FUTURE CHRISTCHURCH V4.4 worker’s housing: transitioning to a second-life Mona Fasihah Ibrahim
Workers’ Housing: Transitioning to a Second-Life
Mona Fasihah Ibrahim
A thesis submitted in fulfilment of the requirements for the degree of Master of Architecture (Professional) in Architecture, The University of Auckland, 2013
4 l Workers’ Housing : Transitioning to a Second-Life
Acknowledgements Bismillahirrahmanirrahim, Alhamdulillah, my greatest praise be to Allah. My deepest gratitude to my parents for their incomparable love, they have been the real reason and inspiration throughout all the years, the entire family for the support and care. Special thanks to all my lecturers, professors and supervisors that believed in me from the very beginning – Camia Young and Chris Barton for discovering my hidden potential. Also my friends and studiomates who have always been there through thick and thin. My colleagues, the Future Christchurch V4 group – Sarah Al-anbuky, Rex Braganza, Joo Kim, Jin Kyung Janice Lee, Yin Wah Yvonne Mak and Wenzuo Zody Yi, it has been a great year together. I am truly honoured, and blessed to be here surrounded by every single one of you. This would be an understated gesture but I sincerely thank you.
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Table of Contents Abstract Introduction Chapter 01: Background Studies 1.1 Demographics 1.2 Statistics 1.3 History of Worker Housing 1.4 Precedents: The Good and The Bad 1.5 Christchurch Now Chapter 02: Customising Second-Life 2.1 Prefab: Mass Production vs. Mass Customisation 2.2 The Second-Life Chapter 03: Design Proposition 3.1 Urban Design Strategies 3.2 Architectural Strategies Conclusion List of Figures Bibliography Appendices
7
The Canterbury Employment and Skills Board has expected there will be approximately 36,000 workers coming to Christchurch to help with the rebuild in the following 10-15 years. In housing terms, that number roughly equates to 15,000 new households. The lack of accommodation has become a crisis for workers and their families moving into the city. The current plan is to house these workers in “migrant workers’ camps or working men’s villages” in central Christchurch. This thesis investigates how the design of temporary housing for the workers can be integrated into the community, making it a place where there is a sense of dignity and pride. It explores what the worker housing community can potentially be, shaping it into a more productive environment and following the adage that, “happy workers are productive workers”. The aim is to create an environment that could motivate the workers, not only benefiting the workers themselves but also their employers.
8 l Workers’ Housing : Transitioning to a Second-Life
Abstract Research covers the use of prefabrication techniques in designing housing for the workers and extends into the notion of mass customisation to give opportunity for the workers to express their identity and to adapt the units to suit their own lifestyle. The aim of this research is to give workers the freedom to personalize their own space, so that they will feel like their new house is like a home.
The research proposes three second life exemplars and tests one by a detailed design. Exemplar 01 is a backpacker hostel in Bangor St, Christchurch Central (inner city site); Exemplar 02 is a live-and-work building next to Eastgate Shopping Centre, Linwood (integrated site); Exemplar 03 is community housing in Farnborough St, Aranui (residential development site).
Prefabrication also plays a part in the second life of the building - the reconfiguration of the structure to adapt to a future use - when the workers have left.
Taking Exemplar 01 to be further developed, the design research shows that the design of the worker housing (first life) and the backpacker hostel (second life) need to be predetermined in the early design stage. Internal walls that can be rearranged are the essence of the transition of this proposal. The wall panels are designed to be mass-produced in a few varieties, allowing for mass-customisation.
The thesis looks on what will happen to the worker housing after the 10-15 years of “rebuild� period, whether or not the temporary housing units become permanent, or whether the housing units be recycled or reused – looking at their second life. It will be the first for Christchurch and will also benefit the workers.
Introduction l 9
Introduction According to the Christchurch City Three Year Plan, 36,000 workers are expected to arrive for the rebuilding of Christchurch.1 It is estimated that 15,000 houses are needed for them.2 University of Canterbury (UC) research has found that a shortage of accommodation for construction workers is likely to be a major constraint to the rebuilding.3 “Christchurch needs the workers, otherwise we will be here 20 years down the track without a rebuild. We’ve got the coin to actually do it, and we’re excited to be the first consented workers’ accommodation in Christchurch.” Artmatic Holdings director Jason Whitelaw said his company had decided to “build it [Riccarton Workotel] and they will come.”4 So this raises the question of where and how to house the workers? Prefabrication is a quick and inexpensive method of delivering shelter.5 Prefabrication can potentially offer more for less: more quality for less time at site, more known outcomes and less unknowns, and potentially more energy 1 Christchurch City Council, “Christchurch City Three Year Plan 201316 (Draft) Christchurch Ōtautahi Volume 1 of 2 ,” Christchurch City Council, http://resources.ccc.govt.nz/files/ltccp/TYP2013/Volume1/ CHCHThreeYearPlan2013Volume1.pdf (accessed March 20, 2013). 2 Biran He, “Future Christchurch: An Adaptable Housing Solution” (M.Arch
(Prof.), The University of Auckland), 64. 3 Canterbury University, “Lack of Accommodation A Major Constraint to the Rebuild,” http://www.rebuildchristchurch.co.nz/blog/2013/4/lack-ofaccommodation-a-major-constraint-to-the-rebuild (accessed March 7, 2013). 4 Liz McDonald, “New Workers’ Village for Christchurch Corner,” The Press, http://www.stuff.co.nz/the-press/business/8539010/New-workers-village-forChurch-Corner (accessed March 12, 2013). 5 Bell, Pamela, and Mark Southcombe, Kiwi Prefab: Cottage to Cutting Edge, 1st ed., Vol. 1 (New Zealand: , 2012).
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efficiency for less resource use.6 However, the main advantage is increased control over manufacturing and construction conditions, creating higher labour, materials, machinery and subtrades. Remedial work can be carried out before the product leaves the factory floor.7 Because it is factory-made, it does not require a lot of labour. And the workers that will be arriving can just focus on the re-build without disrupting the existing workers who are doing works in repairing or rebuilding to build the workers accommodation. Prefabrication has been used since the early 1900s to house workers. In the 10 years the Railway Settlement scheme operated, over 1,300 houses were produced, along with other buildings for the railways, such as huts.8 The approach was mass production of a small number of fixed designs but the living conditions and the quality of the houses were not up to standard. New Zealand has a long history of people migrating for work. Migrants are known for their work in a variety of fields including building railways and dams and in the farming, forestry, and kauri industries.9 In most cases these workers living conditions were not very pleasant.10 They lived in tents, camps, lodges 6 7
Ibid. Ibid.
isolated from the community and were regarded as the ‘invisible population’.11 What is now being proposed by the major construction companies in Christchurch is to build workers’ camps or workmen’s villages which are similar to what has been done before but just using a different name. Business leaders support the idea of “working men’s villages” in central Christchurch. The proposed security-monitored, self-contained camps would house the thousands of overseas workers expected in the city for the rebuild. Up to 10 camps could be built on vacant sites within the four avenues, each housing hundreds of workers. The temporary housing will surround a central ablution block, recreational facilities and on-site food and drink venues, organisers say.12 Canterbury Employers’ Chamber of Commerce chief executive Peter Townsend supports the idea as long as the villages are carefully managed.13 However, Leighs Construction managing director Antony Leighs has raised concerns over the proposal. His company is looking to buy property to house rebuild workers. “We don’t think large-scale worker camps are the way to go,” he said. “We want to be more integrated into the community and a bit friendlier and more manageable. Putting large numbers of individuals into a 11 Eduardo Jr Gonzalez, “Migrant Farm Workers: Our Nation’s Invisible Population,” eXtension, http://www.extension.org/pages/9960/migrant-farm-
9 Jock Phillips, “’History of Immigration’,” Te Ara - the Encyclopedia of New Zealand, http://www.TeAra.govt.nz/en/history-of-immigration (accessed March
workers:-our-nations-invisible-population (accessed May 10, 2013). 12 Carville, Olivia, and Anna Turner, “Village Camps Set to House Rebuild Labour,” The Press, http://www.stuff.co.nz/the-press/news/christchurchearthquake-2011/7106629/Village-camps-set-to-house-rebuild-labour (accessed
21, 2013). 10 Ibid.
March 12, 2013). 13 Ibid.
8
Ibid.
camp will have to be carefully managed.”14 This raises the question of how to make the ‘invisible population’ visible again. This thesis agrees with Leighs’s concept of integrating workers into the community, enabling workers to blend in and have a ‘sense of place’.15 There are a lot of ways of trying to get workers to be engaged with the local community, such as community events that could bring people together. The families of the workers, for example, could interact with the local people and learn a little bit of their culture and lifestyle. From there, they could feel some ‘sense of belonging’16 and feel welcomed into the community. Locating worker housing within a community area will encourage interaction. A more distributed strategy is an approach of not grouping the workers together in a singular site. Prefabrication also has the advantage of giving flexibility in housing the workers - an essential requirement for workers from different backgrounds. The major groups are the Filipino followed by the British and the Irish. Immigration figures released this month showed visas issued to workers helping rebuild the 14 Gates, Charlie, and Anna Turner, “Big Camps Planned for Rebuild Workers,” The Press, http://www.stuff.co.nz/the-press/business/therebuild/7613341/Big-camps-planned-for-rebuild-workers (accessed March 12,
2013). 15 Jive´n, Gunila, and Peter J. Larkham, “Sense of Place, Authenticity and Character: A Commentary,” Journal of Urban Design 8, no. 1 (2003), 67-81. 16 Hagerty, Bonnie M.K, Judith Lynch-Sauer, Kathleen L. Patusky, Maria Bouwsema, and Peggy Collier, “Sense of Belonging: A Vital Mental Health Concept,” W.B. Saunders Company, http://deepblue.lib.umich.edu/bitstream/ handle/2027.42/29998/0000365.pdf?sequence=1 (accessed March 28, 2013).
earthquake-hit city totalled 404 in June 2012, compared with 206 the first half of the year. The rebuild workers are mostly from Britain, Ireland and the Philippines. Since July 2012, 719 skilled workers have received visas, including carpenters (97), quantity surveyors (72) and painters (69). Some of the more-than-12,000 British and Irish working-holiday visa-holders could be also working on the rebuild. Canterbury Employment and Skills Board chairman Alex Bouma said the increase was not surprising, given the number of residential and commercial building projects and infrastructure repairs now under way. “You can see there’s definitely a real shortage [of workers] already starting to appear, “he said.17
Flexibility in building allows workers to express their identities – allowing them to maintain links to their cultures while adapting to their new environment. Some workers will also arrive with their families. Kiwi recruitment firm Canstaff set up offices in Dublin and Northern Ireland to woo tradesmen to Christchurch. Irish carpenter John Mullin moved with his family to Christchurch in June, after being recruited by Canstaff, and now works for construction firm Calder Stewart.18 Mass customization provides an opportunity for workers to adapt their unit to suit their own lifestyle – giving them the freedom to personalize their own space and make their new house feel like a home. The approach is in direct contrast to the situation revealed in 17 “Foreign Workers Flood in for Christchurch Rebuild.” Fairfax, http://tvnz. co.nz/national-news/foreign-workers-flood-in-christchurch-rebuild-5304793
(accessed March 20, 2013). 18 Ibid.
a TV Broadcast by Campbell Live, showing the living conditions of rebuild workers from the Philippines. There the workers wanted to go back to their home country as soon as their contract ends.19 The adage “happy workers are productive workers” encapsulates the idea that creating an environment that motivates workers will not only benefit the workers themselves but also their employers. As Ray B. Williams observes: Creating conditions under which workers feel happy about their work results in greater productivity and other positive work behaviours. Happy individuals are more likely than their less happy peers to have fulfilling, positive relationships, superior work performance and robust health. Happier people tend to get better performance evaluations and higher pay. In my two decades of working with senior managers – including chief executives – focusing on developing productive workplaces, employee motivation and peak performance, it is clear the vast majority of happy people get more enjoyment from their jobs, are less likely to be bored and enjoy better relationships with their superiors and peers. They tend also to have more mastery over themselves and their surroundings in order to achieve their goals. They are more serious, intentional and organized about accomplishments and are persistent, autonomous and responsible.20
19 Kate King, “Filipino Workers Pay Big Fees for Chch Jobs,” Campbell Live. Christchurch: 3 News, http://www.3news.co.nz/Filipino-workers-pay-big-feesfor-Chch-jobs/tabid/817/articleID/291739/Default.aspx#.UpWER8Q_u3Y
(accessed March 26, 2013). 20 Ray B. Williams, “Are Happy Workers More Productive?” 1996-2013 Success Systems International, LLC, http://www.success.bz/articles/2429/ are_happy_workers_more_productive (accessed May 25, 2013).
Introduction l 11
This thesis also explores what happens to housing units when the workers leave – whether they will be recycled, reused or repurposed. A report on Myths and Realities of Reconstruction Workers’ Accommodation suggests that technical design for interim housing, although smart, is not sufficient. It is important for interim housing solutions to be designed to generate longer-term, wider social and economic benefits. Interim solutions need to be fast, cost-effective and beneficial to other groups of people throughout its lifecycle. This is, however, what is needed in Christchurch. The upcoming need for construction workers to work on the rebuild means that temporary housing and affordable rental properties are required rapidly. Any housing solutions developed should consider their potential second-life use right from the start of the design process.”21 The second-life is a long term investment that adds value to the units. Secondlife is the alternative of the first function. By having a second-life, it is a means of redefining temporary housing. The questions this thesis examines are: how to design homes for workers that can be integrated into a community – a place where there is a sense of dignity and pride; how to encourage the use of prefabrication systems as a construction method to counter the issue of affordability; And what will happen to the temporary housing units after the 10-15 year of “rebuild” period – the second-life. 21 Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation (New Zealand:,[2013]).
