Staying Put by Emilio Sullivan

Staying Put The Social Game

Social

Housing

The project looks to disrupt the current model of exodus of communities in London in the face of regeneration by challenging authorship and negotiation on a spacial and financial level.

Systematic self- assembly dictated by spatial grids allows for the system to grow holistically in combination with a discrete kit of parts. This bottomup configuration emboldens the variability that can be found in a city block, due to its layering over time and authorship of several different designers, meaning the resulting outcomes are fluid and responsive to needs.

By making the residents themselves the key players of redevelopment, the system places the residents as agent of their occupation in the city and act as a test site for all future re-developments of the London Social Housing.

Emilio Sullivan // UNIT 19

Emilio Sullivan

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Ye a r 4

Unit 19

Staying Put The Social Game

Social

Housing

The project looks to disrupt the current model of exodus of communities in London in the face of regeneration by challenging authorship and negotiation on a spacial and financial level.

Systematic self- assembly dictated by spatial grids allows for the system to grow holistically in combination with a discrete kit of parts. This bottomup configuration emboldens the variability that can be found in a city block, due to its layering over time and authorship of several different designers, meaning the resulting outcomes are fluid and responsive to needs.

By making the residents themselves the key players of redevelopment, the system places the residents as agent of their occupation in the city and act as a test site for all future re-developments of the London Social Housing.

Emilio Sullivan // UNIT 19

Emilio Sullivan

S

T

A

Y

I

N

G

P

U

T

Ye a r 4

Unit 19

S T The

Unit 19

Game

G P U T Housing

Year 4

I N “SOCIAL” Social

Emilio Sullivan

A Y

0 0 1 // : P R O J E C T B R I E F The brief for the project is to design a family of variable residential units for London, utilising digital fabrication methods and disruptive ideas on how housing should be provided to those who need it.

0 0 2 // : T E S T S I T E The site that is acting as the Test Site for this project is that of Taplow House in the Aylesbury Estate, London. The site has been earmarked for demolition, the community faces an exodus. The system is aiming to be multi applicable to any site within London where a social housing community is under threat, providing them the tools and system to remain in hte city and become householders.

0 0 3 // : C L I E N T The people of London

PRIMARY REFERENCES Casbah - Aldo van Eyck

“a house must be like a small city if its to be a real house, a city like a large house if its to be a real city ”1

0

Odhams Walk - GLC Its complex geometry – stepped flats organized around common courtyards, elevated galleries, and private terraces – generates a fascinating and diverse built environment. Its origin as a community led development, the outstanding design and effective post-occupation management have contributed to creating a sustainable community that has survived over decades in this privileged London location.2

D = d2

CHALLENGING THE PROTOCOL OF NEW

01

LO N D O N D E V E LO P M E N T

X For every new development that is to be built in replacement of and existing Social

Housing

Scheme,

there

would

be a Staying Put community initiative running

in

parallel

as

a

sister-

development

With the question of London housing in mind the aim of the project is to disrupt what exists, throught the rationale that that things - such as technologies - that have presented themselves as radical novelties disruptions within architecture perhaps are very simple continuities of often very traditional and historical ideas about architecture. The project therefore seeks to embolden a new modus operandi for housing, in particular my focus on the erasure of social housing in London and ways in which its viability and more importantly necessity are upheld in the future of London.

In conjunction to realising the programme of the building, this report will also focus on an indepth assessment of where the role of the architect stands in a future of construction.

The role of the architect I propose is not in the position that is currently stands as grand overseer, but more as an

A G G R E G AT O R O F U N K N O W N A G G R E G AT I O N a creator of systems and design principles but a more detached role to the planning for communities and their specific needs and desires

THE ROLE OF THE ARCHITECT

Relationship with the Client

The aim of the project in terms of its delivery is to provide as much authorship and responsibility to the residents of the estate as possible. The general theme as outlined in the diagram on the left is that the responisbility and roles of specific elements of the production chain end and different points.

The Architect ceases direct involvement at the beginning of the construction phase, showing a new role in the relationship with a client, allowing for systematic and generative growth of the project based on the kit of parts and the rules of inhabitation provided in the geometry.

Design

Construction

Occupation

T r a d i t i o n a l Appointment

Design and Planning Phase

The Architect

Specialist Assembly Phase

The Developer

Specialist Assembly Phase

The Community Group

Specialist Contractors

Customisation and Finishing

Specialist Fabricators

The Architect formulates a design and acts as Principle Designer, then sees the project through the construction phase until complete

The

local

mapping

action the

group

impacts

of

in

charge

of

re-development

and a potential ally in the procurement and delivery of the scheme and its principles

Design

The consultants for the developers who are overseeing the who change in the Aylesbury Estate

Construction

Re-Design

Occupation

Construction The Local Authority in which the land would be received from in relation to the purchase from the developer, in return for saving them money on CPOs and rehousing evicted council tenents.

