Affordable Housing

Affordable H ­ ousing Cost-effective Models for the Future

Edition

005 Preface Sandra Hofmeister 007 Housing in Vienna The City’s Actual World Heritage Assets Dietmar Steiner 015 From Requirements to Needs Thomas Jocher 021 Approaches and Tendencies in Prefabricated Housing Roland Pawlitschko 029 Planning-Related Aspects for Cost-Efficient Building Benedikt Hartl

Cooperative 035 Mehr als Wohnen Cooperative Housing, Z ­ urich, CH Duplex Architekten, pool Architekten 043 Zwicky Süd, near Zurich, CH Schneider Studer Primas Floor plan and cubage 057 Apartment Blocks Montmartre, Paris, FR Atelier Kempe Thill, Fres Architectes 067 Housing Development Sonnwendviertel II, Vienna, AT Geiswinkler & Geiswinkler 079 HipHouse, Zwolle, NL Atelier Kempe Thill Prefabrication 087 Residential Building, Dantebad, Munich, DE Florian Nagler Architekten 097 White Clouds, Saintes, FR MORE architecture, poggi Architecture 105 Frankie & Johnny, Berlin, DE Holzer Kobler Architekturen 113 Student Housing, Sant Cugat del Vallès, ES dataAE, Harquitectes Spatial modules of wood 127 Student Hostel Woodie, Hamburg, DE Sauerbruch Hutton 137 Housing Complex, R ­ ive-de-Gier, FR Tectoniques Architectes 147 Modular Housing, ­Toulouse, FR PPA architectures

Appendix 188 Project participants 190 Authors 191 Picture Credits 192 Imprint

Materials and standards 159 Social Housing, Paris, FR Dietmar Feichtinger Architectes 169 Vaudeville Court, L ­ ondon, GB Levitt Bernstein 177 Patio Houses, Cabeza del Buey, ES Antonio Holgado Gómez

005 Preface

In many metropolises, housing shortage is setting ever new records on a daily basis. The limited supply of afford­able housing faces steadily growing, high demand in numerous places. In light of exploding prices in the housing market, there is a pressing need for action. Many cities and governments, in the meanwhile, recognise that it is their primary duty to create as much affordable housing as quickly as possible. Often, however, land prices exceed construction costs, attracting the attention of investors and making housing space a capital investment promising profit.

In order to meet the need for affordable flats, convincing models and concepts are required that are cost-efficient, sustainable, and forward-thinking. Financing and relevant funding instruments, as well as the reduction of construction costs, and the rapid implementability of residential buildings are significant challenges for architects and clients. Last but not least, however, the quality of housing shouldn’t fall by the wayside, which is, unfortunately, currently all too often the case. Alongside deliberations on floor plans, it is the careful selection of building materials, including their constructional application, as well as social aspects, which constitute decisive approaches for the architecture in this context. How can, however, cost reductions be achieved without forgoing important qualities for the residents?

The essays in this book shed light all these challenges, introducing different perspectives and discussing historical as well as topical examples. In doing so, planning methods and processes on the construction site are addressed that can contribute to a reduction in building costs. At the same time, social aspects and historical interrelationships are also taken up, as in the example of Vienna, a metropolis which is considered a role model for funded housing construction. The project part of the book presents 15 exemplary residential buildings in Europe, providing insights into a variety of concrete measures for reducing costs.

Current projects, such as in Paris, Berlin, London, or Zwolle, are discussed in the texts and are presented along with architectural photographs and plans. Construction details in a scale of 1:20 round out the project documentations, outlining various cost-efficient construction methods.

The systematic organisation of the exemplary projects according to ­selected keywords permits an overview of the diverse approaches and solutions for cost reduction in housing construction.

Sandra Hofmeister

Floor plan and cubage

Atelier Kempe Thill / Fres Architectes

057

Apartment Blocks Montmartre, Paris, FR

Apartment Blocks Montmartre, Paris, FR

058

Located on a former industrial site along the Parisian ­urban motorway, in the midst of featureless perimeter block developments from the 1960s, these housing blocks in Montmartre were designed by the architectural duo Atelier Kempe Thill, in collaboration with Fres Architectes. Inspired by Haussmann’s urban redevelopment in the nineteenth century, which gives Paris its distinctive look, a building ensemble was developed as a prototype for high-quality and yet affordable urban housing based on the model of urban villas.

