Arch5110 2016 fall mowkete kstarheim hp

AFFORDABILITY and INCREMENTAL HOUSING in LOW-INCOME NEIGHBORHOODS A Framework for Affordable Housing in Gaborone, Botswana

Kristen Starheim

Spring 2016 | ARCH 5310

TABLE OF CONTENTS

AFFORDABLE HOUSING THROUGH DENSIFICATION, INCREMENTAL GROWTH + SELF-BUILD I. INTRODUCTION

II.

A. Research Agenda B. Research Questions C. Site Identification

KEY RESEARCH THEMES

A. Densification

1. Empower Shack, Urban Think Tank

B. Incremental Growth

1. Belapur Housing, Charles Correa

2. Quinta Monroy, Elemental

3. Incremental Kaccha Homes, Balestra + Gorensson

C. Self-Build

1. 10x10 Sandbag Houses, Design Indaba

D. Strategy Toolbox

III.

SITE INTERVENTION

A. Existing Conditions + Context B. Scheme Drawings

RESEARCH AGENDA

How can an affordable and flexible housing model be successfully implemented into low-income neighborhoods?

I will seek the answer through a thorough analysis of various precedents aimed at providing the user with affordable housing. After identifying successes and shortcomings of each precedent, I will extract successful strategies and integrate them into a new, hybridized model, to be implemented in the Broadhurst neighborhood of Gaborone, Botswana.

The site currently exhibits an organization that resulted from the Self-Help Housing Agency [SHHA] of the 1970’s. Many residences are the result of multiple stages of building, resulting in a phased, aggregated typology that shows great potential but has manifested in an incohesive and inefficient manner. After thorough research of case study projects and understanding how the site came to be the way it is, I will deduce an effective model to formally implement as a means of creating affordable, flexible, and comfortable housing.

RESEARCH QUESTIONS

1

What are the existing housing types in Gaborone, Botswana?

In what ways are they effective / ineffective?

2

What is the historical progression that led to the current housing conditions in Broadhurst?

3

What are some affordable housing strategies, and which strategies have potential to be applied in the context of Broadhurst?

4

What are the benefits of an incremental housing model, and how can previous applications be modified and improved?

5

Who will be using the new housing and what is important to them?

SITE IDENTIFICATION A1

BROADHURST

A12

A1

A10

GABORONE

BOTSWANA

GABORONE - REGIONAL

GABORONE - ZOOMED

A1

BROADHURST

SITE

KEY RESEARCH THEMES

PROVIDE AFFORDABLE + FLEXIBLE HOUSING MODEL BROADHURST // GABORONE // BOTSWANA

AFFORDABILITY HINGES ON

EFFICIENCY

DENSIFICATION

INCREMENTAL GROWTH

SELF - BUILD

HORIZONTAL

EMPOWERMENT VERTICAL

MODULAR FORM SHARED SERVICES

SENSE OF COMMUNITY

IMPROVED MOBILITY

MATERIALITY

SKILLS

SENSE OF OWNERSHIP

DENSIFICATION Strategy of using vertical + horizontal space more efficiently in order to house more people in a smaller area

HORIZONTAL DENSIFICATION

VERTICAL DENSIFICATION

Low density results from...

EXCESSIVE PLOT SIZE and ONE UNIT PER PLOT TYPOLOGY Low-density leads to sprawl, reliance on motorized transport + fragmented urban fabric.

DENSIFICATION

SPATIALLY INEFFICIENT MONOTONONY OF UNITS LACK OF HIERARCHY OF EXTERIOR SPACE

SPATIALLY EFFICIENT DEFINED EXTERIOR SPACE SHARED COMMUNITY SPACE

DENSIFICATION // EMPOWER SHACK

Urban Think Tank Cape Town, South Africa 2004 - Ongoing 68 unit housing cluster consisting of 2-story structures built through participatory building techniques.

Transition from 1 story to 2 cuts footprint in half, allowing for open community space on ground and added living space on second level.