Construction

Re-Design

Occupation The holding partner for the developer in which the deals and contracts would have to be struck and agreed.

Proposed Model The Architect formulates a system that is given over to the residents with no pre-planning of outcome, the feedback loop means evolutionary design and composition, with improvements to the system.

The developer for the neighbouring site which the Staying Put scheme would be working in conjunction with.

27% of London Households live in Private Sector Rentals -

02 SOCIO- ECONOMIC CONTEXT

the highest rate since the 1970s

ÂŁ 1,352.00 the average monthly rent in Southwark 67 % of the average Southwark wage

6.5% of the working age population of Southwark are unemployed - the 4th highest in London

240% greater chance of living in an overcrowded household if from an ethnic minority

Home ownership rate by age group of household head, London 1990 to 2016 16 - 24

- 22 %

25%

3%

Khan said he now planned to move towards a long-term strategic goal of half of

fixing the housing crisis will be a marathon not a sprint. City Hall believes the demand for

new homes being genuinely affordable and stressed that

'90

'95

'00

'05

'10

'15

35% from private builders is an important first step towards delivering 50% by the end of this decade.

35%

IS REQUIRED

but only delivered if this requirement is not detrimental to the developers bottom line.

25 - 34

57%

“A second core would be required to provide separate access, including lifts and circulation areas, to socially rented accommodation within the development.... the cost of construction would increase with the introduction of a further lift, as well as

27%

- 30 %

separate access and servicing arrangements�

not doing so would have significant implications on

the

values

of

the

private

residential

properties

'90

'95

'00

'05

'10

'15

S E C T I O N 1 0 6 A N D I T S I M P L I C AT I O N S Planning obligations, also known as Section

106 agreements based on that private agreements

section of The 1990 Town Country Planning Act are

made between local authorities and developers and can be attached to a planning permission to make acceptable development which would otherwise be unacceptable in planning terms.

35 - 44 69%

46%

- 23 % Affordable housing seems a hinderance in many sense to developers. But if the quota was offset and given to those with a true investment in its creation the residents themselves what would the outcome be ?

'90

'95

'00

'05

'10

'15

affordable place to live for even the less well off. Affordable housing was, in short, affordable’

The amount below the local market rate to be classified as "Affordable”

Amount of Affordable Housing to be provided in new developments by developers

HOW DOES THIS ACTUALLY BREAKDOWN FOR PEOPLE?

WAGES

£ 472,480.00

£ 211,730.00

The average London House Price

The average UK House Price

£ 377,730.40 The amount for a house that would therefore be deemed "Affordable” ( A x 80%)

£

£

£ 34,473.00

£ 22,301.00

The average London Wage p.a

The average Southwark Wage p.a

£ 665.87 pw

RENTAL PRICES

HOUSE PRICES

£

÷

The average London rental price

£ 532.60 pw The rental amount would therefore be deemed "Affordable” ( A x 80%)

£ 2,130.40 pcm x 12

£ 16y 11m

115%

Time it would take to be able to purchace a house with 100% of wages going towards the property

The percentage of what a year of affordable rent costs in relation to the average Southwark wage

“ We could no longer afford to stay in the area: the compensation we received plus £45,000 of life savings bought us a terraced property 15 miles out of London. I feel that we have been forced to give up our home to accommodate the building of homes for overseas investors” former Heygate community leaseholder Terry Redpath

H AV E W E R E AC H E D THE TIPPING POINT? A

breakdown

faced that

of

and

the

there

are

fewer

the

issue

realisation

Council

fewer

and

Homes

for

the residents that are being evicted

to

move

into.

Ageing Housing Stock

Given to a Developer

London Councils seek ways to re-develop and deal with housing stock now deemed as outdated

Councils source developers, offering them excellent business opportunities in return for the demolition and replacement of these estates

The

way the current climate is going there will be no space to

evict

Councils

tenants

leaving

with

serious

a

issue. With the Staying Put scheme

there

could

be

a

solution, do not move them around the borough, instead give them a chance to stay in

a

home

that

is

truly

affordable.

Mixed Tenancy Yet what of the occupants... The estates contain a mixture of leaseholders and council tenenants, all needing rehousing or compensation

Council Owned Land

35%

London Councils own the land so look to liquidate this asset. Thus providing the developer with a great deal

Amount of Affordable Housing to be provided in new developments by developers

-20% The amount below the local market rate to be classified as "Affordable�

Council Owned Land

Mixed Tenancy

London Councils own the land so look to liquidate this asset. Thus providing the developer with a great deal

Yet what of the occupants... The estates contain a mixture of leaseholders and council tenenants, all needing rehousing or compensation

E S T A T E

O F

T H E

N A T I O N

Only 24% of homes built in London were affordable in 2016,

10,000 TOO FEW

TO MEE T CURRENT DEMAND

REGENERATION

AND

RE-DEVELOPMENT

IS

ENEVITABLE, BUT THIS CHANGING TO THE FACE OF LONDON SHOULD NOT BE SOLELY CONTROLLED BY PRIVATE BUSINESS, WITH FOCUS

ON

EXISTING

COMMUNITIES

AND

THE NEEDS OF THOSE OFTEN MARGINALISED

BY PROGRESS, WHAT WOULD LONDON AND

01

HOUSING LOOK LIKE ?