Systematic analysis of the housing and building regulations in France, as well as the limited budget for social housing, resulted in a concept with a compact volume.

Rather than having a single, large-scale block, two 19 x 20 metre buildings connected by a planted courtyard occupy the front of the site. In this manner, urban density and openness are simultaneously achieved. The diagonal positioning of the facade of the southern wing leads to an additional opening of the block.

The brief included 50 social housing flats, public use on the ground floor, and an underground car park in the basement. From the first to the fifth floor, the flats are arranged around a central circulation core, permitting free placement of spaces on the facades. A system was created for the plan layout of the units. Almost all are arranged at an oblique angle to one another and follow the same principles: the kitchen is the spatial focus extending into the living area, while the bedrooms are oriented towards the courtyard or the street. Despite the low ceiling height, the flats are bright and open, as the spaces can be connected along the transparent facade by means of sliding elements.

The characteristic feature of the building is the encirc­ ling winter gardens, which, as protected outdoor spaces, serve as climate buffer, noise protection, and extension of the living area. Frameless glazed sliding doors provide views of the surroundings while maintaining privacy, and floor-to-ceiling curtains provide sun protection.

The glazing lends the buildings a refined touch, underlined by the golden corrugation on the facade.

In order to utilise the full height of the compact volumes, the construction was also optimised. For example, there are no elaborate supports for absorbing loads; the concrete floor slabs were left untreated and their thickness was limited to 20 centimetres. To allow for a spacious, continuous connection to the outdoor space, the corner junctions within the flats were kept free of load-bearing columns. Similarly, the corner junctions of the glazing of the winter gardens are frameless. The minimised interior construction lends an industrial charm to the buildings.

This reduced construction method also allowed for large tolerances and lowered building costs. The compact design allowed for the surrounding winter gardens that provide extra living space for the residents, while remaining within the budget. By combining economic construction methods and refined materials, the architects

were able to realise their objective of getting away from the negative image of social housing and creating attractive affordable housing.

Year of completion:

2016

Site area:

1,450 m²

Floor area:

5,598 m²

Clear ceiling height:

2.50 m

Persons per hectare:

approx. 930 persons/ha

Accommodation: 50 flats (1 to 5 rooms)

plus common room,

dental clinic, mother-child centre,

31 underground parking spaces Construction costs (total):

€ 7.3 million

Construction costs per square metre:

1,304 €/m²

Construction period: Affordability:

Residents:

2 years rent, government-funded housing low earners and social benefit recipients

059

Atelier Kempe Thill, Fres Architectes

Section, floor plans Scale 1:750

1 Caretaker 2 Bicycle store 3 Entrance hall

4 Refuse space 5 Mother-child centre 6 Multipurpose space

7 Dental practice 8 Basement garage ­access 9 Kitchen

10 Living room 11 Bedroom 12 Garden/Courtyard

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Site plan Scale 1:4,000

Apartment Blocks Montmartre, Paris, FR

060Â

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Floor plan and cubage

Atelier Kempe Thill, Fres Architectes

Apartment Blocks Montmartre, Paris, FR

062

Vertical section Scale 1:20 1 40 mm bed of gravel 100 mm PET-laminated extruded polypropylene honeycomb block geotextile layer; sealing layer ca 70 mm insulation to falls 280 mm polyurethane insulation sealing layer 200 mm reinforced concrete roof 2 15 mm grey sprayed rendering 75 mm insulation sealing layer

6 PVC flooring 2 × 18 mm larch plywood 7 Sliding door: 10 mm laminated ­safety glass 8 Double glazing: 2 × 6 mm safety glass with 16 mm cavity in anodised aluminium frame 9 Balustrade: 10 mm steel flat with Ø 14 mm steel rods 10 10/200 mm steel flat 11 Curtain: aluminium / acrylic / polyester fabric 12 24 mm GRP grating sheet stainless steel bent to shape on sealing layer

200 mm reinforced concrete wall 80 mm polyurethane insulation sealing layer 3 Precast concrete element with resin coating 4 40/50 mm anodised aluminium corrugated sheeting 25/45 mm battens; sealing layer 12 mm oriented-strand board 100/38 mm wood sections with glass-wool insulation between 300/600 mm reinf. conc. lintel 5 15 mm larch plywood

