTYARD BEDROOM

OFFICE

AXO BACK

BEDROOM

LIVING BEDROOM

PROPOSED BACK AXO AXO BACK AXO BACK

6 6 6 66

BEDROOM

KITCHEN

BALCONY BALCONY

COURTYARD

KITCHEN

KITCHEN COURTYARD KITCHEN LIVING LIVING COURTYARD KITCHEN LIVING LIVING COURTYARD LIVING COURTYARDKITCHEN LIVING COURTYARD

KITCHEN

BEDROOM

LIVING

COURTYARD

KITCHEN

KITCHEN LIVING

SECOND FLOOR

PROPOSED FRONT AXO AXO FRONT AXO FRONT

AXO FRONT

COURTYARD

COURTYARDLIVING

COURTYARD

FIRE BEDROOM BEDROOM BEDROOM LIVING KITCHEN COURTYARD LIVING FIRE RATED STAIR CORE KITCHEN BEDROOMFIRE LIVING COURTYARD FIRE RATED STAIR CORE KITCHEN KITCHEN FIRE COURTYARD FIRE RATED STAIR CORE KITCHEN KITCHEN LIVING FIRE COURTYARD COURTYARD BEDROOM KITCHEN

COURTYARD

KITCHEN

COURTYARD

KITCHEN COURTYARD

KITCHEN LIVING

DINING LIVING

SECOND PROPOSED 2FFLOOR PLAN SECOND FLOOR KITCHEN DINING

KITCHEN KITCHEN

N ROOM / UTILITY S U N ROOMS/ UUTILITY

RATED STAIR CORE BEDROOM BEDROOM RATED STAIR CORE BEDROOM RATED STAIR CORE RATED STAIR CORE

BACK 3 BACK PROPOSED BACK

COURTYARD

DINING

KITCHEN

COURTYARD

BEDROOM BEDROOM

SECOND FLOOR SECONDTHIRD FLOOR FLOOR DINING

KITCHEN

COURTYARD COURTYARD

KITCHEN

COURTYARD COURTYARD

LIVING

KITCHEN

COURTYARD

KITCHEN

FIRE RATED STAIR CORE BEDROOM LIVING

LIVING KITCHEN

COURTYARD

KITCHEN

COURTYARD KITCHEN KITCHEN

COURTYARD

BACK

THIRD FLOOR LIVING

KITCHEN LIVING DINING

S U N ROOM / UTILITY

COURTYARD COURTYARD LIVING BEDROOM BEDROOM BEDROOM

COURTYARD LIVING

DINING BEDROOM

N ROOM / UTILITY S U N ROOMS/ UUTILITY COURTYARD

LINK-DETACHED HOUSES WITH GARDENS BACK-TO-BACK

RATED FIRE RATEDFIRE STAIR CORESTAIR CORE

COURTYARD

LIVING

1 1 1 1 1 >>T STUDY 1

SIDE

44 55 4TEST 5 TESTSTU ST TEST STUDY 4

LIVING ROOM

BEDROOM

KITCHEN BEDROOM

KITCHEN

UDIES

SIDE

LIVING ROOM

COURTYARD

CLOAK

KITCHEN

LIVING

COURTYARD

KITCHEN

IDE DE

LINK-DETACHED LINK-DETACHED HOUSES HOUSES WITH GARDENS BACK-TO-BACK WITH GARDENS BACK-TO-BACK

33 3

STUDY

2 2 2 2 2 2 2 2 STUDY 2 STUDY STUDY 2 2

TEST STUDY TEST STUDY 4 4

Courtyard housing has been identified as an appropriate typology for housing within “designated densification zones” since it provides a means to push density as development is more compact with dwellings being closer together. It also a typology which facilitates multi-generational living as proved in eastern1and middle-eastern countries, as courtyards can be shared by multiple dwellings are therefore 1 users. Hence, different generations can benefit on the one hand from independence (by having their 1 1 own dwellings) and one the other hand from codependence (as signifies by the connection brought GROUND FLOOR GROUND FLOOR about by the courtayrd. The following test study shows the transformation of four terraced houses into TOP TOP a cluster of 12 multi-generational dwellings with 8 courtyards/terraces* between them. GROUND FLOOR