With many post war developments, councils introduced a suburban ideal of density though the erection of these estates, they often reflected a lower density that the housing in which they replaced. This model therefore is not a viable option for future London growth with the ever increasing pressure on housing.

02 01 //: The construction of the Heygate and Aylesbur y Estate with the old tenement houses being torn down, changing the street vernacular from a terrace and walk up housing to blocks in array with clear delineation between street and communal garden.

02 //: A street view of the old houses that were torn down to create the Aylesbur y Estate.

‘that [the] high rises are unlivable, and that they produce new generations of rebels and delinquents’ - Henri Lefebvre, Writings on Cities, Vol. 63

For the working class, rejected from the centres towards the peripheries, dispossessed of the city, expropriated thus from the best outcomes of its activity1

Since

the

demise

of

the

Heygate estate there has been a greater and greater focus of

on

the

what

becomes

communities

that

have been displaced in the regeneration of homes in former council estates.

The Aylesbur y Estate contains 2,704 dwellings and was built between 1963 First Pint photographer, Daniel Ross

The ecomomic context is that lots of local businesses depend on the patronage of people from these large blocks, without their existence there will be a knock on effect on independent business owners.

1

Henri Lefebvre, Writings on Cities p 176

and

1977.

There

are

approximately

7500 residents, spread over a number of different blocks and buildings.

The estate is currently undergoing a major regeneration programme.

Major

problems

with

the

physical

buildings on the estate and the poor perception a

whole

of

have

estates

in

led

the

to

Britain

as

Aylesbur y

Estate gaining the title of one of the most notorious estates in the United Kingdom.

It has often been called

the largest public housing estate in Europe.

££

£££

The way in which the London housing market is going, if residents are forced to move out they may never afford to come back.

High-rise scale is not the human scale

Too small for purpose - the dwellings dont respond to changing occupancy or lifestyle changes. When circumstances change many have to leave.

1 km 2 km 3 km

THE POOR DOOR

A F F O R DA B L E O F F S E T

High-rises are simply so tall that they make no visual sense to a pedestrian at eye-level. You cannot even see the whole building unless youre in another high-rise. You become lost and engulfed in glass and steel canyons which can be isolating and dehumanizing.

N

Planning obligations, also known as Section 106 agreements based on that section of The 1990 Town Country Planning Act are private agreements made between local authorities and developers and can be attached to a planning permission to make acceptable development which would otherwise be unacceptable in planning terms.

7km 6km 5km 4km

3km

2km

01 1km

04

COULD THIS PROCESS BE SUBVERTED FOR GAIN? The offsetting of amenities and “affordable housing” is another technique utilised by the developers to help avoid building affordable housing on site, the development of these elements elsewhere in the borough push those less wealthy even further to the fringes.A ‘poor door’ is a separate entrance in a housing development for those living i n l e s s ex p e n s i ve a p a r t m e n t s .

This segregation prevents any interaction between different socio-economic groups and prevents them from having access to some of the facilities provided to richer residents (although m a n y wo u l d n’ t b e a bl e to a f fo rd i t anyways).

If a developer can prove that building separate infrastructure for the split development would effect their profit margins in rare exc e pt i o n s t h ey h a ve g ot te n a wa y without building any affordable h o u s i n g a t a l l. . .

03 02

Distribution of former Heygate eviction by Southwark Council

residents

post

01: Bermondsey 02: Camberwell 03: Peckham 04: Charlton The movement of people out of central London due to the ejection from Council Estates under threat is something that I hope to challenge with the introduction of self-built and self assemble schemes that are designed to utilise pieces of land that are remnants of sites and create cheap versitile housing that can overcome the issues that arise in the face of redevelopment and genrifcaition.

“Centrality is becoming more pronounced. It has become the centre of decision-making, of information, of authority and knowledge. The m o d e r n c i t y, w i t h i t s p ro b l e m a t i c, i t s b re a k i n g - u p, h a s ye t to b e considered. This has been done according to the interests of various agents of urbanization: developers, banks, and local authorities acting according to their elec toral interests without an overall conception”

- Henri Lefebvre, Writings on Cities, Vol. 63

03 SITE AND CONTEXT

W H Y S O U T H WA R K ?

32.2%

-

S O U T H WA R K

HAS

THE

G R E AT E S T

PROPORTION OF SOCIAL HOUSING IN ENGLAND

↓01.

T E ST S I T E A - P LOT A WA LW O R T H , L O N D O N

↓02. ↙03.

01.

↙04.