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Introduction l 13
14 l Workers’ Housing : Transitioning to a Second-Life
Chapter 01: Background Studies
15 Image Source: http://workinginvisas.files.wordpress.com/2012/06/bengalla_3816.jpg
1.1 Demographics Based on Immigration New Zealand statistics, the demand for workers to help rebuild Christchurch is outstripping supply. In an industry survey1 released in June 2013 Immigration found that, nationwide, nearly 66% of employers were having trouble finding “the right people for the job”. The situation was even worse in Canterbury where four out of five employers were finding recruiting skilled professionals was “a significant hurdle”.2 A report by the Department of Labour in April 2013 found that as the rebuild and restoration work in the region gathers pace, “more employers are likely to face the same difficulties already being experienced by those who have begun to recruit.”3 The same report indicated that it is hard to recruit staff because workers are leaving Christchurch (31.0% of employers) and others are less likely to move to Christchurch (22.4%). Employers in construction reported that recruitment was more difficult due to other factors such as competition from other firms likely to be involved in the rebuild.4 Similarly, in a July 20103 article in The Press UBS New Zealand senior economist Robin Clements said getting skilled workers in 1
AECOM, “New Zealand Construction Industry Outlook Positive, but Challenges Lie Ahead; Skilled Resourcing, Procurement and Investment Loom Large,” AECOM, http://www.aecom.com/vgn-ext-templating/v/index.jsp?vg nextoid=fcba0d415e13f310VgnVCM100000089e1bacRCRD&vgnextchann el=5fb38d582e171310VgnVCM100000089e1bacRCRD&vgnextfmt=default (accessed June 15, 2013). 2 New Zealand Immigration, “Construction Jobs Gear Up for our Building Boom,” New Zealand Immigration, http://www.newzealandnow.govt.nz/workin-nz/great-job-opportunities/construction (accessed March 31, 2013). 3 Labour and Immigration Research Centre, A Changing Landscape: Recruitment Challenges Following the Canterbury Earthquakes, Evidence from the Canterbury Employers Survey (Wellington, New Zealand: Ministry of Business, Innovation and Employment,[2012]). 4 Ibid.
14 Housing : Transitioning to ato Second-Life 16 ll Workers’ Workers’ Housing : Transitioning a Second-Life
Christchurch was extremely difficult: “You’ve either got to train them up, which takes time, or bring them in from overseas, which have costs and lags involved with that. Then you’ve got to house them . . . it’s a requirement for them to have suitable housing for them and their family perhaps.”5
Clements argued that Canterbury had used up all the “easy answers” for employment in the rebuild and what was required now was “harder” options including training, immigration and housing. “You’ve got to do all those things, otherwise you will be limiting or extending (in time) the rebuild.”6 The shortage of accommodation for construction workers is likely to be a major constraint to the rebuilding of Christchurch. Finding a place to stay is difficult and rents are rising. The construction sector may experience difficulties finding suitable and affordable temporary accommodation for outof-town workers, which could slow the rebuild and contribute to post-disaster inflation, which can hinder economic recovery. Besides, demand for housing from construction workers is likely to compound the shortage of houses available to residents displaced by the earthquakes.7
The Department of Labour report found trades skills were the most widely reported shortage followed by professional and technical skills and that the construction industry was the most likely to report skills shortages.8 In response to the shortages, an increasing number of migrants have been arriving in Christchurch, especially for jobs in the construction industry. A July 2013 report in The Press indicated Christchurch was welcoming 22 migrants a day and referred to figures released by Statistics New Zealand showing that in June 564 people arrived in Christchurch from overseas - the highest number in June since records were first published in 1990. The figures showed the Philippines as the top source country for migrants, followed by Britain. Numbers from China and India had also increased.9
The influx is because Christchurch offers a lot of job opportunities – especially for those who want to get involved and help with the rebuild. Acting Canterbury Earthquake Recovery Authority chief executive Warwick Isaacs said job opportunities were driving those seeking work in the construction and the trades sectors to the city. “I think people are also seeing the chance to be a part of something quite special in Christchurch. It’s not often you get to rebuild a city into something new and world class,”10
5 Working In news team, “Latest Skill Shortages in New Zealand,” Working In, http://www.workingin-newzealand.com/news/41533/latest-skill-shortages-
in-new-zealand#.UpWXAMQ_u3Y (accessed July 28, 2013). 6 Alan Wood, “Finding Skilled Workers ‘Extremely Hard’,” The Press, http:// www.stuff.co.nz/the-press/business/the-rebuild/8899019/Finding-skilledworkers-extremely-hard (accessed July 11, 2013). 7 Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation (New Zealand: ,[2013]). . New Zealand, 2013.
8 Labour and Immigration Research Centre, A Changing Landscape: Recruitment Challenges Following the Canterbury Earthquakes, Evidence from the Canterbury Employers Survey, 1-39 9 Ashleigh Stewart, “Christchurch Gains 22 Migrants a Day,” The Press, http:// www.stuff.co.nz/the-press/news/8959963/Christchurch-gains-22-migrants-a day (accessed July 26, 2013). 10 Ibid.
The report referred to the “diverse nature of the group” making Christchurch their new home, with about half bringing families to settle and half coming in search of new lives or to help out with the rebuild.11 But as the statistics indicate, the number of workers arriving is less than anticipated - which is likely to slow the rebuild. In a July article in The Press, the city’s mayor Bob Parker commented that he was hoping for faster progress and was personally disappointed the rebuild was not further ahead. “If you look at us in an international context we are making good progress but it was never going to be fast enough for those of us who are living in the middle of it.” CERA chief executive Roger Sutton also admitted there was still a long way to go, particularly in the core of the central business district (CBD) where there was little evidence of a rebuild being under way.12
11
Ibid.
12
Lois Cairns, “Rebuild ‘speeding Up’ but Slow,” The Press, http://www.stuff. co.nz/the-press/business/the-rebuild/8936152/Rebuild-speeding-up-but-stillslow (accessed July 19, 2013).
BackgroundStudies Studies ll 17 15 Background
18 l Workers’ Housing : Transitioning to a Second-Life
Skill Shortage Construction
Engineering
Trades
Construction Project Manager Project Builder Surveyor Urban and Regional Planner Architect Designer Quantity Surveyor Building Inspector / Building Surveyor Surveying Technician
Civil Engineer Structural Engineer Electrical Engineer Civil Engineering Draughtsperson Civil Engineering Technician Electrical Engineering Draughtsperson Electrical Engineering Technician Telecommunications Engineer
Bricklayer Stonemason Joiner Carpenter Floor Finisher Painters Glazier Fibrous Plasterer Solid Plasterer Roof Tiler Wall and Floor Tiler Drainlayer Electrician (General) Electric Line Mechanic Upholsterer Scaffolder (Advanced)
Source: Ministry of Business, Innovation and Employment
Introduction l 19 Image Source: http://tremendousnews.com/wp-content/uploads/2009/04/Construction_workers_at_Voi_big.jpg
1.2 Statistics Figure 1.1 shows the arrivals of people with work visa via Christchurch international Airport. The lowest is in 2010/2011 with a number of 14,802 people which coincides with times when the earthquakes struck the city. The highest numbers in 2011/2012 suggests an increase in the number of people arriving to help with the rebuild.
Arrivals with Work Visa at Christchurch International Airport Number of People
16,115
17,651
2011/12
2012/13
16,096 14,802
2008/09
2009/10
2010/11
Figure 1.1: Arrivals into Christchurch between the year 2008-2013 (before quake/earthquake/post-quake)
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17,836
Occupations of Work in Canterbury Region Figure 1.2 shows occupations in the Canterbury region. The highest number of professionals is 1240 and the trades workers is 2169, both in the year 2012/13. This shows that after the earthquake, trade workers came to Christchurch to start work on the rebuild. Immediately after the quake, in the year 2010/2011, more professional workers came because they were analysing the situation before any rebuild work could begin.
Professionals
Technicians and Trades Workers 2,169
1,375 1,110
1,035
948
Numbers of professional workers increase steadily from the year 2010/11 to the year 2012/13. The figures for trade workers show a drastic increase after the earthquake indicating that rebuild work was progressing.
1,074
1,145
1,240
890 691
2008/09
2009/10
2010/11
2011/12
2012/13
Figure 1.2: Occupations of work between professionals and trade workers in Canterbury Region
Background Studies l 21
Nationality of Arrivals with Work Visa at Christchurch International Airport (2012/13)
Figure 1.3 shows the nationality of arrivals with work visas arriving at the Christchurch International Airport in the year 2012/13. The largest group is from Great Britain with a number of 4,283, followed by Eire with 1,733, Germany with 1,261 and the Phillipines with 1,182. The workforce helping with the rebuild comes from all over the world and from different cultural backgrounds.
Nationality
4,283
1,733
1,261
1,246 1,182
903 752 620
603 506
325 254 109 1
12
67
65 2 1
6 11 1 5
61
3 1 7 2
17 29 3
21
1
110 78 22
20
10
246
1
3 1 4 1 1 20 6 25 3 1 3
31 6 3 14 1 1 3 1
183 2 11 20 1 15 3
44
18 28
87
74 1 6 1 1
24 23 4
169
112 81104 72 3
23 1 2
22 1 3 1 28 1 8
Afghanistan Albania Argentina Armenia Austria Bangladesh Belgium Bhutan Bolivia Brazil Brunei Darussalam Bulgaria Burundi Cambodia Canada Chile China Colombia Costa Rica Croatia Cuba Czech Republic Denmark Egypt Estonia Ethiopia Fiji Finland France Georgia Germany Great Britain Greece Hong Kong Hungary India Indonesia Iran Ireland Israel Italy Jamaica Japan Jordan Kazakhstan Kenya Kiribati Kyrgyzstan Latvia Libya Lithuania Luxembourg Macau Macedonia Malaysia Maldives Malta Mexico Moldova Monaco Morocco Myanmar Nepal Netherlands Nigeria Norway Pakistan Palestine Papua New Guinea Peru Philippines Poland Portugal Romania Russia Samoa Saudi Arabia Senegal Serbia Singapore Slovakia Slovenia Solomon Islands South Africa South Korea Spain Sri Lanka Sweden Switzerland Syria Taiwan Thailand Turkey Tuvalu Uganda Ukraine United States of America Uruguay Uzbekistan Vanuatu Venezuela Vietnam Zambia Zimbabwe
6 1
61
225
217
114
326
319
289
207
Figure 1.3: Nationality of arrivals with work visa via the Christchurch International Airport year 2012/2013
22 l Workers’ Housing : Transitioning to a Second-Life
Arrivals with Work Visa at Christchurch International Airport (Gender) Figure 1.4 shows the arrivals of males and females with work visa at Christchurch International Airport. The highest number of males is 11,150 in the year 2012/13 and of females 7,379 in the year 2011/12. This shows that not only males are coming for the rebuild but also females. And they might also bring their families with them. It is a misconception that the workers are only men.
Male
Female 11,150 10,456
8,999
8,821
8,524 7,292
7,379
7,097
6,499
6,278
2008/09
2009/10
2010/11
2011/12
2012/13
Figure 1.4: Arrivals of different genders with work visa via the Christchurch International Airport year 2012/2013
Background Studies l 23
Conclusion Overall the statistics show there is a progression of workers arriving in Christchurch but not a rapid growth. Measures should be taken to encourage workers to come in and help with the rebuild. One possible solution to the slow influx of workers would be to design accommodation with the flexibility to adapt to the diversity of workers in culture, household size, gender, age, occupation etc.
British
Filipinos
Irish
23%
51%
Trades
54%
Project Management
26%
Figure 1.5: Summary of arrivals in Christchurch year 2012/2013
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Professionals
Job Scope
Females
Gender
Families
Community Structure
37%
63%
52%
Nationality
20%
Males
Singles
Etc.
11%
15%
Married couples 35%
13%
Background Studies l 25
1.3 History of Worker Housing New Zealand is a place with many natural resources and immigrants came here to work in such industries as kauri gum, forestry, dam building and railways.1 These are some examples of past worker housing in New Zealand: Railway housing From the 1870s railway lines opened up areas of New Zealand for settlement.2 Railways connected farms, forests and mines to markets and ports, and fostered the growth of towns.3 The Railways Department was one of New Zealand’s biggest employers.4 It built many houses for its staff, creating whole settlements in some places, such as Taumarunui, Taihape and Te Kūiti.5 Houses and single men’s huts also appeared in remote locations like Summit and Cross Creek in the Rimutaka Range, and along the isolated Stratford–Ōkahukura and Gisborne–Moutohorā lines.6
1 Jock Phillips, “’History of Immigration’,” Te Ara - the Encyclopedia of New Zealand, http://www.TeAra.govt.nz/en/history-of-immigration (accessed March
21, 2013). 2 Neill Atkinson, “Railways,” Te Ara - the Encyclopedia of New Zealand, http://www.TeAra.govt.nz/en/railways (accessed March 9, 2013). 3 Ibid. 4 Ibid. 5 Ibid. 6 Ibid.