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KITCHEN

KITCHENDINING KITCHEN KITCHEN

LIVING COURTYARD

THIRD FLOOR BEDROOM DINING LIVING DINING KITCHEN BEDROOM

COURTYARD COURTYARD

LIVING LIVING LIVING COURTYARD COURTYARD COURTYARD COURTYARD BEDROOM

COURTYARD

KITCHEN BEDROOM DINING

S U N ROOM / UTILITY N ROOM / UTILITY S U N ROOMS/ UUTILITY

BEDROOM DINING BEDROOM COURTYARD

BEDROOM BEDROOM

KITCHEN KITCHEN DINING

KITCHEN

DINING

KITCHEN

LIVING COURTYARD

LIVING

DINING

COURTYARD

DINING COURTYARD LIVING KITCHEN KITCHEN BEDROOM KITCHEN COURTYARD LIVING KITCHEN LIVING COURTYARD COURTYARD DINING DINING COURTYARD BEDROOM LIVING LIVING LIVING COURTYARD KITCHEN COURTYARD COURTYARD BEDROOM BEDROOM KITCHEN DINING LIVING S U N ROOM / UTILITY COURTYARD COURTYARD KITCHEN DINING BEDROOM KITCHEN LIVING KITCHEN S U N ROOM / UTILITY COURTYARD S U N ROOM / UTILITY DINING DINING BEDROOM KITCHEN KITCHEN DINING N ROOM / UTILITY KITCHEN COURTYARD S U N ROOMS/ UUTILITY LIVING DINING LIVING LIVING COURTYARD BEDROOM DINING KITCHEN COURTYARD COURTYARD COURTYARDLIVING COURTYARD LIVING COURTYARD DINING DINING KITCHEN LIVING COURTYARD BEDROOM COURTYARD BEDROOM COURTYARD COURTYARD KITCHEN LIVING DINING KITCHEN COURTYARD LIVING COURTYARD COURTYARD KITCHEN COURTYARD S U N ROOM / UTILITY BEDROOM KITCHEN BEDROOM DINING KITCHEN STUDY S U N ROOM / UTILITY LIVING LIVING COURTYARD BEDROOM DINING KITCHEN KITCHEN BEDROOM LIVING COURTYARD KITCHEN BEDROOM LIVING BEDROOM COURTYARD DINING COURTYARD CLOAK DOUBLE GARAGE LIVING BEDROOM LIVING ROOM KITCHEN LIVING COURTYARD

