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PHAWSE BTI 25077

Scheme Proposal / Site / Delivery Team

Pop-up ‘Homes through Apprenticeships With Skills for Employment’ scheme.

The Pop-up HAWSE is an initiative to tackle homelessness in the London Borough of Hackney. The principal is to rent and inhabit disused garages on existing housing estates.

The HAWSE units are manufactured off-site and delivered to site as a kit-of -parts. An individual HAWSE unit consists of a bedroom and shower room. Every 5th unit is a communal laundry, kitchen and dining area. After their useful life, the components are demountable and reusable.

The project is delivered through a government funded apprenticeship scheme and homeless charity who find both apprentices and tenants.

The cost per HOUSE unit is approximately £13,000. This is achieved through the involvement of the apprenticeship scheme and the lack of land acquisition. The ongoing costs per month include rent (approx. £50) and utility bills.

The delivery team is architect-led with support from a QS, a well known London based homeless charity and an established apprenticeship scheme. All interested parties are real and work in and around Hackney. The names have been removed for this submission.

RESIDENT PROFILE: GARY RICHARDSONAge 24Homeless in Hackney, London since 2011Gary is a fictional character. Follow the arrows for his story.

GARY became homeless following the breakdown of his relationship with his girlfriend Jules. He was living with Jules and their son Jack in a Hackney Homes flat in Homerton, but after the split he had no where to go; his mother died 5 years ago and he had never known his father. Gary would often sleep on the sofa at a mate’s flat, but with no permanent job and a tendency to turn to alcohol in hard times, this situation soon became difficult so after a few months he heard about a charity who help vulnerable people find accommodation. Gary had a tough upbringing and although he managed to gain a few GCSEs , following this he moved from job to job. The recession has made finding work more difficult, especially for those without skills. The Charity launched the new Pop-up HAWSE scheme, which seemed too good to be true. Not only did Gary have the opportunity to gain skills and potentially a qualification in construction and carpentry, but also this was directly linked with providing him with a home – a space that would be entirely his, that he had contributed towards building.

DELIVERY TEAM

Planning consent would be required for change of use, to change of facade and extend the threshold and Building Regulations would need to be met. For the charity, additional ‘Decent Homes’ standards are taken into consideration for all accommodation.

While there are no legal space standards in the UK, most new affordable housing scheme funders require London Housing Design Guide (LHDG) standards.

Pop-Up HAWSEs are not typical housing units as they are limited by the existing structure and are designed to be temporary. However as ‘good practice’ they meet LHDG where possible with area guidelines for single bedrooms and kitchens close to LHDG.

STATUTORY AUTHORITIES + DESIGN STANDARDS

The proposal takes advantage of government funded apprenticeship schemes which link students with contractors. As part of the programme, students - some of whom are nominated by the homeless charity - construct all the parts of Pop-up HAWSE and install it on site. The costs for materials are met by the charity, whilst labour and tools are covered by the course. Following completion, The Charity nominate tenants for the units, including those who have participated in the apprenticeship scheme.

DELIVERY STRATEGY + FUNDING

Hackney is located in north east London and is known for its vibrant, diverse and creative community. Due to the Olympics and the area’s connections to trendy Shoreditch and the City, infrastructure has recently improved and significant redevelopment is ongoing. The result is that land values and density are high and rising.

Despite being one of the most expensive boroughs to live in, Hackney is still the third poorest borough in England. Poverty is evident and unemployment is an ongoing problem, reaching levels 4% higher than the national average.

Hackney is a borough of renters. Whilst private rentals are rising, still 46% of residents living in socially rented accommodation. The borough is also densely built-up, leaving little potential for new housing solutions.

Hackney thrives on change and embraces individuality and creativity, making it the perfect siting to begin the Pop UP HAWSE initiative.

HACKNEY

CITY

ISLINGTON

TOWER HAMLETS

WALTHAM FOREST

Site Location: The borough and its neighbours

20% 25%

ENGLAND

HACKNEY

LONDONENGLAND

£ pw80

40

LONDON

69%

HACKNEY

‘A borough of renters’. Comparisons with London and England for rental markets and price per week (2000-2010).