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Farm housing a) The homestead
The farmer’s home is usually near the rest of the farm buildings, but far enough from the sheep yards or cowshed to avoid the noise, dust and smell.7 On large properties the main house is known as the homestead; on small family farms it is often just called the farmhouse.8 There might also be one or more houses for married staff such as sharemilkers, and other permanent staff.
employed large numbers of staff. Some farms had a hut or small house, often called the whare, which could house one or two workers.11 They either cooked for themselves, or ate at the homestead with the family. Remote properties need accommodation for shearers. In the past, some stations expected shearers to share the men’s quarters, and others had separate shearers’ quarters – often with a layout similar to the men’s quarters.12 c) Mustering huts
In the 19th century, the standard of accommodation for working men varied enormously. Some station owners provided workers with clean, comfortable quarters with piped water and good bedding. Others housed shearers in huts that were used at other times for storage or as animal shelters, with a nearby creek providing the only water for washing and drinking.9
Most big stations needed mustering huts at various sites for men working away from the homestead.13 These were very basic – usually made of corrugated iron, with a chimney at one end for the open fire. The old ones had dirt floors, and the bunks were sacks stretched across poles cut from nearby bush. When a gang of musterers were in residence there was very little room to move about.14 Newer huts have concrete floors and bunks with mattresses.
b) Men’s and shearers’ quarters
Boarding and lodging houses
Bigger properties that employed a lot of permanent and seasonal labour needed men’s quarters and a kitchen.10 Often the quarters were a line of bunkrooms opening onto a long veranda, where boots and coats could be hung to dry. By the early 2000s, few places
Boarding and lodging houses were concentrated near inner-city ports and railway stations, where they could cater for new arrivals – mostly single men.15 Many of these
7
12
Robert Peden, “Farm Buildings - Early Station Buildings,” Te Ara - the Encyclopedia of New Zealand, http://www.TeAra.govt.nz/en/farm-buildings/ page-5 (accessed March 9, 2013). 8 Ibid. 9 Ibid. 10 Ibid.
11
13 14
Ibid. Ibid. Ibid. Ibid.
15
Morrison, Philip, and Ben Schrader, “Inner-City Living - Early Inner-City Living and its Decline,” Te Ara - the Encyclopedia of New Zealand, http:// www.TeAra.govt.nz/en/inner-city-living/page-1 (accessed March 9, 2013).
Figure 1.6: Gum-digger’s hut (1910) This photograph from about 1910 shows the very basic living conditions endured by kauri-gum diggers, who were spread throughout Northland in the late 19th and early 20th centuries. Many were Dalmatians who had emigrated to New Zealand for a better life. When the gum trade failed, they moved into other work such as farming, fishing and winemaking.
Figure 1.7: Relief workers’ camp, Kaingaroa (1927) This is the Kaingaroa relief workers’ camp in 1927. Although temperatures could be freezing, unemployed men engaged in tree planting, were accommodated in tents. One worker in the 1930s recalled having to get up several times each night to shift snow off the canvas.
Figure 1.8: Single men’s hut, Gracefield (1954) These single men’s huts are in the railway camp at Gracefield in the Hutt Valley in 1954. They were designed to be transportable on railway wagons. The Railways Department built thousands of ‘railway houses’ and single men’s huts - mainly in its Frankton factory, which turned out almost 1,400 prefabricated houses between 1923 and 1929.
Figure 1.9: Men’s quarters, Hakatere Station The single men’s quarters at Hakatere Station in the Ashburton Gorge is a simple building, made of timber with a corrugated iron roof. The two wings hold bunkrooms, and in the middle is a cookhouse or dining room. The verandah was a useful place to dry wet-weather gear and muddy boots. These quarters probably housed the shearing gang as well as the single men at shearing time, so they would have been very crowded.
Figure 1.10: Timber camp The timber trade was at the heart of Northland’s economy in the 19th and early 20th centuries. Trees, particularly kauri, were felled and milled for export and the building industry. Workers lived in isolated communities, often in bleak and primitive surroundings. In this photograph from about 1910, children pose in front of a rough slab dwelling, while behind them a bullock team hauls the felled logs.
Figure 1.11: Workmen’s housing (1907) In this photograph showing the workmen’s homes scattered along the Midland Railway.
Images source: www.TeAra.govt.nz
Introduction l 27
establishments were the converted former homes of wealthy city merchants.16 Bedrooms were let to individual tenants and bathroom facilities were shared. Boarding-house meals were cooked by the landlady and served in a common dining room. The living room, also shared, was a place to read, talk or play cards. This communal emphasis distinguished boarding houses from lodging houses, where meals were not provided and lodgers cooked for themselves in a shared kitchen.17 Usually there was no common living space, forcing the residents to stay in their rooms or go out on the town. Because boarding houses provided meals, they had a higher status than lodging houses. For new arrivals and city visitors, boarding houses were respectable places to stay.18 Tenants were mostly men, but couples and single women also took rooms. However, lodging houses were considered cheap accommodation for the working class and poor. With less oversight of comings and goings, they were also suspected of being places of ill repute.19 Hostels Hostels were similar to boarding houses, but were institutionally rather than privately operated. Often run by welfare organisations, they were segregated into male and female
accommodation.20 They catered for young people beginning their careers, and staff took a mentoring role, warning fresh-faced arrivals from the country about the pitfalls of city life. Hostels gave new arrivals immediate access to social circles – groups often went out to movies, dances or sports games. They also provided opportunities to meet a partner among the other residents or their brothers, sisters and friends. Hostels declined in popularity in the 1960s, when flats – shared-house accommodation – became the preferred lodging of young people.21
Conclusion The research shows a variety of workers accommodation, whether in cities or in rural areas, according to job specifications. However, the workers accommodation in the rural areas were segregated from the community and they created their own community later on such as the railway settlement which developed into a township like The Frankton Junction Railway Settlement22 and Twizel from the hydroelectricity project.23 20 21
16 17 18 19
Ibid. Ibid. Ibid. Ibid.
28 l Workers’ Housing : Transitioning to a Second-Life
Ibid. Ibid.
22
New Zealand Historic Places Trust Pouhere Taonga, “Frankton, Hamilton,” New Zealand Historic Places Trust Pouhere Taonga, http://www.historic.org.nz/ theregister/registersearch/RegisterResults.aspx?RID=7014# (accessed March 15, 2013). 23 “Twizel.” Nz.com, http://www.twizel.nz.com/ (accessed March 23, 2013).
Background Studies l 29
1.4 Precedents: The Good & The Bad 1.4.1 The Good Factory City, Tijuana Teddy Cruz
Teddy Cruz believes the architect should create in a way that allows communities to develop a sense of themselves. The process begins by engaging the conflict between emergency housing organisations, labour and ‘maquiladora’ factories.24 Cruz has observed that maquiladoras position themselves strategically near Tijuana’s slums in order to have access to cheap labour but do not give anything to these fragile communities in return. Their site of intervention is the factory itself - by using its own systems and material production and prefabrication in order to produce surplus micro-infrastructure for housing. The design negotiated a maquiladoramade prefabricated frame that can act as a hinge mechanism to mediate across the multiplicity of recycled materials and systems brought from San Diego and re-assembled in Tijuana.25
24 “Global Award for Sustainable Architecture Symposium 2011.”(Paris, Cité de l’architecture & du patrimoine, 23 May 2011, 2011). 25 Ibid.
30 l Workers’ Housing : Transitioning to a Second-Life
Figure 1.12: Images of the manufactured site
Images source: http://www.california-architects.com/en/estudio/projects-3/Manufactured_Sites-4453
Background Studies l 31
Quinta Monroy, Chile Elemental
The Chile-Barrio program to improve the country’s illegal settlements changed its housing policy in 2002. Under the existing policy, families were defaulting on loans.26 Rather than giving families loans and subsidies worth $10,000, policy makers decided to offer them mostly subsidies worth $7,500.27 The new program, “Dynamic Social Housing Without Debt,” was intended to increase the number of beneficiaries without increasing the financial burden of families.28 Hoping to address this challenge, the ad-hoc team of architects, engineers, contractors, and publicpolicy experts of Taller de Chile designed a pilot program.29 By building alternating single-story and double-story units, the scheme allows for families to grow vertically instead of horizontally, which allows for densitification without overcrowding. During construction families were relocated to temporary housing.
26
“Quinta Monroy, Chile/Elemental .” ArchDaily, http://www.archdaily.
com/10775/ (accessed July 8, 2013). 27 Ibid. 28 Sinclair, Cameron, and Kate Stohr, ed., Design Like You Give a Damn : Architectural Responses to Humanitarian Crisis (London: Thames & Hudson, 2006), 324. 29 Ibid.
32 l Workers’ Housing : Transitioning to a Second-Life
Figure 1.13: Images of the housing project
Images source: http://www.archdaily.com/10775/
Background Studies l 33
Grow Homes, Canada Avi
Friedman
&
Witold
Rybczynski
The Grow Home is a three-storey townhouse developed by Avi Friedman with the capacity to minimise initial cost, but allow a high degree of customisation and adaptability in the future. The purpose of the Grow Home concept was to create a home that could be built for sale and be affordable to low-income households.30 It is 4.3 metres wide and contains approximately 93 square metres of space. The Grow Home begins with a small living room, dining room/ kitchen, bathroom, and one or two small bedrooms on the second floor. At the time of purchase, the Grow Home’s upper floors are unpartitioned. As the homeowner’s need for space and financial resources increase, they can progressively complete the house – in whatever way they choose.31 While the Grow Home is highly successful, the ‘grow’ element is somewhat contradictory as the re-configuration potential is largely internal.
30 Canada Mortgage and Housing Corporation, Housing for Older Canadians: The Definitive Guide to the Over-55 Market, Vol. 4 (Canada: Canada Mortgage
and Housing Corporation., 2012), 30. 31 Ibid.
34 l Workers’ Housing : Transitioning to a Second-Life
Figure 1.14: Images of the Grow Home
Images source: http://www.cmhc-schl.gc.ca/en/inpr/afhoce/afhoce/afhostcast/afhoid/cohode/buhoin/buhoin_005.cfm
Background Studies l 35
1.4.2 The Bad Migrant Workers Housing in Shenzen Urbanization has led to an influx of migrant workers to the city.32 The overcrowded living of the factory workers from mainland China has created health and social issues.33 Each unit is inhabited by 5-8 workers. Some families live in a single room or have to share rooms with other people. The government has ordered evacuation of the housing as it is not suitable for living.34 A majority of the workers were classified by the government as temporary residents or floating population.35 As a new city, the proportion of migrants among the total population is extremely large. Improving migrant housing will be a long and hard process. Redevelopment should be cautious.
32 “China’s Migrant Workers.” Plone Foundation, http://www.gongchao.org/ www.prol-position.net/nl/2008/10/chinas%20migrant%20workers (accessed July 21, 2013). 33 Shui Mui, The Conditions of Migrant Workers in Shenzhen: A Discussion
with a Rural Migrant Workers’ Rights ActivistChina Left Review,[2009]). 34 “China: Migrant Workers’ Rights Groups Report Forced evictions.” China Daily Mail, sec. Human Rights and Social Issues, 2012. 35 Ibid.
36 l Workers’ Housing : Transitioning to a Second-Life
Figure 1.15: Images of the living conditions of the migrant workers in Shenzen
Images source: http://chinadailymail.com/2012/09/10/china-migrant-workersrights-groups-report-forced-evictions/
Shipping Containers in Dubai Desert
Each shipping container for the workers in Dubai houses 8 people, with two separate rooms on either side outfitted with bunk beds.36 The containers are also equipped with an air conditioner per side, exhaust fans, and “decoration wood”, which is meant to help insulate the container. In the desert, the metal containers are likely to soak up a lot of heat and can become unbearably hot if they are not properly insulated.37
36 “Containers used for Employee Housing in Dubai Desert.” Guozhan Steel Plant, http://www.guozhan.net/enShowNewsn.asp?id=218 (accessed March
25, 2013). 37 Ibid.
Figure 1.16: Shipping containers used as workers’ accommodation
Image source: http://inhabitat.com/shipping-containers-used-for-employeehousing-in-dubai-desert/ Background Studies l 37
Mobile Homes Instant Slums
Historically, houses on wheels were usually associated with lower class people, who were not really a part of the society. During World War II, trailers were used in the United States as emergency housing that was expected to disappear once the post-war housing emergency had been met. Far from ending, the industry began building trailers that were larger and more home-like.38 The increased size of mobile homes meant they became immobile, limiting their usefulness for transitory populations. The major markets for mobile homes are military personnel, college students, construction workers and retirees.39
The mobile home had a reputation of instant slums, and had their own peculiar aesthetic which set them apart from conventional housing. Nor did they comply with normal construction standards: it was alleged they ‘self-destructed’ in ten years.41
A mobile home population composed in large part of working class immigrants might continue old habits of scattering about their belongings, failing to maintain gardens and generally violating the ‘niceties’ of suburbia.42 Mobile home parks of old, rundown and rental units might become a new type of absentee owned slum.
41
42 French, Robert Mills, and Jeffrey K. Hadden, Mobile Homes: Instant Suburbia Or Transportable Slums? , 219-226
Bell, Pamela, and Mark Southcombe, Kiwi Prefab: Cottage to Cutting Edge,
1st ed., Vol. 1 (New Zealand: , 2012).
In terms of living expenses, little is gained by living in a mobile home and they can be more expensive then apartment living and even some self-owned housing.40 Due to their rapid rate of devaluation, mobile homes would not finance a substantial down payment. Like the rundown automobile, mobile homes may simply be scrapped when they deteriorate.