TEST STUDY 4

COURTYARD COURTYARD COURTYARD

DINING KITCHEN

BEDROOM BEDROOM

KITCHEN

BEDROOM

LIVING

LIVING ROOM

COURTYARD

BEDROOM

STUDY

KITCHEN

BEDROOM

COURTYARD

KITCHEN

LIVING ROOM

DINING BEDROOM KITCHEN

CLOAK

GROUND FLOOR KITCHEN BEDROOM

STUDY

LIVING

COURTYARD DINING LIVING KITCHEN COURTYARD DINING LIVING

BEDROOM LIVING ROOM DINING

ROOF LIGHT

BEDROOM

KITCHEN

COURTYARD

COURTYARD LIVING

DINING LIVING COURTYARD LIVING DINING

KITCHEN DINING BEDROOM

LIVING

DOUBLE GARAGE

LIVING

COURTYARD LIVING LIVING

BEDROOM

KITCHEN

FIRE RATED STAIR CORE

COURTYARD

LIVING

LIVING COURTYARD LIVING

LIVING DINING BEDROOM

BEDROOM KITCHEN BEDROOM DINING KITCHEN BEDROOM BEDROOM

COURTYARD KITCHEN LIVING

PROPOSED 3F PLAN LIVING

KITCHEN BEDROOM

KITCHEN

DOUBLE GARAGE

KITCHEN

KITCHEN BEDROOM LIVING ROOM

CLOAK

THIRD FLOOR THIRD FLOOR THIRD THIRD FLOOR FLOOR

FIRE RATED STAIR CORE

LIVING KITCHEN

KITCHEN

BEDROOM

STUDY KITCHEN COURTYARD

BEDROOM

CLOAK

LIVING

BEDROOM

LIVING LIVING

BEDROOM

LIVING ROOM

BEDROOM

COURTYARD

B AT H R O O M

KITCHEN

BEDROOM

COURTYARD

KITCHEN

COURTYARD

ROOF LIGHT

KITCHEN

LIVING COURTYARD

PROPOSEDTOP ROOF PLAN

BEDROOM

CLOAK

DOUBLE GARAGE

FIRE RATED STAIR CORE

KITCHEN

COURTYARD

FIRE RATED STAIR CORE

KITCHEN

FIRE RATED STAIR CORE

COURTYARD

LIVING

FIRE RATED STAIR CORE

COURTYARD COURTYARD COURTYARD

COURTYARD

LIVING ROOF LIGHT MASTER KITCHEN

DINING

LIVING

ROOF LIGHT KITCHEN COURTYARD COURTYARD MASTER BEDROOM

BEDROOM

COURTYARD UTILITY

COURTYARD

LIVING

MASTER COURTYARD BEDROOM

KITCHEN

LIVING

LIVING MASTER

LIVING

COURTYARD BEDROOM

LIVING

BEDROOM

COURTYARD

DINING

KITCHEN

COURTYARD COURTYARD

COURTYARD

KITCHEN

COURTYARD KITCHEN

LIVING

BEDROOM

MASTER

COURTYARD BEDROOM COURTYARD KITCHEN LIVING

LIVING COURTYARD COURTYARD

COURTYARD HOUSING 1 - SECTION A-A 1:100 UTILITY

LIVING

MASTER COURTYARD BEDROOM MASTER COURTYARD BEDROOM MASTER BEDROOM COURTYARD MASTER KITCHEN BEDROOM

UTILITY

FA M I LY B AT H R O O M MASTER BEDROOM

LIVING

GUEST SUITE COURTYARD

UTILITY MASTER BEDROOM

BEDROOM 3 FA M I LY B AT H R O O M

COURTYARD

LIVING LIVING LIVING

LIVING COURTYARD

BEDROOM

LIVING

LIVING COURTYARD BEDROOM 4 COURTYARD MASTER COURTYARD LIVING ENSUITE MASTER BEDROOM

COURTYARD BEDROOM COURTYARD MASTER LIVING MASTER BEDROOM COURTYARD COURTYARD BEDROOM MASTER KITCHEN BEDROOM MASTER UTILITY BEDROOM

LIVING

COURTYARD

MASTER COURTYARD LIVING MASTER BEDROOM

COURTYARD

MASTER BEDROOM BEDROOM 2 MASTER BEDROOM 4

BEDROOM

FIRE RATED STAIR CORE

MASTER LIVING COURTYARD BEDROOM MASTER MASTER KITCHEN BEDROOM BEDROOM COURTYARD LIVING COURTYARD MASTER LIVING BEDROOM MASTER BEDROOM MASTER COURTYARD LIVING BEDROOM ENSUITE MASTER MASTER COURTYARD BEDROOM BEDROOM