02.

03.

01 //: The old shops that have been closed and the expansive paving taking focus and relation of the housing complex to the street.

02 //: The house addition block and the sweeping ramp access to the storage lockers

04.

small terrace to the estate large curved that provides garages and

03 //: The approach to the site from East Street ( West) 04 //: The view onto the Ta p l o w b l o c k f r o m t h e o t h e r estate block Wendell across Thurlow Street

Map from 1892 The streets prior to the Aylesbury Estates erection had hierarchy and diversity At the turn of the 19th century the Walworth area was a tightly packed urban neighbourhood made up of narrow streets and Victorian housing.

The Borough has a long and rich history with ancient foundations in early settlement bordering the Thames at its northern point, which typifies the development of London as a whole, from its highdensity northern core to suburban development at its southern extremity.

Throughout its history, and across its entire extent, the urban fabric of Southwark was - until the 1960s, at least - predicated on the ordering principles dictated by the urban street. Streets as ordering system largely disappeared with the development of the Aylesbury Estate.

00

The site itself is an odd shape that doesnt lend particularly well to my system, the challange will be therfore to try and force a square peg into an oddly shaped hole

00

B

C

A

D

E Legend A //: Taplow House, a large 1970s slab estate, where the site will be located.

B //: The Old Kent Road C //: East Street, home to East Street Market, local business and activity.

D //: The profile of the Aylesbury Estate, the same profile for development, the whole estate is earmarked to be removed.

E //: Burgess Park

The variability that can be found in a city block, due to its layering over time and authorship of several different designers is something that must be brought to the forefront of pre-planned and pre-fabricated construction.

Levitt town in the USA helped to pioneer the concept of pre-fabriacted houses that came delivered in pieces to site and were assembled by the resident, The reduction in labour costs made them a viable alternative for those who sought to get on the property market.

N

8

Permitted Planning Volumes

7

9

The volume that my building can occupy has already been determined in the masterplanning of the redevelopment of the estate.

N

6 18a Max Building Height (m) above AOD

A

12

18b

6

7

29.80 22.15

29.80 23.50

8

9

20.15 23.95

29.85 18.40

12

18a

29.75 18.30

56.15 34.10

18b 22.55 8 Max Building Height (m)

9

18a

6

7

27.05 19.40

27.05 20.75

7

18b

8

9

16.95 20.75

27.05 15.60

6

12

12

18a

27.05 15.60

53.10 31.15

18b 19.80 8

9 7 18a 18b

6 12

2.2.1 Development proposals should demonstrate how the mix of dwelling sizes and the mix of tenures meet strategic and local borough targets and are appropriate to the location in London.

Scales of resolution

Macro Meso Micro

00 - MACRO - Site and context scale, in relation to what has come before and what the total outcome will manifest itself as

01 - MESO - a cluster that is the focus of this document in terms of arrangement and interaction with the system of deployment

02 - MICRO - a sub cluster that is the focus for detailed design and connection to the strategies put in place throughout the system.

Site Coverage Calculation To t a l S i t e V o l u m e 121 ,728 m3 Total Build Volume Type Volume m3 No. Total

S 200 30 6000

M 326 60 19560

L 450 45 20250

XL 522 15 7830

TBV / TSV = 0.4406545741 44% Site Coverage for 150 dwellings

PLOT 18 +53.55m

+23.55m

20m

EAST ST

THURLOW ST

DAWES ST

PLOT 9

PLOT 18

SITE A

+53.55m

20m

THURLOW ST

SITE A

EAST ST

PLOT 9

DAWES ST

ZONE 1

Walworth Rd Former Heygate Estate

East St Market

New Kent Rd

A

A

The site itself is highly accessible with many roads on it perimeter, none of the roads are main roads and experience moderate traffic levels.

Only Thurlow Way on the East Side of the site experiences any heavy congestion on rare occasions.

EAST ST

PLOT 18 +53.55m

Percentage of Aylesbur y Residents who plan to remain a resident if possible in response to demolition and regeneration

Percentage of Aylesbur y residents willing to work with others to improve the neighbourhood

Owned

Owned

Rented from Council

Rented from Council

Rented from HA

Rented from HA

Privated rental

Privated rental

Comparable London area

Comparable London area

20m

0%

10 %

20 %

30 %

40 %

50 %

60 %

70 %

80 %

90 %

100 %

0%

10 %

20 %

30 %

40 %

50 %

60 %

70 %

80 %

90 %

100 %

2018

2017

50m

T h e v i s i o n The f o Masterplan r t h e vision a d jisatoc ecreate n t asseries i t e ofi new s tneighbourhoods o c r e a t eof a s e r i e s o f outstanding n e w equality, i g h bestablishing o u r h otheo area d s as an o faccessible o u tand s t attractive anding piece of city, well integrated into the surrounding local network of streets q u a l i t y , e s tand ab l i sspaces. hing the area as an accessible open and attractive piece of city, well integrated into Introduction of a new Health Centre and new housing, with 40% to be t h e s u r r o u naffordable, d i n g however l o c aaffordable l n e tdoes w onotr kmeanosocial f shousing. t r e eThe t s threat and o p e n s p a c etos the . community still exists.