38 French, Robert Mills, and Jeffrey K. Hadden, “Mobile Homes: Instant Suburbia Or Transportable Slums? ,” 16, no. 2 (1968), 219-226. http://www.
jstor.org/discover/10.2307/800007?uid=2&uid=4&sid=21103064550113. 39 Ibid. 40 Ibid. Figure 1.16: Caravans parked together 38 l Workers’ Housing : Transitioning to a Second-Life
Image source: http://www.3news.co.nz/Police-trying-to-solve-caravan-bodymystery/tabid/423/articleID/316893/
Background Studies l 39
1.5 Christchurch Now Since the start of the rebuild an influx of workers into the region has begun, but accommodating them in Christchurch has been difficult. The accommodation is insufficient, not helped by an overall shortage of housing in Christchurch. Residents temporarily evacuated while their homes are repaired, residents from the Red Residential Zones and out-of-town workers are all struggling to find accommodation.43 Rents have increased, affecting people on low incomes and outof-town workers. Currently workers are staying in tourist accommodation, so tourists as they cannot find a place to stay when visiting Christchurch. Nelson MP Nick Smith commented in April that “most of the accommodation for workers appeared to be supplied by motels, which could crowd out visitors.”44 In a March 2012 article in The Press, Real Estate Institute Canterbury director Tony McPherson stated: “Moteliers and other accommodation providers were becoming consistently full with displaced families rather than the usual numbers of tourist. This was affecting the business of other industries reliant on visitors spending money. “45
43 Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation 44 Michael Berry, “Housing Units Sit Idle for 18 Months,” The Press, sec.
Business, 2013b. 45 Michael Berry, “Christchurch Rent Crisis ‘best Left to Market’,” Business Day2013a.
40 l Workers’ Housing : Transitioning to a Second-Life
In the same article, Christchurch & Canterbury Tourism chief executive Tim Hunter said would-be visitors were at times not coming to Christchurch because it was too difficult to find a room, “I think this is the year where there will be times when tourists are competing with locals for motel rooms, there’s no doubt about that.”46 A report by Chang-Richards et al. (2013) stated that, to a large extent, high demand for rental properties from the reconstruction workforce had contributed to rent escalation, with many displaced households and low-income renters being priced out of the market. The report also found that high housing costs had limited the region’s ability to attract and retain the workforce essential for a healthy economy.47 The Government appears to have ruled out intervention in the worsening rental housing crisis with Earthquake Recovery Minister Gerry Brownlee saying it is the construction companies’ responsibility to provide accommodation for the workers they are recruiting from overseas: “Some of the contractors should be looking at ways to house their workers, who will be making them a lot of money.”48 Some are doing just that. A May 2013 article in The Press, mentioned that Leighs Construction has bought its own properties at an old logging camp to house its workers. Fulton Hogan has leased 42 houses 46 47
Ibid.
Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation 48 Berry, Christchurch Rent Crisis ‘best Left to Market’
at Burnham Military Camp and the Downer Group has converted an old golf club into workers’ accommodation. Fletcher Building has commissioned Stonewood Homes to create houses for its staff in Canterbury which have been designed not to look like a workers’ accommodation village.49 A report by Chang-Richards et al. (2013) also found: Workers on short-term relocation/secondment are likely to stay in apartments, townhouses, motel and hotel rooms, Bed & Breakfast and home stays; Staff on longer relocation and/or secondment are often housed in rental properties and companyowned houses; For those recruited from overseas on a short-term or permanent basis, as well as staff on permanent transfer, companies tend to provide relocation assistance as part of their employment package; This often involves providing temporary accommodation for a short period till they find their own temporary or permanent housing solutions. Most employees who relocated from overseas preferred to find permanent housing. In most cases, companies had found they needed to secure accommodation of various types on a longer lease and have at least one HR person dedicated to assisting staff in finding their own temporary or permanent housing solutions. Some companies secured the services of letting agencies to help fast track staff and their families into private rental properties, and to assist in property purchase if required.”50 49 50
“Workers’ Camps Fall from Favour.” The Press2013b.
Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation
There are also proposals to build camps for the workers. An April 2013 Press article, noted that Tee International, of Singapore, has joined forces with local builders Artmatic Holdings to develop Riccarton Workotel, the first of three new complexes.51 Resource Consent for the joint-venture project has been granted and will be located at the Riccarton Holiday Park at Church Corner which the company has purchased for $6.7m.52 The site’s 42 cabins and two houses will be refurbished, 50 new ones built, and manager’s accommodation and communal facilities added.53 The same article indicated that JGM had well-advanced plans and permission to build relocatable units for 200 rebuild workers on the old Orion site in St Albans, to be followed by up to nine others. The design included a gym, cafe, dining hall and bar, and 24-hour security. British-based Compass Group, which operates camps for up to 10,000 workers around the world, had been hired to run the villages.54
earthquake, the Government leased more than 350 campervans costing about $1.5m, for people in need of shelter. The Government had been charging $271 a week for four people to use each campervan, but only one van was ever used.56 Similarly, the Department of Building and Housing commissioned 50 units after the February 2011 quake at a cost of about $2 million but also have not been used.57 The lack of worker accommodation is likely to slow down the rebuilding of Christchurch. As well as the challenges facing the construction companies to find suitable and affordable temporary accommodation for workers, demand for temporary accommodation is likely to contribute to post-disaster inflation that will hinder economic recovery.58
Government efforts to provide accommodation for workers have been largely ineffective. Nick Smith said he had detected “real pressure” for worker accommodation and had been concerned that units for temporary housing were not being used.55 In the aftermath of the 51 Liz McDonald, “New Workers’ Village for Christchurch Corner,” The Press, http://www.stuff.co.nz/the-press/business/8539010/New-workers-village-
for-Church-Corner (accessed March 12, 2013). 52 Ibid. 53 Ibid. 54 Ibid. 55 Berry, Housing Units Sit Idle for 18 Months
56 57
Ibid. Ibid.
58
Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation
Background Studies l 41
Types of Accommodation for Workers Workers on short term relocation/secondment (e.g. weekly or fortnightly fly in and out) apartments, townhouses, motel, hotel rooms, Bed & Breakfast, home stays, and boarding houses.
Staff on longer relocation and/ or secondment rental properties, and company-owned houses.
For those recruited from overseas on a short-term or permanent basis, as well as staff on permanent transfer Companies tend to provide relocation assistance as part of their employment package; This often involves providing temporary accommodation for a short period till they find their own temporary or permanent housing solutions. Most employees who relocated from overseas preferred to find permanent housing.
Source: Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation
42 l Workers’ Housing : Transitioning to a Second-Life
Summary In this chapter, the history of worker housing shows a recurring mistake that should not be repeated – creating living conditions which put workers in isolation from the community. Doing so inevitably results in the growth of an ‘invisible population’. One way to address this problem is to integrate worker housing into the local community so workers can have a sense of place and belonging.
but also, in its future use, giving an added value to the community.
Discussion in Precedents: The good precedents show that housing changes and grows over time. Architects play a role in designing the basic home layout for the occupant, but also in providing the flexibility and opportunity for the occupants to grow the home according to their needs and lifestyle. The bad precedents show living conditions and over-crowding lead to health and social issues. The examples show workers regarded as the temporary or floating population and so treated poorly. These people are not seen as a priority in city development and tend to be overlooked when it comes to providing decent accommodation. This chapter finds that in designing worker housing, it is essential to allow for flexibility and a process by which occupants can participate in making their new house a home. It is also important to design for re-use of worker housing so that the buildings can be adapted to a second-life when the workers have left. In this sense designing good quality worker housing is not just a humanitarian act,
Background Studies l 43
Chapter 02: Customising Second-Life
45 Image Source: http://www.archicentral.com/wp-content/images/winner_01.jpg
vs
Mass Production
46 l Workers’ Housing : Transitioning to a Second-Life
Mass Customisation
2.1 Prefab: Mass Production vs. Mass Customisation With the advance of technology, prefabrication has developed from mass production to mass customization. Mass production, where everybody could get the same product because it was affordable and available suffered because of its lack of personality, uniqueness and sense of identity. Mass production has in many cases produced an oversupply of very similar goods and, in particular, services.1 As Aji and Cahyono point out the “one size fits all” model is outof-date. Individuals now want to be seen and treated as individuals.2 The era of mass production has moved on because of the change in demand and technology. Mass customization is an alternative process for new products that can be personalized. Until recently customization was for those who wanted products to be built to their specifications and who could afford it. But now consumers want something different yet at a price near that of mass produced goods.
efficiency.4 Mass production is a form of standard configuration, “made-to-stock”. It emphasised on the economies of scale, optimized set up manufacturing lines, high inventory cost and short lead time. However, craft production configures to order, “made-to-order”. It is hand crafted (personalisation), small, on-demand factories, low inventory cost and long lead time. Mass customisation is an outcome of both mass production and craft production.5
With a few variations of the mass produced components, the product can be assembled and customized into a ‘new’ item by mixing and matching.
This thesis emphasizes mass customization to suit the needs of diverse cultures and backgrounds of workers arriving in Christchurch. The aim is to allow workers to adapt to the local To make mass customization affordable for the context whilst making their new house a personalized home – to suit their different lifestyles. The general public it is necessary to use mass production techniques. The important difference flexibility of mass customization also allows for designing for a second-life or rather the is that mass production enables the production reconfiguration of the structure to adapt to a 3 of large amounts of standardized products, whilst mass customization employs technologies future use. and systems to deliver goods that meet individual customers’ needs with near mass production 1 “One-to-One Marketing .” Managing Change, http://www.managingchange.com/onetoone/whyissue.htm (accessed May 20, 2013). 2 Aji, Sapto Bayu, and Dian Hendro Cahyono, “The Four Faces of Mass Customization,” http://hbr.org/1997/01/the-four-faces-of-mass-customization/
ar/1 (accessed July 7, 2013). 3 Katy Seaman, “Mass Production Versus Mass Customization,” http://ddbnola.blogspot.co.nz/2007/02/mass-production-versus-mass.html (accessed July 7, 2013).
4 Tseng, M. M., J. Jiao, “Mass Customization,” in Handbook of Industrial Engineering, ed. G. Salvendy, 3rd ed. (New York: John Wiley & Sons, 2001), 684-709. 5 Aji, Sapto Bayu, and Dian Hendro Cahyono, The Four Faces of Mass Customization
Customising Second-Life l 47
2.1.1 Pros & Cons
Mass Production
Mass Customisation
Pros
Pros
+ Greater efficiency in construction + Reduction in labour costs + Time effective + Greater accuracy in the production
+ Personalization + Variation + Made to order + User interaction
Cons
Cons
- Inefficient to alter once assembly line is implemented and established - Standardization - No individuality
- Costs more - Takes more time
Source: Seaman, Katy. “Mass production versus mass customization.” Accessed July 7, 2013. http://ddbnola.blogspot.co.nz/2007/02/mass-production-versus-mass.html
48 l Workers’ Housing : Transitioning to a Second-Life
2.1.2 Mass Customisation Pamela Bell describes mass-customisation as the contemporary re-interpretation of mass production with the ability to incorporate change via new technology and web-based interfaces.6 Mass customisation is a way to deliver this. It is “a process using standard components to produce a variety of end products”.7 Mass production was the ideal of the early twentieth century. Mass customisation is the recently emerged reality of the twenty-first century.8 Post-World War Two economic, material and labour constraints developed the only real market for standardised housing products. Today the cultural context that consumers demand is more “choice, expression, individuality, and the ability to change [their] minds at the last minute”, as well as a desire to have an active role in the design process.9
There are 4 faces of mass customisation according to Pine and Gilmore: Collaborative customisation is when the product is customised based on the wants or needs of the consumer from a dialog between the producer and the consumer.10 6 Pamela Bell, “Kiwi Prefab: Prefabricated Housing in New Zealand: An Historical and Contemporary Overview with Recommendations for the Future” (M.Arch, Victoria University of Wellington), . 7 Brian Cook, “An Assessment of the Potential Contribution of Prefabrication to Improve the Quality of Housing,» in Construction Information Quarterly
7.2, 2005), 50-51. 8 Kieran, Stephen, and James Timberlake., Loblolly House: Elements of a New Architecture (New York: Princeton Architectural Press, 2008). 9 Refabricating Architecture: How Manufacturing Methodologies are Poised to Transform Building Construction (New York: McGraw-Hill, 2004). 10 Gilmore, James H. & Pine, B. Joseph II, “The Four Faces of Mass Customization,” in Markets of One, ed. Gilmore, James H. & Pine, B. Joseph II (Boston MA, U.S.A: President and Fellows of Harvard College, 1997), 115-132.
Adaptive customisation is the standard product repeatedly.14 Transparent customisers observe with fixed options which can adapt to the needs customers’ behaviour without direct interaction or wants of the consumer.11 and then inconspicuously customise their offerings within a standard package.15 Pine Cosmetic customisation is the standard product and Gilmore added that “to become a transparent with personalised appeal which suits the needs customiser, a business must also have a standard or wants of the consumer.12 package into which its product’s customised features or components can be placed. Transparent Transparent customisation is when the customisation is the direct opposite of cosmetic product is customised according to the wants or customisation, with its standard content and needs of the consumer without them realising customised package.16 Therefore in this context, it.13 mass customisation can be defined as “enabling a customer to decide the exact specification or For this thesis, the transparent customisation is personal attributes of a product or service, at or an ideal option as it gives a sense of control for after the time of purchase, and have that product the designer as well as still giving options to the or service supplied to them at a price close to users. Mass produced wall panels are designed that for an ordinate mass produced alternatives, to be mass customised for the customers. The or have this exact requirement supplied designer determined these panels without any using the vendor’s knowledge of the individual consultation from the customers yet bearing customer’s needs”.17 Hence, the concept of mass in mind their needs and wants, allowing them customisation can be applied to a variety of to mix and match the panels and arrange them methods, but the main characteristic is always the panels in their housing units to suit their highlighted – the product is manufactured to lifestyles. fulfil the needs of the individual customer, and Pine and Gilmore further elaborated transparent at the cost comparable to the standard mass customisation as when unique goods or services are produced alternative. provided by a company to individual customers without letting them know explicitly that those products and services have been customised for them. The transparent approach is appropriate when customers’ specific needs are predictable or can easily be deduced, and especially when customers do not want to state their needs
14
11
15
12 13
Ibid. Ibid. Ibid.