13 40/50 mm anodised aluminium corrugated sheeting 18 mm larch plywood; battens 24 mm anodised aluminium panel with 12 mm plywood + 24 mm ­insulation in aluminium frame 14 12.5 gypsum plasterboard 15 Rubber flooring 250 mm reinf. concrete floor 150 mm foamed insulation

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Floor plan and cubage

Atelier Kempe Thill, Fres Architectes

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Apartment Blocks Montmartre, Paris, FR

Vertical section, Horizontal section Scale 1:20 1 40/50 mm anodized aluminium corrugated sheeting 25/45 mm battens; sealing layer 12 mm oriented-strand board

200/50 mm wood sections with glass-wool insulation between vapour-retarding layer; post and rail structure; 100 mm insulation 2 × 12.5 mm plasterboard

2 Anodised aluminium angled sheeting; insulation 3 Sliding door: 10 mm lam. safety glass 4 Double glazing: 2 × 6 mm safety glass + 16 mm cavity in anodised aluminium frame

5 Balustrade: 10 mm steel flat with Ø 14 mm steel rods 6 40 mm bed of gravel 100 mm PET-laminated extruded polypropylene honeycomb block

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geotextile layer; sealing layer ca 70 mm insulation to falls 280 mm polyurethane insulation sealing layer 200 mm reinf. concrete roof

7 Precast concrete element with resin coating 8 10/200 mm steel flat 9 Curtain: aluminium / acrylic / polyester fabric

10 Rubber flooring 250 mm reinf. concrete floor 150 mm foamed insulation 11 24 mm GRP grating polymer-concrete channel sealing layer

12 20 mm rubber paving resin seal on 75 mm screed 300 mm reinforced concrete 13 Roller sunblind

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Prefabrication

MORE Architecture, poggi Architecture

097

White Clouds, Saintes, FR

White Clouds, Saintes, FR

098

In France, social housing is often associated with indus- gauges of the white metal lattices allow the degree of trially prefabricated, large housing estates on the outskirts privacy to be adjusted. Only some of the openings have of a city, which turn into social flashpoints due to a lack of open views to the inside and outside. social diversity and a dilapidated building stock. That cost-­ saving construction can also be accomplished differently, as is shown by the new “White Clouds” building on the outskirts of the French town of Saintes, 120 kilometres north of Bordeaux. The skilful combination of conventional construction method, inexpensive materials, and compact floor plans allowed the architects to keep within the tight budget, and simultaneously create valuable add­ itional dwelling space and an exciting visual identity.

White Clouds forms the new entrance to the recently upgraded working-class district Les Boiffiers. Due to its location and scale, the building mediates between the monotonous housing block from the 1970s and the adjoining single-family houses. Thirty residential units with two and three-room flats are scattered across three buildings, whose form, materiality, and colour palette deliberately contrast with the nearby housing blocks. Like white cloud formations, the rectilinear forms appear to dissolve at their edges. Clad in white corrugated sheeting, the building structures appear light and weightless, as if floating, while still forming a clear overall picture.

The buildings are positioned such that they make the qualities of the site visible. The building is embedded into the landscape and rather than closing themselves off, the units open up to the surroundings. Thanks to the arrangement of the footpaths, new visual relationships and an impression of depth are created throughout. At the same time, the differentiated gauges of the metal cladding provide visual protection. In the case of the two parallel buildings on the slope raised on stilts, the parking spaces are concealed from the outside, as they are integrated into the semi-sunken basement and are naturally ventilated and lit.

Due to the restricted budget, the building shell has conventional walling; the floor slabs were cast in-situ; and the architects dispensed with a basement. The highlight of the buildings are the projecting loggias, which Year of completion: 2016 were cost-efficiently prefabricated as rectilinear steel Competition: 2013 modules in the manufacturing plant. With their varied diPlot area: 3,230 m² mensions and different degrees of projection, the spatial Floor area: 2,016 m² extensions contribute to the light, airy appearance and Dwelling area: 1,886 m² also complement the compact floor plans with pleasant Uses: 30 flats (2 or 3 rooms) external spaces.