Introduction of a new Health Centre and new housing, with 40% to be affordable, however affordable does not mean social housing. The threat to the community still exists.

50m

+

2021

2019

SITE A

50m

With the demolition of Taplow House

there

will

be

re-

development of the site. The

_

The demolition of Taplow House The demolition of Taplow House will leave w i l and l l eapproximately a v e 2 0500 0 households and 200 households people displaced, without a guarantee of a r o xdevelopment. i m a t e l The y 500 people place back a in p thepnew development of these will be offset with the s pSTAYING l a c e dPUT , project. without a guarantee introduction d ofi the

of a place back in the new development. The development of these will be offset with the introduction of the STAYING PUT project.

With the demolition of Taplow House there will be re-development of the site. The space remaining the ‘STAYING PUT’ project will claim a p aA, c eon the rem a i n i nedge g th T A Y I N of G the plot, designated sSITE northern ofetheSfootprint former estate. Given over to the former residents by the developer to UT p j e c trent w housing i l l c l aby i mdelegation a p l o to t , the help satisfy theirPquota forr o social local community group.

designated

SITE

A,

on

the

northern edge of the footprint f tA h e (Walworth) former estate.

SITE :o //

Given

over to the former residents by

Development the developer Evolution Plans their

quota

Scale

to help satisfy 1 : 1000 for social rent

Revision Drawing No. housing by delegation to the

local community GA 000

group.

/

E VO LU T I O N O F G R I D S Iterations of grids to organise the units and the ways in which the dwellings can aggregate 01

02

03

04

06

07

N

05

N Indicative Perimeter Road D.

Indicative Perimeter Road A. Indicative Site Boundary

Micro Circulation Ring

W

E M es o

Ci

rc

ul a

tio

n

Ri

ng

Macro Circulation Ring

Indicative Perimeter Road B.

Indicative Perimeter Road C.

FUNDING STRATEGY The Heygate Estate

Elephant Park

1

1

£ 95,480.00

£ 560,000.00

COULD POOLING OF FUNDS OVERCOME THIS DEFICIT AND ALLOW COMMUNITIES TO STAY PUT?

30

60

45

15

1

2

3

4

£ 95,480.00

£ 107,230.00

£ 156,833.00

£ 177,421.00

£ 105,028.00

£ 117,953.00

£ 172,516.30

£ 195,163.10

+ 820% Difference in price between CPO offer and new market price

+10% Accounting for inflation

TOTAL BUDGET

345

£ 20,918,700.00 72m²

72m²

108m²

Approximate number of bedrooms to be constructed

144m²

D E L I V E RY F R O M D E V E LO P E R S

For decades “affordable housing” meant exactly what it said on the tin – homes that were affordable, even to those on low incomes. Prior to 2010 traditional affordable homes, whether council housing or housing association properties, stayed true to the adage that their purpose was to provide an affordable place to live for even the1 less well off. Affordable housing was, 2 3 in short, affordable.

4

£ 1,500.00 per sqm Available funds for dwellings GIA

£ 130,000.00

£ 135,000.00

£ 140,000.00

£ 145,000.00

I T E R AT I O N 1 . 4

I T E R AT I O N 1 . 6

P R E - FA B R I C AT I O N F O R T H E N AT I O N

T H E P O W E R O F P R E - FA B R I C AT I O N This type of project calls for an imbedded structural system, and a level of quality found in prefabrication of pieces, the issues that can occur with wet construction is that without skill and experience the outcomes can be poor on both a quality and performance sense. Smaller pieces with multiple joints require greater attention and skill with a greater chance of failure. The design should overcome these issues and instead deal with the outcomes of combinations and the discrete nature of their geometry.

The Camus Process, LeHavre, France The most innovative method, and to become a very popular one, was tried out as early as 1949-1950, in the Perrey district.

The Camus Process consists in very elaborate prefabricated elements including walls, doors and windows, water pipes, electrical wiring, gas pipes allowing an 80 percent saving on manpower, albeit an unskilled one.

P E R M I T T E D VO LU M E S TO BUILD 54 m²

144 m²

These are the possible volumetric combinations for the dwellings, dictated by the logic of connection in the lateral plane.

The possibilities range from 54 sqm GEA for a small property, ranging up to 144sqm GEA for the largest.

ALL PROPERTIES HAVE THE POTENTIAL TO GROW TO THE LARGEST SIZE WITH ADAPTION TO VARIABLE NEEDS

N

B

C

A

X X

Type A/2 HALF VOLUMES AND STAIRS CONCRETE

Type A MAIN BODY CONCRETE

Type C INFRASTRUCTURE / SERVICES COMPOSITE MATERIALS

Type B EXTENSION TO A/2 CONCRETE

1.8m 30

£

80

The parts are defined and the composition of the scheme is shaped by the minimum standards of the London Housing Guide and the priniples that are necessary for the future of good homes for the next generation of London housing stock.