DENSIFICATION // EMPOWER SHACK SUCCESSES: Phased construction minimizes disruption 2nd level expands living space + frees ground for community activity Simple construction methods enable participatoru building Embedded service core offers more efficient amenities

SHORTCOMINGS: Currently still in pilot phase 2ND FLOOR

SERVICE CORE ORIGINAL FOOTPRINT (2X)

INCREMENTAL GROWTH Strategy of providing user with essential core home that has the capacity to be built out over time

INCREMENTAL GROWTH

CURRENT AD HOC INCREMENTAL GROWTH BROADHURST, GABORONE

INCREMENTAL GROWTH // BELAPUR HOUSING Charles Correa Mumbai, India 1983

Low-rise, high density scheme Cluster arrangement around community spaces Proposed bazaar runs diagonally across site “Open to Sky” space behind entry gate of each plot

INCREMENTAL GROWTH // BELAPUR HOUSING “OPEN TO SKY”

EXPANDED LIVING SPACE

BOUNDED UNIT

SUCCESSES:

SHORTCOMINGS:

Allows for organic growth reflecting the user’s wants/ needs/individuality

Discrete buildings and bounded plots prohibit aggregation and limit densification

Establishes both private and public outdoor gathering spaces (“open to sky”)

Restricted window placement

Simple construction allows for local, participatory labor

1/3 of original buildings demolished and replaced with larger homes of modern materials (“village typology” not associated with urban aspiration)

INCREMENTAL GROWTH // QUINTA MONROY Elemental Iquique, Chile 2008 $7,500 government grant provided to house 100 families of informal settlement on same site “Half a House� model provides residents with core services of house, and ability to expand over time as finances become available

INCREMENTAL GROWTH // QUINTA MONROY OPEN FOR HORIZONTAL EXPANSION

STRUCTURAL WALL TO ONE SIDE

COST-EFFECTIVE BLOCK BUILDING MATERIAL

STRUCTURAL FOUNDATION ACCESS TO UPPER LEVELS

SUCCESSES:

SHORTCOMINGS:

Provides 100 families with comfortable living space and capacity for future expansion

Predetermined openings limit flexibility of incremental growth

Low cost material and local labor results in lowered costs and sense of empowerment Initially small dwellings Framed courtyards enhance community feel Users’ ability to expand based on wants/needs enables individuality from unit to unit

INCREMENTAL GROWTH // INCREMENTAL KACCHA HOMES Felipe Balestra + Sara Gorensson Mumbai, India 2009 Existing kaccha accomodations are renovated based on 3 prototypes: // 2-story house structured for 3 stories allows for vertical expansion // 2-story house on pilots enables ground parking of extra enclosed room // 3-story house with void in middle enables veranda or extra enclosed room

SUCCESSES: Enables densification through vertical incremental growth Small footprint can be inserted into preexisting urban conditions Flexibility in timber frame/module prototype

SHORTCOMINGS: Project has not been realized

SELF - BUILD // 10x10 SANDBAG HOMES Strategy of user participation in the designing and construction of his/her own home

Design Indaba Cape Town, South Africa 2009 50,000 rand // US$7,000 10 Sandbag Homes built in Phase 1 Low-cost, 2-story structure consists of timber frame (Eco-Beam) + sandbag infill Local, abundant material, low need for skilled labor participatory construction, modest size, grouped units

ECO-BEAM

SUCCESSES:

SHORTCOMINGS:

Combination of indigenous methods + local sourcing leads to affordable and quickly-built units

Currently executed on a small scale

2nd level expands living space + frees ground for community activity Self-build model leads to learned skills and sense of empowerment and ownership

Building costs ran overbudget

SANDBAGS

LESSONS LEARNED // “STRATEGY TOOLBOX”

LOCAL MATERIALS STRUCTURAL FRAME

STRUCTURAL PODIUM INCREMENTAL MODEL

PACKED SERVICES

EXTERNAL STAIR

SITE INTERVENTION

[SITE CONTEXT + EXISTING CONDITIONS]