LIVING

BEDROOM 3

COURTYARD BEDROOM 4

MASTER BEDROOM MASTER COURTYARD MASTER BEDROOM BEDROOM

BEDROOM 2

GUEST SUITE

BEDROOM COURTYARD MASTER MASTER BEDROOM BEDROOM

FIRE RATED STAIR CORE

FA M I LY BBEDROOM AT H R O O M 3

GUEST SUITE FIRE RATED STAIR CORE

ENSUITE COURTYARD MASTER BEDROOM COURTYARD MASTER

BEDROOM 4 BEDROOM 2 FA M I LY COURTYARD B AT H R O O M

MASTER BEDROOM ENSUITE BEDROOM 4 MASTER BEDROOM MASTER BEDROOM

GUEST SUITE

MASTER MASTER BEDROOM BEDROOM

BEDROOM 3

COURTYARD BEDROOM 2 BEDROOM 3

KITCHEN

BEDROOM 2

FIRE RATED STAIR CORE FIRE RATED STAIR CORE COURTYARD LIVING

COURTYARD COURTYARD

KITCHEN

COURTYARD LIVING KITCHEN

COURTYARD LIVING

BALCONY

KITCHEN KITCHEN

KITCHEN

COURTYARD UTILITY

LIVING COURTYARD

COURTYARD BEDROOM 2

LIVING

BALCONY MASTER BEDROOM

KITCHEN FIRE RATED STAIR CORE COURTYARD

UTILITY BALCONY

BEDROOM 2

LIVING LIVING

LIVING

FIRST FLOOR FA M I LY B AT H R O O M

LIVING LIVING

MASTER COURTYARD BEDROOM

GUEST SUITE

LIVING

LIVING LIVING COURTYARD LIVING COURTYARD LIVING COURTYARD LIVING COURTYARD LIVING

MASTER BEDROOM ENSUITE LIVING

LIVING

MASTER LIVING BEDROOM

LIVING

MASTER LIVING BEDROOM

LIVING

MASTER MASTER BEDROOM BEDROOM

LIVING

TEST STU

LIVING

LIVING BEDROOM

LIVING ROOM

BEDROOM

COURTYARD

LIVING

BEDROOM LIVING

BEDROOM COURTYARD BEDROOM

FIRE DOUBLE RATED STAIR CORE GARAGE LIVING

COURTYARD

ROOF STUDY LIGHT

B AT H R O O M

COURTYARD

LIVING

BEDROOM

COURTYARD

LINK-DETACHED HOUSES WITH GARDENS BACK-TO-BACK

AXO BACK

DEVELOPMENT PLANPLAN DZ1 DEVELOPMENT TWO KEY DEVELOPMENT DRIVERS Text here

To kick start the development of “designated densification zones” two key development drivers have been divised that will be tested in pilot development, DZ1; (1) a SIPs factory where the components of the development can be manufactured on site, and (2) a Pub / Planning Room / Show Homes / Temporary Accommodation - where the development can be designed to completion. By bringing these elements on to the site, the intentions is to bring the typically seperate processes of design, manufacture, construction, and promotion together. Futhermore, the buildings that house these elements will serve long-term functions in additions to those in the short-term up to the completion of the development.

SHORT-TERM (DURING CONSTRUCTION) SIPs FACTORY / LIGHT INDUSTRIAL WAREHOUSE LONG-TERM (POST-COMPLETION) MULTI-STORY CAR PARK (FOR CAR SHARE) While structual insulated panels (SIPs) can be bought off the shelf from specialist SIPs manufactures within the UK, due to the nature of the national densification scheme, it is considered that while it would require significant up-front investment, it would be more cost effective in the long-term to set up a moveable SIPs FACTORY that could move from development to development. In Lower Earley, DZ1 is only the first of four “designated densification zones”. Following the arrival of the SIPs factory the first thing to be built would be a community pub which would also serve a series of otehr functions. (1) The Community Pub third places are vital to the life of any community and the heart of social interaction. (2) The Planning Room - the Farrell Review recommend that “every town and city should have an “urban room” where the past, present, and future of that place can be explored. As an extension of the community pub, the planning room would provide a forum where the overall planning of the desification zone has be discussed, and individual residents can plan their own homes with the community architect. (3) Show Homes - a cluster of dwellings built above and around the community pub and planning room give future residents a preview. (4) At the same time, they can be used as temporary accommodation for existing residents whilst their homes are being wrapped in insulation and the new dwellings are erected above them. SHORT-TERM (DURING CONSTRUCTION) PUB / PLANNING ROOM/ 5 SHOW HOUSES / TEMPORARY ACCOMMODATION LONG-TERM (POST-COMPLETION) PUB / PLANNING ROOM / 5 DWELLINGS

SIPs HOUSING SYSTEM STRUCTURE

SIPs share the same structural properties as an I-beam or I-column. The rigid insulation core of the SIP acts as a web, while the sheathing fulfils the function of the flanges.

WHY SIPs? SIPs = Structural Insulated Panels The Structural Insulated Panel Association state that “Structural insulated panels (SIPs) are a high performance building system for residential and light commercial construction.”

(1) SIMPLICITY: the ALL-IN-ONE nature of SIPs makes construction relatively simple they can be used as floor, wall, and roof and combine several components of conventional building, such as studs and joists, insulation, vapour barriers, and air barriers, etc into one system. Furthermore SIPs are lightweight making them easier and quicker to assemble on site. SIPs are therefore appropriate for self-build projects.