Type D SPACE MAKERS COMPOSITE TIMBER ELEMENTS

1

2

3

A

Eviction: The community has been displaced.

The residents who want to remain have formed a social housing group under the Staying Put Scheme. The developer has agreed to allow self-assembly of housing and delegated their quota to the group

Site Clearance.

The demolition will begin and the site clearance will focus on the area which has been allocated to the scheme. This is Site A.

Occupation With the development of t designation of a site on t development the specialist cont arrange services and set the boa

A

A

A

Testing, Playing and Re-Arranging.

The site is now a state of compromise, development, and self determination.

Initial Occupation.

The base layer of the site is occupied and plots and dwellings claimed.

A New / Old Community A new self-configured housing community has emerged and the pieces are placed, each dwelling has the opportunity to grow and develop as needs change going forward.

£

£ +3

+2

4

£

£ +2

£

£

+3

+1

£

£

+4

A

the site and the the edge of the tractors move in to ard.

A

£

Collective Authorship.

The community group all have a say in how the project and final outcome will realise itself as they will pool their funds together and begin to author the scheme as a collective.

Reasons for moving - households moving or forming in the last two years New Household

Social Rented

Owner Occupied

Privately Rented

Wanted a better neighbourhood / school Wanted a larger home Job related reasons Wanted own home / live independantly Wanted to buy Wanted a smaller home

Accomodation in poor condition / unsuitable Asked to leave by landlord Wanted a cheaper home / could not afford current

Marriage / began living together Divorce / seperation Other family / personal reasons

Other reasons 0%

5%

10%

15%

20%

25%

Proportion of all recent moves

2020

Quicker than the developer The whole scheme due to its modular design and simple fabrication is erected quicker that the developer has commerced on the main development.

Their quota is filled and the community have not been displaced

2022

90m²

One of the main factors that is a concern with people moving or being forced to move from social rent properties is that for a lot of them the driving factors are wanting a larger home or that the conditions had become unsuitable for their living conditions.

The way in which the kit of parts manifests itself means that the occupants of the schem e can add pieces to their homes to expand them as necessary increasing the amount of bedrooms available to them of to increase the livable area. Homes need to be adaptable to conditions and the transition from council tenants to home owner with the access to affordable incremental growth means that there could be a real shift in the way people view these types of project.

2026 126m²

54m²

.23

.14 The way in which the project is authored initially should help to prevent some of the issues of home not being fit for purpose depending on the changes in circumstance that can occur in the when people become old or have a new child etc.

.23

.65 .64 .24 .5

.5

.6

.7

.16

.24 .25

STRUCTURAL S TA N DA R D S

A primary reference for the project is Habitat 67 by Moshe Safdie, the organisation of the pieces allows for great articulation but the forces all travel through the centres of logic of the building

The structural strategy for the system is very simple, the pieces stack one atop another in different perimeters, but they always follow the same vertical logic, allowing for loads to be distributed evenly thoughout the clusters, acting as a mega structure.

The alignment of the structural centres of the pieces, the logic of vertical growth means that the structural centres are deployed on the grid, allowing for load paths to be distributed evenly across the spaces

M O D E S O F I N T E R AC T I O N

A1a to A1a Passage

A1b to A1b Dwelling

A1a to A2 Connection

A1a to A2a Connection

A1a to Curved Elements Half Connection

A1a to Level pieces Allow access and attatchment

What if they create a space that is not a minimum habitable sice and without the proper receptical to receive services...

Roof squatting and not allowing for anyone to build on top of your dwelling may also be an issue

X

?

X X

?

?

The design and the design information will be provided as a package to both the residents and specialist fabricators, the way in which the information will be conveyed will be drawings and diagrams along with the concepts of the connection logic of the system.

The system itself will not be perfect on the first few iterations and the way in which people will utilise the parts will not be seen. The project is not envisaged as a closed one and more of a growing network.

The project will not have

an app that is specific.

The concepts of it are that is much more opensource than that. The financial program is very rigid in terms of how these dwellings are delivered but platforms such as Youtube are a univerasal way for residents to share their tips and tricks for the system much like how people do with lifehacks or learning how to fix a car for example.

MODIFICATION IS DISCOURAGED, BUT INNOVATION WILL BE REWARDED

W H AT I F T H E Y MY RULES?

BREAK

give feedback and requests and/or improvements to

Residents i.e Client

authors and occupies

Prototypical Site A

gives design information to places order with

Staying Put Architect

fabricates and delivers to

gives design information to

competes a new shop drawing package

Specialist Fabricator A Re-Tendering every 2 Years

Specialist Fabricator C

cheapest and deemed best fabricator taken forward

Specialist Fabricator B

StayingPutPart101hack.pdf The relationship with the architect is that there will be a constant feedback loop for the users of the sysem and the way that they interact with the parts, some changes may be adopted.