BROADHURST // HISTORICAL TIMELINE 1979 Broadhurst Stage II: Additional 2,500 plots 1,850 for low-income

1971 Broadhurst Stage I: Northern extention of city limits

Civic // Public High-Income Res. Commercial Middle-Income Res. Low-Income Res. Industrial

1966 Republic of Botswana granted independence

1978 CIDA grants 3.5 million for plot development in Old Naledi + Broadhurst Stage II

1980

1975

1970

1967 Gaborone named capital

1965

1960

1963-1966 Gaborone Masterplan Garden City Principles

1977 USAID donates funds to expand SHHA

1973 SELF-HELP HOUSING AGENCY [SHHA] Reconstruction + Redevelopment Programme

Cape Town Densification Policy

Breaking New Ground Policy

Integrated Urban Development Framework

Shift from QUANTITY of housing to QUALITY Did not prescibe finance method of time period

Densification and Integration = urgent actions in the short-to-medium term

2015

“Whole of Cape Town” approach Set target density at 25 units/hectare

2005

2000

1995

Housing Policy Major, influential Housing Policy

1990

Mother policy of democratic South Africa “Break down Apartheid geography” “Densification and reunification of the urban fabric.”

2010

HOUSING POLICY IN CAPE TOWN

SELF - HELP HOUSING AGENCY [SHHA] OBJECTIVE:

Provide decent shelter to rural villages and low to middle-income strata of the population

TYPICAL URBAN FORM:

Single family, 1-story units on fenced plots Plots grouped together to form modules with access roads, pedestrian ways, and semi-permanent open spaces Multiple modules form neighborhoods with shared open spaces, schools, training centers, industrial + cmmercial areas

ELIGIBILITY:

Registered citizen 21 - 60 years old with monthly income between P1,000,000 (approx. $100) and P3,000,000 (approx. $300)

CONSEQUENCES: Massive urban sprawl

Vast land consumption within limited city center Increased travel distances

SHHA LOW-INCOME PROGRAM:

SHHA TURNKEY:

Extension/Renovation of existing home Max. Loan Entitlement: P60,000 Repayment Period: 20 years, 0% interest Default Penalty: 10% interest

Design/Construction of new home Max. Loan Entitlement: P90,000 Repayment Period: 20 years at 0% interest Default Penalty: Penalty interest is charged

SHHA GROWTH OPTIONS PLACEMAKING THROUGH INCREMENTAL GROWTH

EXISTING SITE CONDITIONS

MARANG COMMUNITY JUNIOR SECONDARY SCHOOL

TSHOLOFELO PRIMARY SCHOOL

SHADE TREES

SIKWANE STREET

COMBI / TRANSIT HUB

EXISTING GREEN SPACE

BROADHURST HOME/BUSINESS

RAMOTSWA STREET

KAGISONG CENTER

SEGODITSHANE COMMERCIAL

BROADHURST MALL

EXISTING HOUSING TYPOLOGIES // SHACK

INSUFFICIENT TRASH DISPOSAL UNFINISHED NO WINDOWS LACK OF INTERIOR STORAGE SPACE

INADEQUATE ENCLOSURE MINIMAL VEGETATION DIRECTLY OFF ROAD

WINDOW SHADE TREE PLASTER FINISH CONNECTED TO BUILDING

EXISTING HOUSING TYPOLOGIES // SPLIT

UNFINISHED LACK OF EXT. VERANDA LIMITED WINDOWS SEPARATE ENTRIES

ENCLOSURE

SHADE TREE

PLASTERED + PAINTED

WINDOWS

EXTENDED IN BACK INADEQUATE ENCLOSURE

EXISTING HOUSING TYPOLOGIES // 1 BEDROOM

PLASTER FINISH

WINDOWS LACK OF VERANDA

GARDEN 2ND ENTRY ENCLOSURE

ELECTRIC + SATELLITE

PLASTER + PAINT FINISH WINDOWS

ENCLOSURE

PLASTER FINISH

EXISTING HOUSING TYPOLOGIES // VERANDA WINDOWS SEPARATE EXT. DOORS EXTERIOR VERANDA LACK OF SITE DEVELOPMENT

PLASTER FINISH WINDOWS VERANDA LANDSCAPING ENCLOSURE + VEGETATION

SHINGLED ROOF

EXISTING HOUSING TYPOLOGIES // UPPER CLASS BROADHURST PLASTER FINISH DECORATIVE FLOWERS COVERED ENTRY LANDSCAPING SOLID ENCLOSURE