(2) TIME: the STANDARDISED AND PREFABRICATED nature of SIPs mean that construction

times can be greatly reduced. Often the exterior building envelope can be built very quickly (within day for small buildings).

(3) CUSTOMISATION AND FLEXIBILITY: the intention is to develop a new

SIPs system that includes CATALOGUE OF SIPs COMPONENTS that future occupants can chose from to customise their own home and thus enable self-provision of a large scale (i.e. housing on an ikea model)

TECHNICAL STUDY (P) FIRE STRATEGY SITE PLAN @ 1:2500 SHOWING LOCATION IN RED

FLOOR PLANS PLANS @ @ 1:200 1:200 GROUND FLOOR PLAN

A PL

COMMUNITY COURTYARD

BOH

COMM

UNITY

PUB

GUEST BEDROOM

EXISTING HOUSE MASTER BEDROOM

SHARED COURTYARD

P R IVAT E D FO R ACTIVE WELLING THIRD AGER

FIRST FLOOR PLAN MASTER BEDROOM

BEDROOM 3 BEDROOM 2

COMMUNITY PUB TERRACE

FAMILY ROOM

MASTER BEDROOM

BEDROOM 2

MASTER BEDROOM

FAMILY ROOM

PRIVATE TERRACE EXISTING HOUSE

SECOND FLOOR PLAN LIVING + KITCHEN + DINING

SHARED TERRACE

LIVING + KITCHEN + DINING SHARED TERRACE LIVING + KITCHEN + DINING

LOFT SPACE OF EXISTING HOUSE HAS POTENTIAL TO BE CONVERTED FOLLOWING CONSTRUCTION OF NEW DWELLINGS ABOVE

KEY 30 minute fire rated staircase and/or lobby 30 minute fire door 60 minute fire wall between dwellings/uses

COSTING

COST ESTIMATES

The following cost estimates are based on Spon’s First Stage Estimating Handbook, Chapter 1, which lists costs per square metre for various buliding types. While a range is typically provided, mean rates have been used for the purpose of these estimates.

RESIDENTIAL BUILDINGS PUBLIC HOUSING, HOUSES, SEMI-DETACHED: 800-1000 £/m2 LEISURE FACILITIES PUBLIC HOUSES: 1200-1550 £/m2 COMMUNITY CENTRES: 1100-1300 £/m2 ----------------------------------------------------------------------------SUPPORT FOR ABOVE INFILL + EXTERNAL INSULATION

3 BEDROOM DWELLING 165m2 @ 900 £/m2 = £148,500

£TBC

COMMUNITY PUB

PLANNING ROOM

90m2 @ 1375 £/m2 = £123,750

110m2 @ 1200 £/m2 = £132,000

1 BEDROOM DWELLING

2 BEDROOM DWELLING

3 BEDROOM DWELLING

1 BEDROOM DWELLING

62m2 @ 900 £/m2 = £55,800

120m2 @ 900 £/m2 = £108,000

TOTAL COST = £730,500

108m2 @ 900 £/m2 = £97,200

75m2 @ 900 £/m2 = £67,500

AVERAGE UNIT COST = £104,360

ECONOMICS

INTERNAL FUNDING SOURCES EXISTING DZ1 RESIDENTS

FUTURE DZ1 RESIDENTS

- Disposable incomes of middle income families. - Sale of land shares. - Third agers downsizing to release capital (which may be passed down to younger generations). - Sale of community shares invested in by wider Lower Earley community.

OTHER LOWER EARLEY RESIDENTS

- New familities purchasing existing family homes sold by third-agers at market rates. - Yound adults buying new dwellings at cost price.

- Third-agers (or those approaching the third-age will be encouraged to invest in land shares as an alternative or supplement to a standard pension. - Residents will invets in community shares and thus become part owner in a community benefit enterprise (essentially a form of crowdfunding).

COMMUNITY LAND TRUST

CO-HOUSING GROUP DEVELOPS HOUSING

COMMUNITY BENEFIT ENTERPRISE DEVELOPS COMMUNITY FACILITIES

EXTERNAL FUNDING SOURCES HOMES AND COMMUNITIES AGENCY

COMMUNITY RIGHT TO BUILD

HCA is the main provider of subsidy for affordable housing in the UK, offering grants of up to £20,000 per new unit if HCA criteria is met including the Code for Sustainable Homes, and meeting HCA Housing Quality Indicators.