Specialist Fabricator A

This package however will be updated with the evolution of the pieces through usage and application and the 1 to 1 prototypes will be fabricated to mitigate risk in the introduction of a new piece to the kit of parts

The package is to be re-tendered bi-annually to esure that the system is not closed but constantly available for update and cost reduction.

the overall ambition is that more

2200

6*4² (400)

in the report is only test bed 1, 5400

1600

1600

As stated previously, this project

0

0

160

2200

160

3800

1600

developers

4*4² (400) 160

0

would

their

obligation

need

to

do

want but

to

fulfill

without

anything,

the

appealing

0

160

to their better nature the builable grid would hopefully go city wide.

Divisible bays

Headheight

Dual stories

min 36 sqm

Habitable Space

04 B OA R D G A M E A N D N E G O TAT I O N

Testing adjustments Delegation and deployment of a prototypical version of a boardgame to test both sequencing and delegation amoungst residents

Player - Minh Tran The rules arent tight enough in this instance, spacial quality is not ensured

U N D E S I R E D R E S U LT S

and a random non- useful is possible.

N 1

2

2

1

W

E

1

2

2

S

1

Player - Priscilla Wong The spacial frame conserved a void space, the pieces can array and act in a discrete

U S E F U L R E S U LT S

manner, the placement of the frames is useful in providing a space maker.

CONTEXT CARD

CONTEXT CARD

CONTEXT CARD

RETAIL

EMPTY PLOT

CONTEXT CARD

RETAIL

EMPTY PLOT

ACCESS PRIORITY

ACCESS PRIORITY

N

SP

INDUSTRIAL SECTOR

CONTEXT CARD

AWAY FROM INDUSTRY

SP

INDUSTRIAL SECTOR

LOW RISE ≤ 3 STORIES HIGH

1

CONTEXT CARD

2

SP

2

MID - RISE 4-8 STORIES HIGH

1

SP

2

CONTEXT CARD

2

1

CONTEXT CARD

CONTEXT CARD

2

SP

AWAY FROM INDUSTRY

SP

MID - RISE 4-8 STORIES HIGH

LIMIT VIEWS AND ORIENTATION

1

N

SP

LIMIT VIEWS AND ORIENTATION

SP

1 W

E

W

E

S

1

SP

RETAIL

ACCESS PRIORITY

CONTEXT CARD

SP

RETAIL

ACCESS PRIORITY

4

1

2

CONTEXT CARD

CONTEXT CARD

LOW RISE PERIOD HOUSING

LOW RISE PERIOD HOUSING

ARTICLE 4 CONDITION

ARTICLE 4 CONDITION

SP

SP

2

S

1 CONTEXT CARD

LOW RISE PERIOD HOUSING

LOW RISE PERIOD HOUSING

ARTICLE 4 CONDITION

ARTICLE 4 CONDITION

SP

SP

SP

2 CONTEXT CARD

CONTEXT CARD

2

SP

1

LOW RISE ≤ 3 STORIES HIGH

CONTEXT CARD

3

1 to 100 boardgame model utilised to test the sequencing and logic of the project, cardboard, wire, ply.

01

04

05

02

07

06

03

Easement and accessibility

Negotiation Territory

These instances exist when the grids overlap, the choices are then decided by the head of the Housing Association in conjunction with the architect to determine what is the best use for the space, it is then applied and assessed on a bi-annual basis on what the continued land use should be.

The way in which the project is described in terms of its form is that the buildings are set by the ground plan which is in turn set by the buildable grid. The issues then arise in terms of delegation and easement and the access that all the pieces of the scheme have in relation to one another and what is allowed in the placement of pieces to avoid senarios where something unsafe would be placed onto of another element.

An easement is a nonpossessory right to use and or enter onto the real property of another without possessing it. It is best typified in the right of way which one landowner, A, may enjoy over the land of another, B

site

The general plan for the scheme is that since the land would not be owned by the residents on an individual basis but as a collective, there is the opportunity to apply a site wide easement policy in which there is no property lines but a continued access to space.

There are however measures to ensure that circulation and access to all properties in established and maintained throughout the scheme.

The major factors that uphold this are the construction platforms as seen in 01, which provide not only a place for the parts to be assembled from but occupy a large area in which the parts cannot be placed.

Upon removal post the primary build phase as seen in 05 the residents would be able to claim small portions of space laterally and claim them as semi private gardens.

Yet due to the location of the constuction platforms in relation the buildable grid these expansions into the spaces at Ground Floor Level as seen in 06 never fully prevent circulation externally as seen in 07.

The easement here is embedded into the logic of the system.

