timeless flexible building
TRANSCRIPT
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Timeless Flexible Building
Boston, November 15-17, 2011
Matching demand & supply in flexible housing Rob Geraedts
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Outline
Introduction I - F - D Programme Open Building & lean Construction
Research Project Problem, objective, method
Findings Survey, questionnaire Case Studies
Recommendations Recommendations
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Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Intro cons.gericht bouwen
Slide uit Trafo of MSc lab presentatie over mismatch tussen vraag en aanbod
Consumentgericht bouwen
Zie de oude presentatie in Tokyo met plattegronden over NL, woningnood, voorraad
Zie intro tekst paper
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Terugblik op presentatie Bilbao
Wat is daar onderzocht in ook 5 IFD projecten En wat is hier onderzocht?
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What is IFD? - Industrial building
Construction elements produced in factories Mass production possible (standardization) Efficient construction process Quality control of innovative construction systems
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Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
What is IFD? - Flexible building
Freedom of choice in volume, layout and design of dwelling
Future adaptability of dwelling
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Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
What is IFD? - Demountable building
Direct assembly on construction site Exchanging, adding or removing of construction, facade
and infill elements
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IFD: Van 3 -> 1 slide maken
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IFD Demonstration Projects
Experimental Programme, established in 1999 Objectives:
encouraging the construction industry to adopt IFD on demand and supply side of the market
61 projects submitted Construction method for creating flexible and
consumer-oriented housing. User is free to choose the size, the layout, facilities
and finishing. During the life cycle dwellings can adapt to changing
user and market demands 9 / 39
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IFD Demonstration Projects
Number of IFD Projects Office building: 11 Hospital: 3 Homes: 34 School: 1 Other: 12
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Open Building & Lean Construction
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Problem and Objective
IFD housing construction projects still not evaluated
Lean: Does the homes offer the optimum value that its occupant would like?
If not, where is the waste and what is the remedy to prevent this?
Open Building: ‘Is the domain of the occupant clearly defined and delimited?
If not, how can residents be made to understand the dividing line between the base building and those sections that can be modified?
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Research Questions
Are the residents aware of the flexibility and adaptability of the homes?
Were these actually utilised in the development phase?
Are the homes already being occupied by a second generation of users and, if so, have they adapted the home to suit their specific living requirements?
Did the occupants receive documentation to inform them of the possibilities for adaptation?
Do the occupants wish to make adaptations to specific elements in their home that are not
currently included in the possibilities? Which options for flexibility that were initiated
and realised are being utilised the most? 13 / 39
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
5 cases
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1. De Kersentuin Utrecht
2. Multiple Choice Almere
3. Ecolflex Ijsselstein
4. La Fenetre Den Haag
5. Terbregse.nl Rotterdam
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Case 1: De Kersentuin
Sustainable and ecological project
94 apartments 2003 Timber frame construction Some changes only
possible during the development phase (staircase)
Modifiable and adaptable volume and finishing also after completion
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Case 1: De Kersentuin
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Case 1: De Kersentuin - details
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Case 1: De Kersentuin - conclusions
Flexibility: greater freedom of choice for the first generation of occupants (directly involved in and have an influence on the design and realisation process).
The long-term adaptability of the homes is currently limited by the fact that many are still occupied by the first generation of occupants.
One of the problems identified relates to a lack of information. In particular, occupants who would like to change or adapt
something after completion do not know whom to contact. For this reason, most occupants made modifications to their home on their own, largely applying traditional methods and therefore not taking full advantage of the flexible and demountable facilities invested in the home for this purpose.
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Case 2: Multiple Choice
The buyers received an interactive CD-ROM, which they could use to determine the budget, the position of the garage, the direction of the garden and spatial features such as additional rooms and loggias. They could then choose from variants that matched their chosen profile.
18 houses Jaartal? High level of industrialisation – hoezo? The size of the home is variable within the set envelope. The
width sizes vary from 4.80 m to 8.40 m, with increments of 1.20 m. The depth template varies from 2.70 m to 3.60 m
Corus metal floor system makes the adaptability of services and cabling possible after realization of the homes
Easily demountable partition walls. Electrical cabling in the demountable walls and floors can easily
be adapted. The pipes in the upper floor are accessible to enable future
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Case 2: Multiple Choice
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Case 2: Multiple Choice - details
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Case 2: Multiple Choice - conclusions
The residents of the Multiple Choice project have so far made little use of the flexibility options offered.
The first generation of occupants had no reason to modify their home after completion because it had already been designed in line with their individual wishes.
One second-generation occupant did modify his home while in use by changing the location of the kitchen. Because of a lack of information in the form of a manual, he was not aware of the fact that he could use the demountable walls and floors to rearrange his services.
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Case 3: Ecoflex
Sustainable housing concept 14 houses Jaartal ? homes have flexible layout, can be extended and can be used for
several purposes. A wide freedom of choice was achieved within a normal price category for terraced homes.
example of partitionable base building all 14 homes have a different layout and fittings. homes can only be extended at the rear thanks to the additional
1.50 m of strip the rear facade is made up of demountable and re-usable timber
frame components and window frames. This also makes it possible to have different facade layouts. The home layout can be adapted for the second generation of
users, with the exception of the staircase and the vertical pipes.
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Case 3: Ecoflex
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Case 3: Ecoflex – details
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Case 3: Ecoflex – Conclusions
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Case 4: La Fenetre - uitgangspunten
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Case 4: La Fenetre - fotos
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Case 4: La Fenetre - details
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Case 4: La Fenetre - conclusies
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Case 5: Terbregse.nl - uitgangspunten
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Case 5: Terbregse.nl - fotos
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Case 5: Terbregse.nl - details
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Case 5: Terbregse.nl - conclusies
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Main conclusions 5 cases
Flexibility for initial users and future adaptability call for new development processes
Industrially manufactured components allows dwellings to be completed in much less time
Preparation stage is more intensive Design work and implementation have
to be fully integrated and run concurrently.
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Recommendations 5 cases
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Define the target group (market research) Objectives relate directly to the selected target
group and will have to be monitored Consumers tend to have traditional views.
They want to know what the end product will look like.
Determine the degree of involvement; this influences the design & construction process
Integrated design at an early development stage
Close coordination between the various disciplines
The intended degree of flexibility will have to be translated into a design: Open Building principles
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Final Recommendation: Experiment with innovations!
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Build prototypes
Total concepts
Components
Products
Evaluate
Improve
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
Open & Sustainable Building:
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Industrial
Flexible
Demountable
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How old is flexibility in housing?
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1949
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Sustainable Housing?
My home is my castle
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Sustainable Housing?
Bottle Homes
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
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Sustainable Housing?
Container Homes
Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management
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1924
2010
How old is flexibility in housing?