NATIONAL CLT TRUST

The community led project support programme broadens the scope of the original community right to build programme which provided an alternative way for communities to deliver the development they want - where the benefits of the development will be retained by the community for the community.

The National Community Land Trust Fund is administer by the National CLT Network and offers grants of up to £5000 for set up costs and short term loans of up to £300,000.

LAND VALUE TAXATION Land Value Taxation is a method of raising public revenue by means of an annual charge on the value of land. “Land” is defined at the site alone, not counting any improvements. The valuation would be based on market evidence, in accordance with the optimum use of the land within the planning regulations. If the current planning restrictions on the use were altered, the site would be reassessed In Progress and Poverty, Henry George discusses how the building of a community increases the value of land, and argues that the economic rent of land should be shared equally by the people of a society rather than being owned privately. George held that people own what they create, but that natural resources, most importantly land, belong equally to all.

SEPERATION OF LAND AND HOUSE VALUES The economic model proposed in the development of “designated densification zones” is therefore based on the principles of land value taxation. The value of any property is assessed and split based on that assessment, seperating the value of the land itself from the value of the house and any other improvements. Land values from multiple properties within a community can then be combined, with each owner retained land shares. These can then be sold to raise capital for futher development, which will in turn will push up the value of the land.

DZ1 DEVELOPMENT STRATEGY

SALE OF LAND SHARES STEP 3

£100,000 worth of shares are sold to a Community Land Trust

STEP 1

seperate values of HOUSE + LAND

£300,000 split HOUSE £100,000

LAND £200,000

EXISTING HOUSE OWNERS ACCOUNTS (1) Existing house depreciates in value by 25%. New value £75,000. (2) Still owns £100,000 worth of shares. (3) And has raised £25,000 in cash. (4) Also owns a new dwelling with a ﬁxed resale value of £125,000. therefore making proﬁt of £25,000.

STEP 4

CLT develops the land, adding an additional 3 dwellings for £75,000 each (build cost)

hence the ownership of the land switches from freehold to shared ownership

STEP 2

divide ownership of land into shares which are oﬀered for sale to raise capital

STEP 5

2 of the new dwellings are sold at cost price for £125,000 each, the third is sold back to the house owner at build cost only for £75,000 raising £325,000

CLT ACCOUNTS (1) £100,000 spent on land shares (2) £225,000 spent on building work (3) £325,000 raised from sales therefore breaking even. Land shares worth £50,000 are transfered to each the owners of the new dwellings (excluding the one bought by the original owner

MATERIALS

ZINC CLADDING WITH STANDING SEAMS Zinc cladding has been chosen mainly due to its long-term benefits: Long Life span: Zinc has an exceptionally long lifespan and has been successfully used for almost two centuries. Zinc roofs can last over 100 years in many areas. Low maintenance material: In addition to its long life span, zinc is a low maintenance material. Zinc continues to build a protective layer (patina) over time and will self repair imperfections or scratches. Zinc is 100 % recyclable: Zinc is also beneficial at the end of its useful life as is 100% recyclable.

VERTICAL STANDING SEAMS AND VERTICAL TIMBER

CONTRAST The intention is that the black zinc cladding will provide a distinct constrast with the brick of the existing houses. Furthermore, the ability for zinc to wrap from roof to wall give the budliings a clear identiy. To complement the verticality of the zinc standing seams vertical timber boarding is proposed. White render is also proposed to reflect natural light to ensure a bright public realm, as promoted by Peter Barder of Peter Barber Architects and strikingly employed in their Donny Brook housing development.

RED TIMBER

BLACK ZINC

WHITE RENDER

3D VISUALISATION

BANDING OF MATERIALS The visualisation above shows how the three materials/colours are banded to created visual interest and stimulous with the intention of creating moments of architectural delight as achieved by Alison Brooks Architect in their Newhall housing development.

ZINC/TIMBER PRECEDENT BY PASEL KUENZEL ARCHITECTS