CHIMNEY PLASTER FINISH

WINDOWS

AIR CONDITIONING

SITE INTERVENTION [SCHEME DRAWINGS]

PROCESS // DESIGN INTENT

URBAN PROPOSAL BLOCK PLAN

MODIFIED BLOCK // DESIGN INTENT

PHASE 1 // LAYING GROUNDWORK FOR FUTURE GROWTH

+ WORKERS + INVESTORS Live and work on site Single, studio-type housing units Commercial podiums houses stores that serve block and larger district Industrial podium houses training workshops and material fabrication facilities

TYP. UNIT AXON TYP. BLOCK PLAN

PHASE 1 // LAYING GROUNDWORK FOR FUTURE GROWTH EXISTING FABRIC COMMERCIAL PODIUM

INDUSTRIAL PODIUM

WORKER HOUSING UNITS

COMBI STOP

PHASE 2 // RETURNING HOMES TO LOCAL FAMILIES

+

WORKERS + INVESTORS + FAMILIES New studio housing units above Industrial and Commercial Podiums New Commercial Podium Worker’s units converted to 2-bedroom units for returning locals New 2-bedroom units

TYP. UNIT AXON TYP. BLOCK PLAN

PHASE 2 // RETURNING HOMES TO LOCAL FAMILIES

WORKER HOUSING UNITS

FAMILY UNITS

PHASE 3 // DIVERSIFYING POPULATION

+ +

TYP. UNIT AXON

WORKERS + INVESTORS + FAMILIES + RENTERS Horizontal incremental growth of added studios for rental units and expanded family units Diverse mix of users Introduction of Community Nodes [Community Kitchen, Athletic Fields, Auto Repair Business, etc]

TYP. BLOCK PLAN

PHASE 3 // DIVERSIFYING POPULATION

COMMUNITY NODES RENTAL UNITS

PHASE 4 // INCREMENTAL GROWTH REFLECTS USER PROCESSES TYP. UNIT AXON

+ + WORKERS + INVESTORS + FAMILIES + RENTERS Horizontal + Vertical incremental growth Variance in edges and skyline Increased density allows for public + private open space

TYP. BLOCK PLAN

PHASE 4 // INCREMENTAL GROWTH REFLECTS USER PROCESSES

VERTICAL INCREMENTAL EXPANSION

BLOCK PLAN // 1:20

BLOCK SECTION + ELEVATION // 1:20

BLOCK PERSPECTIVES

FROM STEPS TO HABITABLE ROOF

FROM GROUND TOWARD INTERIOR BLOCK FACADE

SITE PLAN + TRANSECT // 1:200

STRUCTURE + MATERIAL BREAKDOWN

STRUCTURAL FRAME

FRAMING OF OPENINGS

C.E.B. INFILL

// SITE - PRODUCED // TIMBER + ALUMINUM

// TIMBER // ENABLES FUTURE GROWTH

// SITE - PRODUCED // LOCALLY SOURCED

STRUCTURAL ECO - BEAM

COMPRESSED EARTH BLOCK [CEB]

EXPLODED AXON

STUDIO UNIT FAMILY UNIT SERVICE CORE

MODEL PHOTOGRAPHS

EXISTING SITE

PHASE 1

PROPOSED MASTERPLAN

PHASE 2

PHASE 3

PROPOSED MASTERPLAN + SCHEME

PHASE 4

MODEL PHOTOGRAPHS

DENSIFICATION + INCREMENTAL GROWTH + SELF-BUILD

“Those informal houses that are built are not the PROBLEM but actually the SOLUTION” -Alfredo Brillimbourg, UTT