Clear ceiling height:

2.45 m The lack of an explicit main facade or clear front and Persons per hectare: approx. 270 rear elevation opens up diverse spatial qualities, and allows for different orientations of the flats. Though the plan Type of construction: solid construction of masonry

and in-situ concrete, layouts differ within the buildings, each level has the same

with loggias of prefabricated steel modules layout typologies as the one below. While the volumes Construction costs (total; net): €2.82 million are compact and hence efficient, the private areas in the Construction costs per square metre: 1,399 €/m² flats open onto the outdoor space according to their inConstruction period: 14 months terior arrangement and the orientation of the loggias.

Affordability: rent, government-funded housing Almost all flats have two of these cubic loggias adjoining Residents: low earners and them, merging indoor and outdoor spaces. Different mesh

social benefit recipients

099

MORE Architecture, poggi Architecture

Site plan Scale 1:2,500 Sections, floor plans Scale 1:500

1 House entrance 2 Bike storeroom

3 Cooking / eating / living

4 Bedroom 5 Mesh loggia

6 Kitchen 7 Eating / living 8 Garage driveway

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Prefabrication

MORE Architecture, poggi Architecture

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White Clouds, Saintes, FR

Horizontal section Scale 1:20

1 18 mm corrugated metal, white coated 160 mm thermal insulation 200 mm concrete block skim coated 12.5 mm plasterboard

2 3 mm steel mesh mesh size 47 × 45 mm or 15 × 15 mm, white painted, on frame of r 60/60 mm ­hollow steel tube 3 r 40/40 mm square section steel tie

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2 Shutter box, insulated, manually ­operated 3 Double glazing, PVC frames 4 Wall construction: 12. 5 mm plasterboard 200 mm concrete block 160 mm stone wool ­thermal ­insulation 18 mm white painted corrugated steel sheet

5 Steel sheet reveal, white painted 6 Steel mesh to loggia, white p ­ ainted, mesh size 47 × 45 mm mesh to bay storeroom or garage mesh size 15 × 15 mm 7 Frame, square section steel tube r 60/60mm, galvanised 8 r 40/40 mm steel tie, galvanised

9 20 mm timber boards 175/80 mm timber beams drainage level galvanised steel sheet 18 mm corrugated metal 10 Gutter, zinc sheet 11 Steel channel j 280/80 mm 12 3 mm aluminium chequered plate

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Vertical section Scale 1:20 1 Construction roof terrace: bituminous membrane with slate chips finish 160 mm thermal insulation ­polyurethane, vapour barrier 200 mm r. c. slab, painted white

Authors

Picture Credits

Dietmar Steiner, studied architect and one of the leading personalities communicating that profession in Austria, has been a participant in the international discourse for approximately four decades and discusses the architectural scene as a writer, critic and historian.

Active with the Italian magazine Domus, he is one of the cofounders of the Architecture Centre in Vienna in 1993, of which he was director until 2016. Curator of numerous exhibitions, he is also a member and juror in many committes and councils and gives lectures all around the world. In 2016, his volume “Steiners Diary—Über Architektur seit 1959” appeared with Park Books. It was a collection of unknown texts and images from more than four decades.