16 17
Ibid. Ibid. Ibid. Ibid.
Customising Second-Life l 49
2.1.3 Construction Techniques
Component
Panel
Module
Component-based prefabrication includes stick and subassembly prefabrication. Stick refers to lengths of timber or steel which are pre-cut, pre-sized or pre-shaped puzzle-type pieces brought to site. Subassemblies include windows and doors, fixtures and fittings, and structural members such as pre-nailed roof trusses and wall frames. A common form of component-based construction is known as kitset housing.
Panelised, non-volumetric or twodimensional prefabrication comprises manufactured panels that are transported as a flat-pack. They can be classified as closed panels, complete with doors, windows, services, cladding or lining, or be open panels, made up of framing components.
Modular, sectional, volumetric or threedimensional (3D) prefabrication refers to a 3D structural unit made away from site and combined with other units or systems at site to create a whole dwelling. These prefab elements are referred to as volumes, modules, or sections. By contrast, cores and pods refer to non-structural volumetric units often used within conventional buildings. Modular units are manufactured in controlled conditions with a high degree of services, internal finishes and fit out installed in factory prior to transportation to site. This approach is particularly suited to highly serviced areas such as kitchens and bathrooms, which have a high added value, and cause disruption and delays on site.
50 l Workers’ Housing : Transitioning to a Second-Life
For this thesis, the chosen method is hybrid prefabrication which is a combination of module and panel. It emphasises the assembly of components together within the unit as a controlled perimeter, but having the flexibility for the occupants to customize their homes within the internal layout – by rearranging and reconfiguring the spaces needed. The aim is to give flexibility for the users to pick and choose which materials or types of panels they want to personalize and customized their own home.
Hybrid
Complete Buildings
Hybrid prefabrication is a term used for combinations of systems, such as a hybrid of module and panel; or semi volumetric systems. These systems use a mixture of volumetric units for the highly serviced areas such as kitchens and bathrooms and construct the remainder of the building using panels or by other means. Hybrid prefab systems combine the benefits of two prefab construction systems, balancing construction efficiency with flexibility and consumer choice.
Box-form or complete buildings are commonly known as portable, re-locatable or transportable dwellings. They are a type of volumetric prefab where entire buildings are constructed in a factory or yard and then moved by a heavy haulage vehicle to site where they are attached to permanent foundations. These buildings may or may not incorporate prefabricated components, and standardised framing and sheet elements. There are subtle differences between portable, transportable, mobile and re-locatable terms.
This thesis shows how customization can take place. It is not just about the end product but the process of giving flexibility - showing a modus operandi to both address the issue of mass-customizing the units into everyone’s preferences and then later developing the units into a second-life purpose. The thesis tries to look at how the system can adapt to these two on-going processes and having user participation in the design.
Source: Bell, Pamela, and Mark Southcombe. Kiwi Prefab: Cottage to Cutting Edge. New Zealand, 2012, p.36-38 Customising Second-Life l 51
2.1.4 Materials
Timber
Steel
Concrete
It can be milled or cut to specific shapes to be used as building elements. General residential house framing and roof trusses etc. Better suited with stick component or panel 2D prefab (rather than modular) (not as strong as steel). It is best used for light frame houses, obsolesce or temporary structure. Advantages: + Lower construction cost + Minimum maintenance costs + Unlimited construction solutions + Time efficient construction + Lightness + Durable + Environmental friendly + Easily available in New Zealand
Steel, a very versatile and important engineering and construction material, is described as mild, medium or high-carbon according to the amount of carbon it contains. Most steel components are prefabricated, because of changes of working with the material on site. This comes in the form of beams, columns and other large structural elements. Steel can be designed to meet the requirements of unique projects in its various forms and alloys.
Concrete is of two types: in situ is formed on site using traditional methods of formwork and ready mixed concrete; precast is manufactured under factorycontrolled conditions and erected on site.
Disadvantages: - Material waste or damage during transportation or on site
52 l Workers’ Housing : Transitioning to a Second-Life
Advantages:
+ Flexibility + Speed + Sustainability + Strength + Value for money + Durability + Resilience
Disadvantages:
- Heat conductor - Corrosion and rusting - Brittle fracture
Advantages: + Form + Finish + Colour + Speed + Accuracy + Pre-stressing + High-quality + Assured covers + Dense and properly cured Disadvantages: - Limited design - Not available everywhere - Expensive and complicated - Limited panel size - Skilled workmanship is required
Material Study: Timber The main material chosen for the design proposal is timber. New Zealand has a vast amount of timber: with just 0.05% of the world’s forest resource, the forest industry supplies 1.1% of the world’s and 8.8% of Asia Pacific’s forest products trade.18 This is proportionally a huge contribution, due to a significant amount of highly productive, sustainably managed plantations across New Zealand. Plantation forest covers 7% of the land; while 24% is natural forest. Due to a spike in plantation development in the 1990s – particularly of Radiata Pine whose optimal harvest age is 30 years – a significantly larger area of managed plantations will be ready for harvest in the next 5-20 years.19 In Canterbury alone there will be 1.2 million cubic metres of plantation ready for harvest in 2015, increasing to up to 3 million by 2025.20 The government plans to boost exports to meet this increase in supply,21 but an increase in awareness of timber’s capacity in the building industry would lead to more local demand and an increase in the sustainable use of a resource right at our feet. For this reasons, Christchurch is very well resourced for an increase in timber construction, extending beyond residential demand. It will also be more efficient to build buildings using local resources. 18
Pacific Forest Products Ltd., From Principles to Practice: The New Zealand
Primary building material – cross laminated timber
The adhesive used is formaldehyde and solvent free, creating a toxic-free environment for working with CLT.27 Commonly panels have Cross laminated timber is a relatively new been made from spruce, larch, fir and pine.28 technology to New Zealand, whereas it has been Although 90% of our managed forests in New developing in Europe for some decades now, Zealand consist of Radiata Pine,29 domination and is gaining traction in the United Kingdom of a single species is argued to be detrimental to and North America.22 It was conceived in the ecosystem. Cross laminated timber panels Austria and is now receiving world-wide can be made from a wide range of timbers and acclaim.23 Its popularity has come about in an don’t encourage this demand. age of growing environmental consciousness, scarce resources and the need to address our Currently there are no provisions in place in the built surroundings with a sustainable vision. NZS 3604 for cross laminated timber use.30 The NZS 3603 for Engineered Design has provisions Its use in New Zealand is on a small scale; there for solid timber that may be applicable to is only one factory currently operating in Nelson.24 CLT.31 However rigorous guidelines will need However there is huge room for development, to be established for the material to be used to as it can be made using locally sourced timber its potential in New Zealand and by a broad from sustainably managed forests, of which we market. have many in New Zealand. Cross laminated timber is a form of engineered wood, using layers of planks glued and pressed side by side, which are then stacked vertically to form solid panels of typically 3-7 layers.25 A CNC router cuts the panels to size and may make highly accurate cuts for windows, doors, services etc.26 All the panels are manufactured in factory conditions and transported to site. 22
XLam NZ Ltd, “What is Cross Laminated Timber (CLT)?:CLT in
Summary ,” XLam NZ Ltd, http://www.xlam.co.nz/What%20is%20CLT
27
“Building in Cross Laminated Timber and Grey Energy.” http://planreg.
towerhamlets.gov.uk/WAM/doc/539812-Page-20.pdf?extension=.pdf&page=2 0&id=539812&contentType=application/pdf&location=VOLUME4 (accessed June 9, 2013). 28 Sutton, Andy, Daniel Black, and Pete Walker, Cross-Laminated Timber: An
Sustainable Forest Management Story, 16. 19 Ibid. 20 Ibid. 21 Ministry for Primary Industries and the New Zealand Forestry Industry,
(accessed May 18, 2013). 23 Ibid. 24 John Ellegard, “The X Factor,” 33. 25 Robin Jack, Rebuilding Canterbury with Wood: Cross Laminated Timber
Sustainable Forest Management Story, 16 30 Roger Shelton, Engineering Basis of NZS 3604 (New Zealand: BRANZ
The Legality of New Zealand’s Forest Products (New Zealand: Ministry for
(New Zealand: XLam NZ Ltd,[2012]). 26 Ibid.
Ltd,[2013]). 31 Ibid.
Primary Industries and the New Zealand Forestry Industry,[2013]).
Introduction to Low-Impact Building Materials (United Kingdom: BRE,[2011]). 29 Pacific Forest Products Ltd., From Principles to Practice: The New Zealand
Customising Second-Life l 53
2.1.5 Precedents: New Zealand
Artbox
WikiHouse
iPAD
The ArtBox module concept was designed to meet a need for flexible, mobile structures in Canterbury. Each ‘ArtBox’ is a 2.9 metre cube that is portable and can be joined with other modules in various arrangements.32 While the modules are intended for temporary use, in future they can be re-fitted as fully code-compliant homes or hospitality and retail venues. The ArtBox started as a simple cube yet can multiply and grow. What makes the ArtBox unique is that the panels can be changed and varied. The ArtBox can be customized in any colours and materials. The disadvantage of the ArtBox is that it will always remain as a form of a box.
WikiHouse is an open source construction set. Its aim is to allow anyone to design, download, and ‘print’ CNC-milled houses and components, that can be assembled with minimal formal skill or training.33 One advantage of the WikiHouse is that it allows for user interaction. The kitset technique of building the WikiHouse gives variations as every part is different. The WikiHouse is a bit challenging at the assembly stage, requiring an instruction manual and user guide. It also uses sketchup as its 3D tool - software that not everyone will be familiar with.
The iPAD can either be manufactured offsite and easily transported to its final destination, or shipped as a kitset and erected on site by a licensed contractor.34 The structure is made up of modules or units that can be configured in different ways – bach, office, or small studio. The idea is to start small and add according to need or budget. The iPAD features include decks that clip on to double the living space, removable full-height cabinets used to make a versatile interior and wide eaves for covered outdoor areas.35 The iPAD has various external cladding and colour options available to suit individual taste and context.
34 32
CPIT, “ArtBox,” CPIT, http://www.cpit.ac.nz/industry-andresearch/industry-and-partnerships/capabilities-and-technologies-
33
for-industry/artbox (accessed March 21, 2013).
March 3, 2013).
54 l Workers’ Housing : Transitioning to a Second-Life
WikiHouse, WikiHouse, http://www.wikihouse.cc/ (accessed
Architex NZ, “Ipad,” Architex NZ, http://www.ipad.net.nz/
(accessed March 23, 2013). 35 “iPAD by Architex.” Puke Ariki, http://www.kiwiprefab.co.nz/ exhibition/1/ (accessed March 21, 2013).
2.1.6 Precedents: International
Daiwa Housing Co, Japan
BoKlok (IKEA), Scandinavia
Huf Haus, Germany/ Worldwide
Daiwa is the largest of all the Japanese prefabricated house manufacturers. Many are more like (or indeed, are) electronics or car manufacturers in the degree of quality and customization offered. The house is pre-designed and pre-fabricated and sold as a readymade “product”.36
‘Flat pack’ housing system by IKEA offering design, performance at affordable price, however in the UK this has only been delivered through a speculative development model.37
Major prefabricated house manufacturer offering high-quality and high customisability and performance with zero-carbon.39
“We’re constantly improving the designs, and there are new versions coming up, so you shouldn’t get too many of the same design in one place. When you come home, you should be able to recognise your house immediately.”38
37
Ibid.
36
38
Architecture and Architecture 00:/, 2011), 160.
(accessed May 13, 2013).
Parvin, Alastair, David Saxby, Cristina Cerulli, and Tatjana Schneider, A Right to BuildUniversity of Sheffield School of
Steve Rose, “Welcome to Ikeatown,” The Guardian, http:// www.theguardian.com/society/2007/apr/02/communities.business
39
Parvin, Alastair, David Saxby, Cristina Cerulli, and Tatjana Schneider, A Right to Build, 160
Customising Second-Life l 55
2.2 The Second-Life The second-life of a building is its program once it is no longer needed for its original program. The second-life is predetermined as the second program, allowing for adaptation and development for future uses. The second-life is not the same as the afterlife of a building. The afterlife is only considered after the first life is over, such as when an old building is being converted into a bar. The second-life is predesigned alongside the first-life. If people have been led to believe that the interim housing will be temporary, they may be opposed to a later change of focus. The second life span should be included in the initial design.40
For this thesis, the second-life is demonstrated through 3 exemplars where worker housing is converted into a backpacker (exemplar 1), live and work (exemplar 2), and a community housing (exemplar 3). This is to show a range of second-life programs that could be taken into consideration when designing the worker housing.
possible. Any housing solutions developed should consider their potential second-life use right from the start of the design process.41 Construction of temporary housing for reconstruction workers might be a substitute for private rental housing for lower income groups at a later stage.42
Designing a building with thought for its second program gives it more value and makes more sense than having to repurpose the building. The report by Chang-Richards et al. also mentioned that investors in housing for short-term purposes have an incentive to invest in interim housing only to the extent that the short-term operations directly enhance cash flows or the housing units have a second lifespan that can generate economic return. Therefore, large-scale temporary housing is likely to be a promising solution provided that the tenancy and rent base is ensured.43
In a report by Chang-Richards et al. (2013) stated that, Interim solutions need to be fast, cost-effective and benefiting other groups of people throughout its lifecycle. This is, however, what is needed in Christchurch. The imminent need for construction workers to support the rebuild means that interim housing and affordable rental properties are needed as soon as
41
40
42
Chang-Richards, Alice, Suzanne Wilkinson, Erica Seville, and David Brunsdon, Myths and Realities of Reconstruction Workers’ Accommodation (New Zealand: ,[2013])., 10.