AN AFFORDABLE, INCREMENTAL HOUSING MODEL FOR GABORONE, BOTSWANA

PROVIDE AFFORDABLE + FLEXIBLE HOUSING MODEL BROADHURST // GABORONE // BOTSWANA

AFFORDABILITY HINGES ON

EFFICIENCY

1973 SELF-HELP HOUSING AGENCY [SHHA]

1983 BELAPUR HOUSING

2004 EMPOWER SHACK

2008 QUINTA MONROY

2009 10x10 SANDBAG HOUSE

Gaborone, Botswana

Charles Correa Belapur, Bombay

Urban Think Tank Cape Town, South Africa

Elemental Iquique, Chile

Design Indaba Cape Town, South Africa

“LESSONS LEARNED”// APPLIED STRATEGIES

DENSIFICATION

INCREMENTAL GROWTH

SELF - BUILD

HORIZONTAL

OBJECTIVE

Provide decent shelter to rural villages and people in the low and middle income

TYPICAL URBAN FORM

Single family, one-story units on fenced plots

CONSEQUENCES Massive urban sprawl

Vast land consumption within limited city center Increased travel distances

SUCCESSES:

SUCCESSES:

SUCCESSES:

SUCCESSES:

• Allows for organic growth that reflects user’s wants/needs/individuality • Establishes both private and public open, outdoor gathering spaces (”open to sky”) • Simple construction allows for local, participatory labor

• Phased construction minimizes disruption • 2nd level expands living space + frees ground for community activity • Simple construction methods enables participatory building • Embedded service core enhances amenities

• Provides 100 families with comfortable living space and capability for future expansion • Low-cost material + local labor results in lowered cost and sense of empowerment • Framed courtyards enhance Community feel • Users’ ability to expand based on wants/needs enables individuality from unit to unit

• Combination of indigenous methods + local sourcing leads to affordable and quickly-built units • 2nd level expands living space + frees ground for community activity • Empowerment through self-building

SHORTCOMINGS:

SHORTCOMINGS:

• Discrete buildings and bounded plots prohibits aggregation, limiting densification • Restricted window placement • 1/3 of original buildings demolished + rebuilt with bigger homes of new materials [”Village typology” not associated with urban aspiration]

VERTICAL

STRUCTURAL FRAME

SHORTCOMINGS: • Currently executed on small scale • Building costs ran overbudget

SHORTCOMINGS:

• Currently still in pilot phase

EMPOWERMENT

LOCAL MATERIALS

MODULAR FORM

• Predetermined openings limit flexibility of incremental growth • Initially small dwellings

SHARED SERVICES

SENSE OF COMMUNITY

MATERIALITY

SKILLS

SENSE OF OWNERSHIP

IMPROVED MOBILITY

STRUCTURAL PODIUM INCREMENTAL MODEL

PHASE 1 PACKED SERVICES

10x10 | PARTICIPATORY BUILDING + LOCALIZED MATERIAL SOURCING

SHHA LOW-INCOME PROGRAM Extension/Renovation of existing home Max. Loan Entitlement: P60,000 Repayment Period: 20 years at 0% interest Default Penalty: 10% interest

SHHA TURNKEY

EXTERNAL STAIR

PROCESS

+

Balestra + Gorensson Mumbai, India

LIVE + WORK ON SITE

PHASE 3

FAMILIES + WORKERS + INVESTORS

WORKERS + INVESTORS

2009 INCREMENTAL KACCHA HOMES

Design/Construction of new home Max. Loan Entitlement: P90,000 Repayment Period: 20 years at 0% interest Default Penalty: Penalty interest is charged

PHASE 2

GROUNDWORK FOR FUTURE SELF-SUFFICIENCY // Material Fabrication Workshops // Single, studio-type housing units