Blandford court in Lockner Estate is located in Dalston, Hackney. Lockner Estate was built in the early 1970s and included 57 garages, backing onto Kingsland Road, a major route through Hackney with shops, transport and other amenities. This is a fictional site and no discussions have been had with the owners.

PROTOTYPE SITE

The increased costs associated with car use and promotion of public transport / cycle schemes means estate garages are no longer popular. Vacant units mean give a less active street-front which encourages anti-social behaviour. The high land value in Hackney means that housing associations are likely to be developed in the future.Some garages lay empty at the ground floor of estates in a block giving a lifeless façade that cannot be re-developed.

GARAGE SITES

LHDG Bedroom: 8 m2 and Shower room 3.6m2Pop-Up HAWSE total 11.5 m2LHDG: Combined kitchen/dining 12m2 (for 4 people)Pop-up HAWSE: 11.5 m2Grey areas show where we miss the LHDG targetAll garages vary in size so these are average dimensions

BEDROOM WC COMMUNAL

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PHAWSE BTI 25077

TIMELINE FOR PROTOTYPE HAWSE / VISUALS OF INHABITED SCHEME

Gary visits the The Charity in London to talk about housing and employment. He signs up to their HAWSE scheme.

The Charity select a number of potential apprentices from their ‘move on’ category. These will be single people who often are at the lowest priority for social housing.

The potential apprentices are given a five day taster course at their training academy to see if they are interested in various courses. Those who are selected are graded as Level 1 and Level 2.

Gary will qualify for level 2 having gained 5 GCSE’s grade D-E.

Housing Associations draw up plans of the locations of all of disused garages with the council.

The Charity and Housing Associations select a suitable location for the prototype Pop-up HAWSE scheme. This would be garages in a reasonable state of repair, in the middle of established estates.

The rent is agreed at £11* per garage per week. They are leased on an annual contract, which would be rolling with a notification period, should the land be sold to a developer.

This rent will be covered by Gary, but may be supported for an agreed period of time.

September: the course starts with The Charity and apprentices join with others for the government funded scheme

Gary’s class has 4 others from The Charity and 7 others from across east London. Their ages range from 17 to 49 with 4 women on the course.

The course follows a standard apprenticeship led mainly by visiting contractors but the HAWSE scheme is added to the curriculum.

The group make the pre-fab wall panels and learn about types of insulation and SIP panels. Making the SUP (Services and Utilities Panels) demonstrates the basics of what the apprentices have learned.

By the spring term, the Panels and SUPs are manufactured and the group have 2 weeks on site building the prototype HAWSE.

The on-site manufacture takes approximately 14 days with all 13 apprentices being set individual tasks (see page 3 for construction programme).

Once complete, The Charity and Housing Association select tenants from the scheme.

Gary has impressed tutors and is offered employment by one of the visiting contractors. He is offered one of the 4 places in the prototype Pop up HAWSE giving him a home near to his family. His initial wage is £96 per week, and he is able to cover his rent. He signs a tenancy agreement with tenancy rules. Gary now has a permanent place to live where his son can visit.

The units on the Lockner estate are a success and others are installed. The scheme is adopted by Housing Associations and supported by the council and by next year, there will be a further 35 units across the borough*.

In February 2014*, the council decide to release the garage sites on the Lockner estate to private developer bidders. The HAWSE units are dismantled, repaired in the workshops replaced where necessary and reused on another estate.

And so the Pop-up HAWSE cycle begins again!

Gary does well in his apprenticeship with his new employer. They take him on as a full time member of staff. His wages have rise to £170 per week and he is considering renting a flat with friends from work. He sees his son on weekends whilst Jools goes to work.

* estimated costs/ time frames

TIMELINE PROTOTYPE

Previously inactive street fronts have the potential to be brought to life and valuable redundant spaces can be transformed. With careful planning these simple housing solutions provide the opportunity to deliver unique housing solutions to our densely populated city.