The way in which the residents can chose or move through the scheme is defined by a series of layers of freedom within the kit of parts and the spacial qualities that the macro footprints of the parts uphold.

The connection logic of the kit of parts allows for the pieces to form elements that provide adequate space for occupation and their positioning and orientation is differing in every permeation of their delivery. The collective agreements and concepts of the kit of parts allow for the phasing of the scheme.

Despite

the

embedded

layers

of freedom in the project there is

also

a

series

of

factors

that prevent the system from completely closing off spaces, the

way

in

which

the

pieces

circulate and rotate mean that some dwellings will not be able to fit in the remaining

gaps,

thus conserving open spaces

MOLECULAR G R OW T H Groundfloor molecular

plan

represented

connections

diagram,

as the

growth of the system is dictated by the connection logic of the pieces

A

01.

02.

03.

04.

05.

06.

07.

08.

09.

10.

11.

01

B

02

C

03 D

E

04

F

G

05

H

I

06

J

K

01 - Base structural frame 02 - Addition of secondary structural frame to create habitable space 03 - The addition of a Half Piece to help facilitate growth and claim more space.

04 - Addition of the female part of the kit Type B A2 to complete lateral growth possibilities 05 - Establishing the servicing connections to the infrastructural grid 06 - Connection of services and waste to the main grid, the molecule is now a part of the greater grid network.

Spatial Explosion Demonstrating how the units come togethr with overlappiing elements coming to form a cluster

Volumes of Living The volumes that the dwellings can form are variable and have differing footprints, but are all based on a similar volumetric and connection logic

Protected space The arm attachments at the ends of the dwellings aim to provide both access and aspect by protruding to protect space

Occupation The services and infill of the system then all falls into designated zones within the system as defined by the connection logic of the parts to allow inhabitation

CONNECTIVITY Key Junctions

One of the most key junctions in the scheme is the connection between the main frame pieces of the kit of parts as they tie the spacial quality together.

1:5 Junction Test Model

A

C

B

A

B

6.5%

The Ambition

of the working age population of Southwark are unemployed - the 4th highest in London

To focus the construction of the scheme by getting previously unemployed local people into work for at least six months so that they are more likely to break the cycle of unemployment and utilising existing support

Skills

FINANCES

Safety

Impacts

Outcomes

Outputs

Inputs

05 £

Employment

Activities

schemes to help them get the training. Teach a man to fish as they say...

Resources spent

Actions and recruitment taken thoughout the supply chain

Employment created or a change in role to more specialistist employment

Changes in income and scope of work

Changes in wellbeing of employees, dependants and communities

Resources spent

Training or educational activites

Trained workforce

Changes in capabilities, performance and income levels

Changes in income, wellbeing and economic contributions

Resources spent

Actions to increase the safety measures and training of workforce

Safety measures implemented and people trained

Changes in the amount of safety related incident

Changes in well being of workers, productivity and costs to scheme

AREA OF FOCUS

P R O C E S S O F E M P L OY M E N T - M A K I N G S P E C I A L I S T S £££

The Government

Southwark Council

£££ Southwark Works

Partnership Development

Continued Employment

£££ Unemployed Residents

Apprentice Workforce

Eligible for scheme

Onsite training and skills testing

CCCS Cards NVQ Levels

Construct Staying Put Scheme

Unemployed Local People

Continued Employment

Becomes a specialist

Construct further Staying Put Schemes

Current System for Re-development

remains an issue for council to re-house

Local Council

evicts under CPO

evicts

£ Leaseholders

sells site to

Developer

Council Tenants

banks land

attempts to remain in the area

lack of business

Local Business owner

No New Homes Landbanking makes it too expensive, leaves London

£

£

land reaches sufficient price

£

closes down

Contractors

Generic Luxury Appartments

S106 agreement, no new social rented properties

gets a mortgage

Bank

New Buyer

£ buys a flat from seeks new opportunity

Developer

££££ Proposed System for Re-development

provides information to

Architect appoints

Residents

gives a portion of land to residents

agree a deal

Local Council

Developer

Staying Put Scheme

demolishes estate and provides plot for

appoints

appoints

Fabricators and Contractors

Demolitionists through apprencices scheme trains

Contractors

commences works on

Trained Local Workers

Specialist Contractors

Construction

works on

Primary Construction

spends bonus local currency

Completion

35% afforable housing already secured

Continued Construction

Local Business owner

Inhabitation continued patronage of

+2

+1 +3

£ 100,000 £ +3

+2

£ 1,360.00 per day £

+2

£ 10,000

+1

Estimated completion 2022

TB 06

TB 06

TB 01 TB 03

TB 01

TB 05 TB 03

TD 03

TB 06

TB 06

2

3

4

5

6

TB 05

TB 06

TB 01

TB 03

TB 01

TB 04

TD 03

TB 07

TD 03

TB 06

Micro Cluster -Protoypical Dwelling Configuration 001 GA 001

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