SUCCESSES: • Enables densification through vertical incremental growth • Small footprint can be inserted into preexisting urban conditions • Flexibility in timber frame/module prototype

+

RENTERS + FAMILIES + WORKERS + INVESTORS

RETURNING HOMES TO THE LOCALS // New studio-type housing units above Industrial Podium // Worker’s units converted to 2bedroom units for returning local families // New 2-bedroom units

+ +

RENTALS FOR STUDENTS + OTHERS // Horizontal incremental growth // Diverse mix of users // Creation of Community Nodes

PHASE 4

RENTERS + FAMILIES + WORKERS + INVESTORS + +

ESTABLISHED INCREMENTAL COMMUNITY // Horizontal +Vertical incremental growth // Variance in edges and skyline // Increased density allows for Community open space

SHORTCOMINGS: • Project has not been realized

BELAPUR | INDIVIDUALIZATION

“Half a House” Model SHHA LOW-INCOME HOME

SHHA TURNKEY HOME

INITIAL SITE PROPOSAL

INCREMENTAL GROWTH

ABSTRACED MASSING

BELAPUR HOUSING | “OPEN TO SKY”

PROPOSED INTERVENTION

INDUSTRIAL PODIUM

2035

COMMERCIAL PODIUM

2030

AD HOC INCREMENTAL GROWTH

EXISTING FABRIC

2025

CURRENT

2020

2010

2009

2008

2007

2006

2005

2004

1980

1973

DENSIFICATION + INCREMENTAL GROWTH + SELF-BUILD

WORKER HOUSING UNITS

“OPEN TO SKY”

OPEN FOR HORIZONTAL EXPANSION EXPANDED LIVING SPACE

ECO-BEAM SANDBAGS

STRUCTURAL WALL TO ONE SIDE

COST-EFFECTIVE BLOCK BUILDING MATERIAL

2ND FLOOR BOUNDED UNIT

STRUCTURAL FOUNDATION ACCESS TO UPPER LEVELS

SERVICE CORE

WORKER HOUSING UNITS

ORIGINAL FOOTPRINT (2X)

COMMUNITY NODES COMBI STOP

SHHA GROWTH OPTIONS PLACEMAKING THROUGH INCREMENTAL GROWTH

BELAPUR HOUSING CHARLES CORREA

EMPOWER SHACK URBAN THINK TANK

QUINTA MONROY ELEMENTAL

10x10 SANDBAG HOUSE DESIGN INDABA

INCREMENTAL KACCHA HOMES BALESTRA + GORENSSON

FAMILY UNITS RENTAL UNITS

VERTICAL INCREMENTAL EXPANSION

SPATIALLY INEFFICIENT MONOTONONY OF UNITS

PERSPECTIVE 1:

PERSPECTIVE 2

GROUND TOWARD INTERIOR BLOCK FACADE

STEPS TO HABITABLE ROOF

LACK OF HIERARCHY IN EXTERIOR SPACE

SPATIALLY EFFICIENT CONNECTION WITH NEIGHBORS

DEFINED EXTERIOR SPACE

INCREMENTAL GROWTH

DENSIFICATION

BLOCK ELEVATION + SECTION 1:20

SITE PLAN + TRANSECT 1:80

BLOCK PLAN 1:20

STRUCTURAL FRAME

FRAMING OF OPENINGS

C.E.B. INFILL

// SITE - PRODUCED // TIMBER + ALUMINUM

// TIMBER // ENABLES FUTURE GROWTH

// SITE - PRODUCED // COMPRESSED EARTH BLOCK

STRUCTURAL ECO-BEAM

STUDIO UNITS FAMILY UNITS SERVICE CORES

COMPRESSED EARTH BLOCK [CEB]

MODEL PHOTOGRAPHS

EXISTING SITE

PHASE 1

PROPOSED MASTERPLAN

PHASE 2

PHASE 3

PROPOSED MASTERPLAN + SCHEME

PHASE 4

MODEL PHOTOGRAPHS