Stage 1

Stage 2

Stage 3

Stage 4

Stage 5

Stage 7

Stage 6

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9 EXTERNAL LANDSCAPE

Cover the window panes with rough ply to protect the glazing

Connect porch back to structure to hide utilities and junctions

Lay loose screed to level the site

Arrange the fencing fins evenly into the screed

Lay the heavy paving

8 INTERIOR FITTINGS

The bedroom shelving and rail sit over the top of the panels

Insert the blocks to build the bed from. Lay the slatted panel bed base

Ensure the site is left clean and tidy using a stiff brush to sweep out from the bedroom

6 THE FRONT WALL

Lift the door and window panels into place

Secure back to the structure along all edges

Insert packer and air bricks under floor to seal

Use the internal packer to ensure a right finish

5 POSITIONING SUPs

The high level SUP is first to be installed. Raise it into place

Fix it through the pre-drilled holes

Ensure the floor is protected. Deliver the lower SUP on a trolley. Align and fix to the wall as above

Under the supervision of the contractor in charge, connect and test the wiring and plumbing

4 SLIDE-IN CEILING AND FLOOR

Collect ceiling and floor panels from the store

Insert floor panels first. Guide them on to the rails

Lift each ceiling panel and guide it along the top rails

The wall panels will keep the floor and ceiling in place. Ensure there are no gaps or uneven panels

Clean the site

3 HANGING THE PANELS

Collect all panels from the store

Starting from the setting out point, hang the panels along the back wall

The panels hang like a picture, lift and place them on to the rails

Hang the side panels starting from the back. Push them tight towards the of the garage to ensure a tight fit

2 INSTALLING THE FRAME

Starting at the setting out point, screw frame to walls, ceiling and

floor

Using a jig, spirit level and laser measurer ensure the rails are evenly spaced and straight

1 PREPARING THE GARAGE

Clear garage of rubbish

Use packers to even the walls internally

LEAVE TO DRY

Remove garage doors and frame and knock out façade back to structure line (if required)

Use a spirit level to check the floor, pour loose screed, level and compact

Ensure the site is left clean, clear and safe every evening.The setting out point for all garages is the right as you enter.STORE GARAGE An additional rented garage to protect materials. Lock when not in use and do not store tools here.

7 FIXING INTERNAL PARTITIONS + FLOOR

Fit the internal panels Y and Z around the SUP to create the shower room

Secure the door by clipping the frame to the ceiling and floor. Slide on the door panel and cap the end of the rail

Lay the vinyl and carpet flooring from the setting out point working towards the front

PANELS These are the insulated panels that have been made the workshop. They must be stored inside and take care not to damage the edges. You will have a combination of panel types delivered at different stages of the build

SUPs Services and Utilities Panels constructed off-site and shipped. These will need to be secured as soon as possible and must be stored inside.

FOLLOWING SIGN OFF FROM THE SITE MANAGER THE BASIC INTERIOR IS NOW COMPLETE AND SUPs ARE DELIVERED

FOLLOWING SIGN OFF FROM THE SITE MANAGER, PACK WITH INSULATION AND CLOSE

DELIVERY OF FRAME AND PANELS. STORE PANELS INSIDE AND KEEP SITE ACCESS CLEAR

THIS STAGE REQUIRES SIGN OFF FROM THE SITE MANAGER

THE UNIT IS NOW SERVICEABLE AND WATERTIGHT

DELIVERY OF INTERIOR PARTITIONS, LANDSCAPING AND FINISHES

THE UNIT IS NOW INHABITABLE AND THE USER CAN PREPARE TO MOVE IN. ENSURE SIGN OFF FROM THE ON-SITE MANAGER

THIS HAAWSE IS NOW COMPLETE

CONSTRUCTION MANUALGary and his classmates were given a manual like this to construct HAWSE on site. The process had been practiced in class but on-site days were a chance to impress tutors

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PHAWSE BTI 25077

12mm Plywood

12mm Plywood

Cap to protect insulation

75mm Insulation

Fixtures on panel to hang to rails fixed to structural shell.