56 l Workers’ Housing : Transitioning to a Second-Life
43
Ibid., 11. Ibid., 10. Ibid., 8.
2.2.1 Precedents: Second-Life
Bandar Aceh Guest House – Green Paradise The Green Paradise guest house is affordable rental housing for both tourist and reconstruction related workers and it also acts as an orphanage for the local tsunami orphans.44 The integrated dual purpose combines recognised hospitability services with a strong commitment to charity. The complex is not luxurious but is pleasant and the rooms are fairly spacious. The NGOs viewed the Green Paradise as a decent and economical means to house people while doing reconstruction works.45
44 45
Ibid., 14. Ibid.
Sichuan Prefabricated Complex Significant housing losses in Sichuan meant that there was no immediate solution to the housing shortage. Public buildings could not provide adequate shelter even for earthquake victims in the medium term.46 Sichuan Prefabricated Complex provides housing quickly and the design allowed the contractors to expand the complex to accommodate more people if needed. The shortcoming of this complex was that the dividing walls between units were made of light-weight prefabricated panels and were not sound-proof. But living in such a complex assisted construction workers to focus more on regular work as it helps save the cost and time of transportation. Generally, some contractors consider it to be an optimal housing idea under unusual circumstance whist for the others, it is an economic necessity.47 46 47
Ibid., 16. Ibid.
FEMA’s Transitional Mississippi’s Cottage
Housing
–
The Mississippi Cottages provide residents with some degree of control over their housing choice, because the units are movable.48 They provide flexibility, especially as transitional housing between temporary use for disaster victims and permanent use for other people. The target population can be a combination of temporary and permanent, renters and owners. The ownership can be individual households, or non-profit organisations or developers and government agencies.49
48 49
Ibid., 18. Ibid.
Customising Second-Life l 57
Summary For this thesis, mass customisation and second-life goes hand-in-hand in designing the workers housing. Mass customisation allows for variations and give more options to the users in response to the different background and lifestyle. The three case studies of second-life precedents clearly show the importance of understanding the organisational design of the programme and the second life purpose. In other words, technical design for temporary housing – although smart – is not sufficient. It is important for temporary housing solutions to be designed to generate longer-term, wider social and economic benefits. The design of the workers housing which takes further the notion of mass customisation should allow for flexibility yet also take into consideration the second life of the building.
58 l Workers’ Housing : Transitioning to a Second-Life
Customising Second-Life l 59
60 l Workers’ Housing : Transitioning to a Second-Life
Chapter 03: Design Proposition
61
62 l Workers’ Housing : Transitioning to a Second-Life
3.1 Urban Design Strategies This chapter looks at three urban strategies: infill on vacant sites in option 01: inner city; a critique on the purposed development being done in the urban option 02: isolated, and integrated with the local community in urban option 03: integrated. The strategy is to look at potential sites for worker housing to be more engaged and integrated with the local community. option01
inner city (infill)
urban options
option02
isolated (sprawl)
option03
integrated (satellite)
Figure 3.1: Diagram of three urban options
Design Proposition l 63
Urban Option 01: Inner City
SALISBURY ST
BARBADOES ST
MADRAS ST
ST
MANCHESTER ST
IA
E
COLOMBO ST
OR
TC
DURHAM ST
CT
RK
R AV E
MONTREAL ST
VI
PA
HARPE
B E A L E Y AV E
B E A L E Y AV E
F I T Z G E R A L D AV E
This option looks at inner city sites where buildings are being demolished, vacant sites that have been turned into parking lots, sections for sale after demolition and council owned land that is available for residential development. The purpose of having these many sites is to have many options and possibilities to develop worker housing. The intention is to make housing distributed, rather than on a single site. It is also to reuse and repurpose vacant sites – looking at the second life of worker housing.
SALISBURY ST
KILMORE ST
KILMORE ST
ARMAGH ST
ARMAGH ST
HEREFORD ST
CASHEL ST
RIC
CA
RT
ON
AV
E CAMBRIDGE TCE OXFO
HEREFORD ST
MADRAS ST
HEREFORD ST
ST ASAPH ST
M O O R H O U S E AV E
Figure 3.2: Diagram of vacant sites in the CBD
64 l Workers’ Housing : Transitioning to a Second-Life
MADRAS ST
DURHAM ST
COLOMBO ST
G
MONTREAL ST
A
MANCHESTER ST
H
Y LE
E
LICHFIELD ST
TUAM ST
ST ASAPH ST
V
CASHEL ST
RD TC E
TUAM ST
A
F I T Z G E R A L D AV E
WORCESTER ST
COLOMBO ST
D E A N S AV E
R O L L E S T O N AV E
GLOUCESTER ST
FER
RY
RD
M O O R H O U S E AV E
Vacant Sites
Urban Option 02: Isolated This is concentrated on the developments proposed by construction companies and other bodies for the workers’ accommodation. It also mapped out the current workers’ accommodation. This option attempts to identify locations of the accommodation and relate to how it is being managed.
Rangiora (Leighs Construction)
Kaiapoi (Domain Consultant)
St Albans - Workotel (JGM) Riccarton - Workotel (Tee International)
Linwood (Domain Consultant)
Rolleston (Domain Consultant) Burnham - Military Camp (Fulton Hogan)
Figure 3.3: Diagram of proposed sites for worker accommodation
Proposed Worker Accommodation
Design Proposition l 65
Existing Example Riccarton Workotel Riccarton Holiday Park
The Riccarton Holiday Park at Church Corner is a joint-venture project by Tee International, of Singapore and the local builders, Artmatic Holdings. The 1.6 hectare camping ground in Main South Road will be converted into a $10m housing complex for 300 workers and displaced locals.1 Tee International group chief executive C K Phua said he believed there was “a strong demand” for high-quality, mid-term housing for construction workers coming to the city.2 Artmatic Holdings director Jason Whitelaw said the project would help “kickstart” the rebuild and give private business and government departments a place to house staff.3 Its 42 cabins and two houses will be refurbished, 50 new ones built, and manager’s accommodation and communal facilities added.4 In a press release, Workotel is said to be the first well-designed and operational worker accommodation,5 yet a visit to the site shows it to be deceptive: a well-designed house at the entrance but disorganized cabins inside. People from outside would not have imagined how the workers live in the inside without having a proper look. And people who live in caravans at the park will have to be located elsewhere. The company is concerned only for its business, housing the workers, but has no interest in their quality of life. 1 2 3 4
McDonald, New Workers’ Village for Christchurch Corner, 1 Ibid. Ibid. Ibid.
5
Tee Land Ltd., “NZ Minister of Housing Visits Tee Land’s “Workotel” in Christchurch, New Zealand ,” Capital Access Communication Pte Ltd, http:// www.finanznachrichten.de/pdf/20130614_180530_S9B_9AE22C41E486EF694 8257B8A00280A6A.1.pdf (accessed May 25, 2013).
66 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.4: Images of Riccarton Workotel
Design Proposition l 67
Urban Option 03: Integrated This option looks at how to integrate workers with the local community in suburbs. Community focal points are high density Living 2 and Living 3 zones surrounding district centres. Their purpose is to boost greater residential densification near the suburban commercial areas which “minimises adverse effects on the transport network and the amenities of living environments” (Vol. 2 Section 6/6 of the Christchurch City Plan). For this option, the thesis focuses on Linwood, the most deprived
Figure 3.5: Diagram of community focal points
68 l Workers’ Housing : Transitioning to a Second-Life
suburb in Christchurch,6 as a means of trying to make it more vibrant with worker housing in its second life function. The site will be council-owned land that is vacant due to a building – the library – being demolished. 6 Christchurch City Council, Suburban Centres Programme: Linwood Village Master Plan, ed. Christchurch City Council (Christchurch, New Zealand: Christchurch City Council, 2012), 25.
Community Focal Points
Design Proposition l 69
Comparison Rangiora (Leighs Construction)
Kaiapoi (Domain Consultant)
St Albans - Workotel (JGM) Riccarton - Workotel (Tee International)
Linwood (Domain Consultant)
Rolleston (Domain Consultant) Burnham - Military Camp (Fulton Hogan)
Figure 3.6: Diagram of three urban options
70 l Workers’ Housing : Transitioning to a Second-Life
Vacant Sites Proposed Worker Accommodation Community Focal Points
inner city
isolated
integrated
distance to work access to services and amenities active & public transport options car use & associated fuelcost section size section price quality of life (greater integration) key:
high
medium
low
Figure 3.7: Relationship between location and amenities, public transport, land-cost and section size, and integration
Design Proposition l 71
Chosen Sites The strategy chosen for this project is in option 01 – infill in the CBD and urban option 03 – integrated. And one site is chosen from the two strategies to zoom in. The zoom-in site is an exemplar of worker housing to be developed using the mass-customised prefabrication system. The site chosen in option 01 is located
in Bangor Street which will have a second-life as a backpacker hostel. The site for option 03 is located in Linwood with a second-life as a live/ work. A third site will be chosen from the TC3 land, located in New Brighton which to look at the residential zone that will be evacuated and demolished – to purpose worker housing as an
opportunity to make houses better than what has been done in the residential development and the second-life will be a community housing.
3 1 2
Figure 3.8: Sites overview
72 l Workers’ Housing : Transitioning to a Second-Life
Site 1
CBD
Site 2
Satellite City
Site 3
Residential Development
7 Bangor St, Christchurch Central
Eastgate Shopping Centre, Linwood
Farnborough St, Aranui
Living zone
4 (40+ dwellings per hectare)
3 (33 dwellings per hectare)
1 (13 dwellings per hectare)
Second-life option
Backpacker
Live/Work
Community Housing
Site
Figure 3.8: Chosen sites
Design Proposition l 73
Site 1 1
1
Key Plan
Location Plan
1
Figure 3.9: Map of site
74 l Workers’ Housing : Transitioning to a Second-Life
Site Plan
The first site, in Bangor Street, is an infill of vacant site on an available section. The targets indicate the amount of housing and backpacker hostel units for this site to be developed. The amount of housing units needed is synchronized with the amount of backpacker hostel units required. Therefore different sites will have different amount of housing units as compatible to its second-life.
1
Inner City Location (Infill of Vacant Site) 7 Bangor St, Christchurch Central
2,105 m2 38 units
2nd life
Backpacker
160 beds
Figure 3.10: Inner city site
Design Proposition l 75
B E A L E Y AV E Salisbury Health Centre
Mobile Bealey Ave
F I T Z G E R A L D AV E
The Christchurch Doctors The Belle Curve
City Church Christchurch ATC New Zealand
Moa Reserve
Academy New Zealand Electec College
St Mary’s Pro-Cathedral
BARBADOES ST
MADRAS ST
St Mary’s School
MANCHESTER ST
The following diagram shows a study of the site context and the site connections – which will inform the design of the worker housing – showing the nearest locations of amenities and necessities for the workers and the backpacker hostel later. The site connections show the accessibility of the site.
Briscoes Salisbury St
SALISBURY ST
Walnut Tree Park Biscotti Cafe
Proposed Site
Christchurch City Fire Station
Figure 3.11: Site context and accessibility
76 l Workers’ Housing : Transitioning to a Second-Life
KILMORE ST
Pomeroys Old Brewery Inn Little Pom’s Cafe
Proposed Site Healthcare Facilities Commecial Authority Education Facilities Park Religion Institution Eatery Amenities
Figure 3.12: Proposed building on site
Design Proposition l 77
Site 2
2
2
Key Plan
Location Plan
2
Figure 3.13: Map of site
78 l Workers’ Housing : Transitioning to a Second-Life
Site Plan
The second site will be aimed at turning worker housing into work-and-live units. It is located next to the Eastgate Shopping Centre in Linwood. The aim is to integrate worker housing and its second-life with the commercial hub which allows for greater interaction and density.
2
Integrated Location (Satellite City) Eastgate Shopping Centre, Linwood
2,130 m2 35 units
2nd life
Live/Work
52 units
Figure 3.14: Satellite town site
Design Proposition l 79
The following diagram shows a study of the site context and the site connections – which will inform the design of worker housing – showing the nearest locations of amenities. The site connections show the accessibility of the site.