Argyroglo, Martin p. 18 bottom Atelier Kempe Thill p. 82 Ateliers Jean Nouvel (Jean Nouvel & Jean-Marc Ibos), Jean Nouvel / © VG Bild-Kunst, Bonn 2018, Photo: Olivier Boissière p. 17 Baan, Iwan p. 23 top Balogh, Istvan pp. 49, 51 Bitter, Jan pp. 105, 108, 109, 110, 111, 127, 130/131, 134 bottom, endpaper back (2x) Blau, Anna, © VG Bild-Kunst, Bonn 2018 p. 8 top Boureau, David pp. 159, 161, 163, 164, 165, 166, 167 Callejas, Javier pp. 97, 100/101, 102, endpaper front, courtesy of Seagate Structures Pollux Chung p. 25 bottom Crocker, Tim pp. 169, 171, 173, 174, 175 dataAE p. 119 bottom left/right Druot, Frédéric p. 18 top Ebert, Thomas p. 134 top Enriquez, Pablo p. 23 bottom Errico, Steven pp. 24 bottom, 25 top Feichtinger, Dietmar pp. 159, 161, 162, 163, 164, 165, 166, 167, © VG Bild-Kunst, Bonn 2018 Field Condition p. 22 bottom Goula, Adrià pp. 113, 116/117, 119, 120, 121, 122, 123, 124, endpaper front Granada, Jesús pp. 177, 179, 180, 181, 182/183, 184, 185, Cover Hofmeister, Sandra p. 19 top Horschinegg, Michael p. 12 Hurnaus, Herta p. 10 Kaufmann Bausysteme Götz p. 132 bottom Keystone / Andrea Helbling pp. 41 top, 43, 46/47, 48, 50, 52, 53, endpaper front Klomfar, Bruno p. 9 top Kroth, Andrea p. 32 Mair, Walter p. 39 top Marburg, Johannes p. 39 bottom Masmann, Jens p. 19 bottom Mayer, Karoline p. 9 bottom Müller-Naumann, Stefan pp. 87, 90/91, 92, 93, 94, Cover nArchitects p. 22 top NCCR Digital Fabrication / Roman Keller p. 27 Palma, Cristobal p. 31 Ruault, Philippe pp. 147, 150/151, 152, 153, 155, Cover Schoof, Jakob pp. 37, 40 Schwarz, Ulrich pp. 57, 60/61, 62, 63, 64, 65, 79, 83, 84, endpaper back Seidl, Manfred pp. 67, 69, 72/73, 74, 77 SsD architecture and urbanism p. 16 Tectoniques Architectes pp. 137, 140, 141, 142, 143, 144, 145, endpaper back Waki, Tohru p. 30 bottom Wrage, Götz p. 132 top/middle WStLA, Fotoarchiv Gerlach, FC1.2564M p. 8 bottom Ziegler, Lucas pp. 35, 41 bottom

Thomas Jocher is a university professor, architect and urban planner. He studied architecture at TU Munich and became Academic Officer at the Institute of Urban and Regional Planning in 1984. He then obtained his doctorate in 1990 on the subject of “The settlement structure and topography of villages founded in the Middle Ages”. After a period spent working freelance, he joined the University of Stuttgart in 1997, when he became Director of the Institute of Housing and Design (IWE).

In 2007 Prof. Jocher was appointed Advisory Professor at Tongji University in Shanghai, China, and in 2009 was a visiting professor at the University of California, Berkeley, USA. Roland Pawlitschko is an architect, freelance author, editor, translator and architecture critic. After studying architecture at the Technical Universities of Karlsruhe and Vienna, he worked with various German and Austrian architectural firms. Today he curates exhibitions on archi­tecture and the public sphere, organises architectural excursions and writes articles and essays that are published in books, magazines and daily newspapers. Collaborating with the Detail editorial team since 2007, he has written and designed print and online articles, especially for Detail structure.

Benedikt Hartl is an architect and a freelance author. He studied architecture at the Technical University of Munich, the School of Architecture and Design in Oslo, and the Ardhi University in Dar es Salaam. He worked as a project head in various architectural practices in Munich, Zurich, and Paris. From 2013 to 2015, he taught at the Chair of Architectural Design at the Technical University of Munich. Since 2017, he has been a research associate at the Chair of Building Construction and Material Science, with a research focus on cost-efficient building. In 2017, he founded the architectural practice Opposite Office.

Imprint Editor: Sandra Hofmeister Authors: Benedikt Hartl, Eva Herrmann (project texts), Sandra Hofmeister, Thomas Jocher, Roland Pawlitschko, Dietmar Steiner Project management: Nicola Bower, Eva Herrmann Translation into English: Julian Jain Copy editing (English): Anna Roos Proofreading (English): Stefan Widdess Design: strobo B M (Matthias Friederich, Julian von Klier, Samuel Hinterholzer) Drawings: DETAIL Business Information GmbH, München Reproduction: ludwig:media, Zell am See Printing and binding: Grafisches Centrum Cuno GmbH & Co.KG, Calbe The FSC ®-certified paper used for this book is manufactured from fibres originating from environmentally and socially compatible sources. © 2018, first edition DETAIL Business Information GmbH, München detail-online.com ISBN 978-3-95553-448-6 (Print) ISBN 978-3-95553-449-3 (E-Book) ISBN 978-3-95553-450-9 (Bundle)

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