Waterproof geotextile layer

The sustainable strategy relies on passive techniques. •The proposal reuses an existing shell - minimising construction waste and embodied •

energy.All insulation and plywood is from sustainable and local sources where possible.•The labourers from the apprenticeship scheme live locally.•The scheme is modularised, demountable and reusable the whole structure is reusable •

and components may be replaced as required.With the limited budget and requirement to keep maintenance costs as low as •

possible, it is not practical to generate energy on site.

STAINABILITY

Costs for a single bedroom unit have been prepared by a Quantity Surveyor as part of the proposal team and sumarised in the table below. As there is a communal unit every 5th unit, we know that the cost per bedroom must be under 80% of total budget of £20,000 meaning must be delivered for £16,000 or under.

Preparation Works 1 (Quantity) >>> x >>> 200 (Rate £s) >>> = >>> 200 (Extension £)Making good shell 12 30 365 Aluminium hanging rails 98 5 489Boards Insulation + 2x ply 49 + 98 20 + 25 3,437Internal partitions + kitchen 13 32 441 + 500Sanitary goods (WC, shower) 1 + 1 150 300Windows + entrance door 1 + 1 750 1,500Flooring (wet + dry) 6+6 20 + 30 304Landscape (posts + paving) 24no+3sqm 14 + 50 498 M+E - - 1,458

SUB TOTAL £9,292

Service connections to site 0.2 2,000 400Prelims/OH+P for contractor - 0.25 of costs 2,373Statutory Fees - - 1,000

TOTAL £13,065

COSTS

HAWSE units are designed to be suitable for all types of garage sites. These include garages separate to the main estate, as prototype site Lockner, those facing each other or garages at the bottom of a block.

A cluster of HAWSE units would be configured:B (Bedroom) C (Communal)

Different sites will dictate the pattern and arrangement of each unit depending on what is available. Each Bedroom must have access to a Communal unit and there is to be no fewer than 2 and no more than 4 Bedrooms sharing each communal unit.

DWELLING CONFIGURATION + CLUSTERING

PANEL CONSTRUCTION

B B B BC

FEASIBILITY / SITE CONFIGURATION / LAYOUT

The communal unit provides a decent kitchen provision and break-out space from the sleeping unit. It would also contain a laundry area. It is a place where neighbours can come together and the sense of community become strengthened. As the residents here may have come from an isolated past without the ability to have people to depend on, the kitchen unit gives a platform for social engagement, essential for gaining skills and independence.The kitchen unit is designed to meet LHDG for kitchen provision for 4 people. The space in front of this communal unit is more open to provide a place to gather.

COMMUNAL UNIT 11.5 sqm

BEDROOMStorage built in to the SUP which is manufactured off-site. Shelving units can be enclosed by the occupant as required.Additional storage under bed.There is a lockable built in safe behind the bed.Enclosed and quiet area.

PRIVATE

WC and washroom separates the unit.Waterproof vinyl floor to shower room + kitchenetteSliding door for space saving and flexibility, closes washroom / defines kitchen areaSink shared between the washroom and kitchenette

BUFFER

The front of the unit area is where the tenant might entertain guests.This space is left free to personalise except for a collapsible table.The kitchenette contains a water point and power for a kettle/toaster. There is space for a small fridge.There is full glazing to the front to maximise light

SEMI PUBLIC

SEMI-PRIVATE

The area that would have been required for a car turning circle becomes private amenity space for each unit. - 1m deep.LED external lighting between the timber slats lights the entrance.Vertical timber slats create a soft threshold. Varying in height and flexible in use to be personalised as a bike stand, seat etc.

11

BEDROOM UNIT 11.5 sqm

2

3

2

3

45

6

45

6

7

8

97

8

9

10

11

10

11

The delivery team are passionate about the simple practicality of this scheme. At each stage, all parties involved stand to benefit - be it from filling course spaces and providing on-site experience to ultimately having a small but serviceable room of your own. Following the success of initial schemes, the proposal would be quick to roll out across Hackney or any other borough.

2500mm

1600

mm

950m

m19

00m

m

Additional bespoke size panels may be required as fillers to meet the specific dimensions of the garage and variations may include window panels.

Furniture

SUP

Insulated Panels

Empty Shell