Woodham Rd Healthcare
Dallington Seafood Centre
Linfield Park
Bromley Park
Rangers Park
Linwood Intermediate School
BUCKLEYS RD
GLOUCESTER ST
Linwood Ave Baptist Church
Linwood Bible Chapel
WORCESTER ST
Under the Red Verandah
LINWOOD AVENUE HEREFORD ST
Eastgate Mall
KFC Linwood Ave
Z Energy Linwood
CASHEL ST
Proposed Site
Linwood TAB Store
Linwood Ave Medical Centre Linwood Ave School
Vivace Espresso Roastery and Cafe
Bromley School
Linwood Skate Park
TUAM ST
ALDWINS RD
Philipstown School
Linwood Park
Linwood College Linwood Congregational Church
Linwood Ave Union Church
Edmonds Park
Ferry Road Medical Centre
Figure 3.15: Site context and accessibility
80 l Workers’ Housing : Transitioning to a Second-Life
Proposed Site Healthcare Facilities Commecial Authority Education Facilities Park Religion Institution Eatery Amenities
Figure 3.16: Proposed building on site
Design Proposition l 81
Site 3
3
3
Key Plan
Location Plan
3
Figure 3.17: Map of site
82 l Workers’ Housing : Transitioning to a Second-Life
Site Plan
The third is located in Farnborough Street, Aranui. The aim is to turn crisis into opportunity by proposing worker housing which will later be turned into community housing at the residential area which will be demolished. It is an experiment in how worker and community housing could be designed and built, as opposed to the standard suburban house built by developers. The site is also adjacent to projects proposed by my colleague, Joo Kim who is also designing community housing in TC3 land.
3
Resedential Development (TC3) Farnborough St, Aranui
2
28,026.34 m 42 units
2nd life
Community Housing
36 units
Figure 3.18: Residential development site
Design Proposition l 83
The following diagram shows a study of the site context and the site connections – which will inform the design of worker housing – showing the nearest locations of amenities. The site connections show the accessibility of the site.
Rawhiti Domain
Avondale Golf Course
New Brighton Catholic School
Wainoni School
New Brighton Shopping District
Central New Brighton School
Farnborough Reserve
NZ Police New Brighton
Grace Vineyard Church Seafield School of English
Wainoni Park
Te Rawhiti Family Care Carisbrook Reserve
Proposed Site
G.A.S New Brighton
St James School
Aranui Community Library
Nova Montessori School
Withells Island Reserve
NZ Police Aranui Aranui Primary School
Pak n Save Wainoni
Seventh-Day Adventist Church
Bexley Park
Aranui High School
East Care Health St Ambrose’s Aranui-Wainoni
Figure 3.19: Site context and accessibility
84 l Workers’ Housing : Transitioning to a Second-Life
Proposed Site Healthcare Facilities Commecial Authority Education Facilities Park Religion Institution Eatery Amenities
New Brighton Beach and Pier
Figure 3.20: Proposed building on site
Design Proposition l 85
3.2 Architectural Design Strategies The concept is similar to the good precedents in Chapter 01, where the architects provide the very basics of design and building with all the amenities intact and let the occupants occupy the space and let the home grow. In this thesis, the architect designs the ‘perimeter’ which consists of the framework of the building – the column, the grid, the circulation, core, plumbing, etc.
The ‘Perimeter’
Architect Figure 3.21: Concept diagram
86 l Workers’ Housing : Transitioning to a Second-Life
When the occupants move in to the housing units, they are able to customise the space (the internal layout of the housing units) and alter it to suit their lifestyle . When the occupants move out, the housing units will transition into a second-life. There is a distinct boundary between what is ‘fixed’ and what is ‘flexible’. The architect controls the ‘fixed’ (external wall, etc.) and the occupants adjust the ‘flexible’
‘Customised’ Space
Occupants (Workers)
(internal wall, internal space).
Transitions to Second-life
Second-life
Site 1 This diagram shows how the concept works in site 01 – inner city
Perimeter
Worker Housing
Backpacker Hostel
Figure 3.22: Perimeter diagram
Design Proposition l 87
This diagram showing the proposed programs for site 01. The first life is worker housing and the second life is the backpacker hostel.
1st Life
Workers’ Housing
2nd Life Studio
Foyer (Entrance Hall)
1-Bedroom
Reception / Office
Backpacker Hostel
2-Bedroom 3-Bedroom Communal Area
Common Room Dining
Gathering Space
Kitchen
Communal Garden
Bunk Room
Male
2-beds
Female
4-beds
BBQ Area Patio / Terrace
6-beds Toilet
Shower W.C
Laundry Room Storage
Luggage Linen Etc.
Warden’s Apartment
Figure 3.23: Proposed program
88 l Workers’ Housing : Transitioning to a Second-Life
Diagram showing the program distribution of the space requirement.
1st Life
Etc.
2sqm
2nd Life
Linen 3sqm
Foyer (Entrance Hall) 14sqm
Reception / Office 11sqm
Studio
Patio / Terrace
1-Bedroom
BBQ Area
2-Beds
2-Bedroom
Communal Garden
4-Beds
36sqm
43.2sqm
72sqm
3-Bedroom 86.4sqm
Gathering Space
Warden’s Apartment 83sqm
Luggage 14sqm
6.32sqm
Common Room 23sqm
Dining
46.5sqm
W.C.
12.64sqm
0.75sqm
6-Beds
Shower
18.96sqm
1sqm
Laundry 14sqm
Kitchen 27sqm
Figure 3.24: Program distribution
Design Proposition l 89
1st Life
Studio
Foyer (Entrance Hall)
1-Bedroom
Reception / Office
2-Bedroom
Warden’s Apartment
3-Bedroom
Etc.
Patio / Terrace
Linen
BBQ Area
Luggage
Communal Garden
Laundry
Gathering Space
W.C.
Shower
2-Beds
4-Beds
6-Beds
Common Room
Dining
Kitchen
Figure 3.25: Program crossover
90 l Workers’ Housing : Transitioning to a Second-Life
2nd Life
1st Life
2nd Life
Figure 3.26: Spatial organisation
Design Proposition l 91
Mass Customisation: Wall Panel System The essence of the project is mass customising the wall panels. In order for the occupants to customise their own spaces, the architect allows for the internal walls to be flexible – hence the mass-customising comes into play. In order to be mass-customised, the wall panels are mass-produced into 3 varieties. The ‘hinge’ system is explored as a conceptual wall panel system. It is an exploration outside conventional building construction or typical prefabrication of wall panels, to demonstrate that it is not a prefab by-product.
Type A Figure 3.27: Types of panel
92 l Workers’ Housing : Transitioning to a Second-Life
Type B
Type C
Fixed (External Wall)
This diagram shows the three types of wall panels combined together – the fixed panels (external wall) have a pivot attached to the ceiling and the floor.
‘A’
‘B’
‘C’
Figure 3.28: Fixed (external wall) panels
Design Proposition l 93
Flexible (Internal Wall)
The flexible panels (internal wall) have a pivot within the spring system, so that it is easy to attach and detach.
‘A’ Figure 3.29: Flexible (internal wall) panels
94 l Workers’ Housing : Transitioning to a Second-Life
‘B’
‘C’
How the wall panels combined?
Figure 3.30: How the flexible (internal wall) panels combined?
Design Proposition l 95
Spring
Lever
Pivot
Figure 3.31: Detail of flexible wall panel
96 l Workers’ Housing : Transitioning to a Second-Life
600mm x 2400mm
1200mm x 2400mm
2400mm x 2400mm
Figure 3.32: Catalogue of sizes
Design Proposition l 97
Solid Wall
Timber Wall
Glass Wall
Door
Window
Door
Figure 3.33: Catalogue of materials
98 l Workers’ Housing : Transitioning to a Second-Life
Fixed (External Wall)
Flexible (Internal Wall)
Door
Door
Window
Interior Wall
Glass Door
Solid Wall
Glass Wall
Figure 3.34: Catalogue of wall panels (plan view)
Design Proposition l 99
1st Life
Ground Floor Figure 3.35: Ground floor layout plan of wall panel system
100 l Workers’ Housing : Transitioning to a Second-Life
This is how the wall panels are demonstrated in a floor plan of worker housing and the backpacker hostel. It shows how the flexible internal walls of the first-life are adjusted to the second-life.
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
2nd Life
Ground Floor Figure 3.36: Ground floor layout plan of wall panel system
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
Design Proposition l 101
workers housing - 1F
1st Life
First Floor
Figure 3.37: First floor layout plan of wall panel system
102 l Workers’ Housing : Transitioning to a Second-Life
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
backpacker - 1F
2nd Life
First Floor
Figure 3.38: First floor layout plan of wall panel system
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
Design Proposition l 103
workers housing - 2F
1st Life
Second Floor
Figure 3.39: Second floor layout plan of wall panel system
104 l Workers’ Housing : Transitioning to a Second-Life
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
backpacker - 2F
2nd Life
Seecond Floor
Figure 3.40: Second floor layout plan of wall panel system
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
Design Proposition l 105
worker housing
A
1st Life
10
9 8
7 6 5
4 3 2
1
Ground Floor Figure 3.41: Ground floor plan of worker housing
106 l Workers’ Housing : Transitioning to a Second-Life
B
C
D
E
F
G
H
I
J
A
2nd Life
B
C
D
E
F
G
H
I
J
10
9 8
7 6 5 4
3 2
1
Ground Floor Figure 3.42: Ground floor plan of backpacker hostel
Design Proposition l 107
1st Life
A
10
9
8
7
6
5
4
3
2
First Floor
1
Figure 3.43: First floor plan of worker housing
108 l Workers’ Housing : Transitioning to a Second-Life
B
C
D
E
F
G
H
I
J
2nd Life
A
B
C
D
E
F
G
H
I
J
10
9
8
7
6
5
4
3
2
First Floor
1
Figure 3.44: First floor plan of backpacker hostel
Design Proposition l 109
worker housing
1st Life
A
10
9
8
7
6
5
4
3
2
Second Floor
1
Figure 3.45: Second floor plan of worker housing
110 l Workers’ Housing : Transitioning to a Second-Life
B
C
D
E
F
G
H
I
J
2nd Life
A
B
C
D
E
F
G
H
I
J
10
9
8
7
6
5
4
3
2
Second Floor
1
Figure 3.46: Second floor plan of backpacker hostel
Design Proposition l 111
Figure 3.47: Section A-A of worker housing
112 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.47: Section B-B of worker housing
Design Proposition l 113
Column
Figure 3.49: Sequence of exploded view
114 l Workers’ Housing : Transitioning to a Second-Life
Core
Floor
Wall Panels
Design Proposition l 115
Roof
Second Flooor
First Flooor
Ground Flooor
Figure 3.50: Exploded view
116 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.51: Overall view of the worker housing
Design Proposition l 117
Figure 3.52: Vibrant community living of worker housing
118 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.53: Vibrant and welcoming entrance
Design Proposition l 119
Figure 3.54: Lively community environment of worker housing
120 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.55: Semi-public balcony area for social interaction
Design Proposition l 121
Figure 3.56: 3-bedroom worker housing unit (1st life)
122 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.57: 6-beds backpacker hostel unit (2nd life)
Design Proposition l 123
Site 2
Figure 3.58: Overall view of the building
124 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.59: Daily activities at the courtyard and balcony
Design Proposition l 125
Figure 3.60: 1-bedroom worker housing unit (1st life)
126 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.61: 1-bedroom worker housing unit transitioned into a floral shop (2nd life)
Design Proposition l 127
Site 3
Figure 3.62: Overall view of the building
128 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.63: Community environment
Design Proposition l 129
Figure 3.64: 3-bedroom worker housing unit (1st life)
130 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.65: Social activity in the communal hall (2nd life)
Design Proposition l 131
Summary In summary, the sites chosen are exemplars of transitions from worker housing to a second life. By having the sites distributed, they could be more integrated with the local community, rather than being located in one site. The masscustomising of wall panels allows for flexibility for the occupants to participate and adapt the housing units into their own comfort and lifestyle. The wall panels system is also designed so that it is feasible for the second life to take into place as internal spaces are adjusted to suit the program.
132 l Workers’ Housing : Transitioning to a Second-Life
Design Proposition l 133
This thesis highlights several aspects of designing housing for workers in Christchurch. The lessons of bad precedents create awareness for designers and society about unacceptable forms of accommodation. Housing for workers is often overlooked and considered a temporary fix. The design of housing is usually for residential projects, high-end developments, and public housing. But housing is rarely designed specifically for workers. It is a humanitarian act to consider the wellbeing of the workers by not simply designing for the sake of meeting minimum requirements or to tackle the current housing crisis, but to go further and take into consideration the well-being of the workers who will live there. It would add value and make sense to design a building with a second program (the second life) already in mind, rather than as an afterthought when the building is no longer fit for purpose. It is integral to the design brief to consider how the building would be used in the immediate present as well as how the
134 l Workers’ Housing : Transitioning to a Second-Life
building could be used in the future. This is an underlying intention of this thesis and is seen as a more thoughtful design process. This thesis exposes current issues that Christchurch is facing, particularly the lack of worker accommodation, the consequence of which might affect the speed of the rebuild. This opportunity to design worker housing, which may seem ‘temporary’ but has a second life, adds more value to the next life of the building and therefore the city. From this thesis I strongly believe that architects and designers should take into consideration the second phase of the ‘temporary’ building program. The second-life concept is not just for worker housing, but can be applied to other types of architecture. It is shown through this thesis with a transition of workers’ housing to backpacker hostel, live/work, and community housing. This concept can be applied to classrooms, student accommodation, restaurants, etc. To take it further, the second-life could also lead to a third-life.
Conclusion This thesis demonstrates a design for worker housing that can adapt to immediate and personal preferences as well as future changes in programme. Further, we can learn from this thesis that architects and designers can turn a crisis into an opportunity through experimenting and designing for the future growth in Christchurch. Mass customisation plays an important part in this thesis with the design of a series of wall panels that people can use to customize their internal spaces, that later can be easily be rearranged to suit the second life. However, I’ve come to understand that we cannot design to satisfy everyone – to cater for all wants, but we do have the ability to design to allow people to choose how they arrange their space so that they can at least meet the requirements of their needs. Hence, mass customisation is essential in this project as it gives the flexibility and various options to the users, while the architect becomes the designer of a framework and a system rather than the end result.
In conclusion, I came to understand the importance of determining the essence of this project. I came across three different priorities to focus on – worker housing, mass customisation and second life. This affected how I approached the project, and towards the end, I realised that these three elements and concepts need to be balanced and complement each other in making the whole thesis successful.
Introduction l 135
List of figures Chapter 1 Figure 1.1: Produced by author Figure 1.2: Produced by author Figure 1.3: Produced by author Figure 1.4: Produced by author Figure 1.5: Produced by author Figure 1.6: “Housing the workers”, Accessed March 21, 2013. www.TeAra.govt.nz Figure 1.7: Ibid. Figure 1.8: Ibid. Figure 1.9: Ibid. Figure 1.10: Ibid. Figure 1.11: Ibid. Figure 1.12: Estudio Teddy Cruz, “Manufactured sites”, Accessed May 23, 2013. http://www.california-architects.com/en/estudio/projects-3/ Manufactured_Sites-4453 Figure 1.13: “Quinta Monroy / ELEMENTAL” 31 Dec 2008. ArchDaily. Accessed July 8, 2013. http://www.archdaily.com/?p=10775 Figure 1.14: “Grow Home”, Accessed July 15, 2013 http://www.cmhc-schl.gc.ca/en/inpr/afhoce/afhoce/afhostcast/afhoid/cohode/buhoin/ buhoin_005.cfm Figure 1.15: “China migrant workers’ rights groups report forced evictions”, Accessed July 21, 2013. http://chinadailymail.com/2012/09/10/chinamigrant-workers-rights-groups-report-forced-evictions/ Figure 1.16: “Shipping containers used for employee housing in Dubai desert”, Accessed March 25, 2013. http://inhabitat.com/shippingcontainers-used-for-employee-housing-in-dubai-desert/ Figure 1.16: “Police trying to solve caravan body mystery”, Accessed July 17, 2013. http://www.3news.co.nz/Police-trying-to-solve-caravan-body-mystery/ Chapter 3 Figure 3.1: Produced by author Figure 3.2: Produced by author Figure 3.3: Produced by author Figure 3.4: Photographed by author Figure 3.5: Produced by author Figure 3.6: Produced by author Figure 3.7: Produced by author Figure 3.8: Produced by author Figure 3.9: Produced by author Figure 3.10: Produced by author
136 l Workers’ Housing : Transitioning to a Second-Life
Figure 3.11: Produced by author Figure 3.12: Produced by author Figure 3.13: Produced by author Figure 3.14: Produced by author Figure 3.15: Produced by author Figure 3.16: Produced by author Figure 3.17: Produced by author Figure 3.18: Produced by author Figure 3.19: Produced by author Figure 3.20: Produced by author Figure 3.21: Produced by author Figure 3.22: Produced by author Figure 3.23: Produced by author Figure 3.24: Produced by author Figure 3.25: Produced by author Figure 3.26: Produced by author Figure 3.27: Produced by author Figure 3.28: Produced by author Figure 3.29: Produced by author Figure 3.30: Produced by author Figure 3.31: Produced by author Figure 3.32: Produced by author Figure 3.33: Produced by author Figure 3.34: Produced by author Figure 3.35: Produced by author Figure 3.36: Produced by author Figure 3.37: Produced by author Figure 3.38: Produced by author Figure 3.39: Produced by author Figure 3.40: Produced by author Figure 3.41: Produced by author Figure 3.42: Produced by author Figure 3.43: Produced by author Figure 3.44: Produced by author Figure 3.45: Produced by author Figure 3.46: Produced by author
137
Figure 3.47: Produced by author Figure 3.48: Produced by author Figure 3.49: Produced by author Figure 3.50: Produced by author Figure 3.51: Produced by author Figure 3.52: Produced by author Figure 3.53: Produced by author Figure 3.54: Produced by author Figure 3.55: Produced by author Figure 3.56: Produced by author Figure 3.57: Produced by author Figure 3.58: Produced by author Figure 3.59: Produced by author Figure 3.60: Produced by author Figure 3.61: Produced by author Figure 3.62: Produced by author Figure 3.63: Produced by author Figure 3.64: Produced by author Figure 3.65: Produced by author
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139
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Appendices Future Christchurch V4
Workers Housing : A Transition to Second-Life Abstract
Demographics
The Canterbury Employment and Skill Board estimated that there will be around 36,000 workers heading towards Christchurch for the rebuild in the next 10 - 15 years. That equates to roughly 15,000 new households to accommodate the workers. The lack of accommodation poses a big problem for the workers and their families moving into the city. The current plan is to houses these workers in “migrant workers’ camps or working men’s villages”in central Christchurch.
51%
51%
Trades
54%
The aim of this thesis is to look at how the design of the temporary housing for the workers can be integrated into the community, making it a place where there is a sense of pride and dignity. It will look at what the workers housing community can be potentially be, shaping it into a more productive environment. There is a saying where, “happy workers are productive workers”. In the act of emergence to the Canterbury earthquake, prefabrication is one of the quick and inexpensive solutions of delivering shelter. Research will cover the cost of the housing and designing options for affordability and will focus on the notion of mass customisation. Housing for workers is very essential to have the flexibility as these workers are coming from different kinds of background. By having that flexibility which suits their needs is one of the ways of expressing their identity. With the notion of mass customisation, it gives the opportunity for the workers to adapt the unit to suit their own lifestyle, giving them the freedom to personalize their own space. Slowly they will feel like the new house is like a home. The thesis will also focus on what will happen after the 10 - 15 years of the “rebuild” period, whether or not the temporary housing units become permanent, or whether or not the housing units repurposed into another program, looking at their second-life. The second-life allows for adaptation and development for future uses. It will be the first for Christchurch and will also benefit the workers.
Mass Customisation Irish Etc.
Etc.
Nationality
Nationality
Trades Project Management Project Management Professionals 54% 26%
Professionals
Job Scope
Job Scope
Filipinos British
Filipinos
23%
British Irish
15% 23%
26%
Males
Singles 52%
11%
15% 11%
20%
20%
Males
63%
63%
Females
Singles Married couples 52% Married couples Families35% 35%
Females 37%
37%
Families 13%
13%
Gender
Community Structure
.. .. .. .
Staff on longer relocation and/or secondment
..
Rental properties Company-owned houses
Apartments Townhouses Motel Hotel rooms Bed & Breakfast Home stays Boarding houses
Second-Life The second-life of a building is the program the building transitions into when it is no longer needed for its original program. The second-life of the building is predetermined as the second program. Two programs are to be designing for the building. The second-life allows for adaptation and development for future uses. For this thesis, the second-life is shown through an exploration of the workers housing (main program) transitions into a backpacker (second program).
vs
Gender
Community Structure
Mass Production
Workers Housing Today Workers on short term relocation/secondment (e.g. weekly or fortnightly fly in and out)
Master of Architecture (Professional) 2013 School of Architecture and Planning Camia Young & Chris Barton
Course The University of Auckland Advisors
Mona Fasihah Ibrahim
Pros
Cons
Cons
+ Greater efficiency in construction + Reduction in labour costs + Time effective + Greater accuracy in the production
For those recruited from overseas on a short-term or pe manent basis, as well as staff on permanent transfer
- Inefficient to alter once assembly line is implemented and established - Standardization - No individuality
Companies tend to provide relocation assistance as part of their employment package; This often involves providing temporary accommodation for a short period till they find their own temporary or permanent housing solutions. Most employees who relocated from overseas preferred to find permanent housing.
Mass Customisation
Pros
+ Personalization + Variation + Made to order + User interaction
1st Life : 2-Bedroom Housing Unit
- Perceived to cost more - Perceived to take more time
2nd Life : 6-Beds Backpacker Unit
Appendix 1: Final crit poster 01 Design Concept
Urban Strategy Chosen Sites
Rangiora (Leighs Construction)
option01
2
The ‘Perimeter’
Integrated Location (Satellite City) Eastgate Shopping Centre, Linwood
‘Customised’ Space
Transitions to Second-life
Kaiapoi (Domain Consultant)
inner city
Program Diagram 2ndSecond-Life Life : Backpacker
Housing 1st Life : Workers Housing
(infill)
2,130 m2
Backpacker
2-Bedroom
urban options
option02
isolated
Communal Area
(sprawl)
Common Room
Reception / Office
Warden’s Apartment
Etc.
Patio / Terrace
Linen
BBQ Area
Luggage
Communal Garden
Laundry
Dining
3-Bedroom
35 units
Foyer (Entrance Hall)
2-Bedroom
Reception / Office
1-Bedroom
Workers Housing
Studio
1-Bedroom
3-Bedroom
Foyer (Entrance Hall)
Studio
Gathering Space
Kitchen
Communal Garden
Bunk Room
Male
2-beds
Female
4-beds
BBQ Area Patio / Terrace
6-beds Toilet
Shower W.C
Gathering Space
Laundry Room
CBD option03
Satellite City
Residential Development
Storage
W.C.
Luggage
Shower
Linen
integrated
Etc.
(satallite)
Warden’s Apartment
Site Living zone
Second-life option
7 Bangor St, Christchurch Central
Eastgate Shopping Centre, Linwood
Farnborough St, Aranui
4 (40+ dwellings per hectare)
3 (33 dwellings per hectare)
1 (13dwellings per hectare)
Backpacker
Live/Work
2-Beds
2nd life
Community Housing
Live/Work
4-Beds
52 units
6-Beds
Common Room
Architect
1
St Albans - Workotel (JGM)
3
Inner City Location (Infill of Vacant Site) 7 Bangor St, Christchurch Central
Occupants (Workers)
(Core, Circulation, Grid, Column)
Resedential Development (TC3) Farnborough St, Aranui
Dining
Second-life
Kitchen
Workers Housing
Riccarton - Workotel (Tee International)
inner city
Rolleston (Domain Consultant)
integrated
isolated
Linwood (Domain Consultant)
distance to work
2
2,105 m2
28,026.34 m
38 units
42 units
Burnham - Military Camp (Fulton Hogan)
access to services and amenities
Ground Floor
1st Floor
2nd Floor
Ground Floor
1st Floor
2nd Floor
Backpacker
active & public transport options car use & associated fuelcost section size
2nd life
2nd life
Backpacker
key:
high
Community Housing
36 units
160 beds
section price quality of life (greater integration)
‘Perimeter’
medium low
Workers Housing
Appendix 2: Final crit poster 02 Design Proposal
Design Exploration Detail
Wall Panels : Types
Wall Panels : Sizes
Workers Housing
Backpacker
Exploded View
1200mm x 2400mm
Roof
Spring
Lever
1200mm x 2400mm Second Flooor
Pivot ‘C’
‘B’
‘A’
2400mm x 2400mm
Wall Panels : Combined First Flooor Flexible (internal wall)
Fixed (external wall)
Ground Flooor
Wall Panels : Materials
workers housing - 1F
‘A’
‘B’
‘C’
‘A’
How the wall panels combined?
‘B’
workers housing - 2F
GF
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
backpacker - 1F
backpacker - 2F
GF
Door Window Sliding Door Glass Wall Solid Wall Room Door Internal Wall
‘C’
Solid Wall
Timber Wall
Column
Glass Wall
Section A-A
Door
Window
Door
Appendix 3: Final crit poster 03
146 l Workers’ Housing : Transitioning to a Second-Life
1F
2F
1F
2F
Core
Floor
Wall Panels
Backpacker
Appendix 4: Early explorations of prefabrication system
147 145
Appendix 5: Early explorations of hinges system
148 ll Workers’ 146 Workers’ Housing Housing : Transitioning : Transitioning to ato Second-Life a Second-Life
Appendix 5: Design development of the hinges system
149 147
Appendix 6: Explorations of the “perimeter”on site 1
148 ll Workers’ 150 Workers’ Housing Housing : Transitioning : Transitioning to ato Second-Life a Second-Life
Appendix 7: Sketches of site 2 and site 3
151 149 149
The Canterbury Employment and Skills Board has expected there will be approximately 36,000 workers coming to Christchurch to help with the rebuild in the following 10-15 years. In housing terms, that number roughly equates to 15,000 new households. The lack of accommodation has become a crisis for workers and their families moving into the city. The current plan is to house these workers in “migrant workers’ camps or working men’s villages” in central Christchurch. This thesis investigates how the design of temporary housing for the workers can be integrated into the community, making it a place where there is a sense of dignity and pride. It explores what the worker housing community can potentially be, shaping it into a more productive environment and following the adage that, “happy workers are productive workers”. The aim is to create an environment that could motivate the workers, not only benefiting the workers themselves but also their employers. Research covers the use of prefabrication techniques in designing housing for the workers and extends into the notion of mass customisation to give opportunity for the workers to express their identity and to adapt the units to suit their own lifestyle. The aim of this research is to give workers the freedom to personalize their own space, so that they will feel like their new house is like a home. The thesis looks on what will happen to the worker housing after the 10-15 years of “rebuild” period, whether or not the temporary housing units become permanent, or whether the housing units be recycled or reused – looking at their second life. It will be the first for Christchurch and will also benefit the workers.