4 matrix of typologies - durban unit/city architects...4 matrix of typologies summary of housing...

1

ETHEKWINI MUNICIPALITY HOUSING TYPOLOGIES STUDY

A MATRIX OF TYPOLOGIES

PRESENTATION 4/5

2

PROJECT OVERVIEW

3

1 INTRODUCTION

� THIS PROJECT HAS BEEN INITIATED BY THE ARCHITECTURE DEPARTMENT OF THE ETHEKWINI MUNICIPALITY TO DEVELOP HOUSING TYPOLOGIES FOR THE DELIVERE OF NEW PROJETS AND EXISTING SETTLEMENT UPGRADE PROJECTS IN THE ETHEKWINI MUNICPAL REGION

� THE STUDY IS TO INTEGRATE TOWN PLANNING, URBAN DESIGN AND ARCHITECTURE

COMPONENTS� THE INTENTION IS TO IDENTIFY PRACTICES WHICH OPTIMISE BOTH THE QUALITY AND

SUSTAINABILITY OF RESULTANT LIVING ENVIRONMENTS

2 BACKGROUND

� DESPITE THE DELIVERY OF ALMOST 2 MILL HOUSING UNITS BY GOVERNMENT SINCE 1994, THE DOMINANT HOUSING TYPOLOGY CONTINUES TO BE DETACHED, SINGLE FAMILY HOMES ON

LARGER FREE HOLD PLOTS � THE INCREASING PRESSURE ON URBAN LAND, DEMANDS FOR OPTIMISING EXISTING SERVICE

INFRASTRUCTURE AND THE NEGATIVE SOCIO-ECONOMIC IMPLICATIONS OF DEVELOPING ON THE URBAN PERIPHERY HAVE NECESSITATED A REVIEW OF THE LOCATION AND DESIRED DENSITIES OF HOUSING SETTLEMENTS

� IT HAS BECOME NECESSARY THAT THE SUPPLY OF HOUSING BE MORE RECEPTIVE TO THE REDEVELOPMENT OF SITES LOCATED WITHIN ALREADY SERVICED AND DEVELOPED AREAS AS WELL AS THE UPGRADING OF EXISTING SETTLEMENTS

� A STUDY AND DEVELOPMENT OF AFFORDABLE HOUSING TYPOLOGIES APPLICABLE TO PREVAILING LOCAL CONDITIONS (TYPOGRAPHY, CLIMATE, TECHNOLOGIES AND FINANCE) WILL ASSIST IN MEETING THE URBAN HOUSING CHALLENGE WITH GREATER AUTHORITY, EFFICIENCY AND UNDERSTANDING

INTRODUCTION AND BACKGROUND

3

4

3 PROJECT OBJECTIVES

� TO INFORM THE OPTIMISATION OF QUALITY AND SUSTAINABILITY IN THE DESIGN AND

ONGOING DELIVERY OF SUBSIDY HOUSING

� TO DETERMINE OPTIMAL HOUSING TYPOLOGIES FOR APPLICATION IN INFORMAL SETTLEMENT UPGRADING AND GREENFIELD PROJECTS WITHIN THE URBAN AREA OF ETHEKWINI

4 DEFINING HOUSING TYPOLOGY

� HOUSING TYPOLOGY ENCOMPASSES ATTRIBUTES OF FUNCTION AND CONFIGURATION CHARACTERISTICS OF PUBLIC AND PRIVATE BUILDINGS AND THE SPACES AROUND THESE

BUILDINGS THROUGH CONSTRUCTION� TYPOLOGY MUST CONSIDER ASPECTS OF TOWN PLANNING AND URBAN DESIGN AS WELL AS

THE DETAIL OF MULTI-UNITS OR RESIDENTIAL CLUSTERS� TYPOLOGY HAS A TIME DIMENSION AND THEREFORE MUST CONSIDER FLEXIBILITY,

ADAPTABILITY AND TRANSFORMATION OVER TIME

� THE QUALITY OF HOUSING TYPOLOGY MUST CONSIDER CONTEXT WHICH IS DEPENDANT ON A NUMBER OF FACTORS INCLUDING THE LOCATION OF SERVICES, THE BALANCE BETWEEN PRIVATE, SEMI PRIVATE, COMMUNAL AMD PUBLIC SPACE, THE MIX OF RESIDENTIAL AND NON-

RESIDENTIAL USE AND THE END-USERS SOCIAL AND CULTURAL STRUCTURES

� IN ETHEKWINI THE CONSIDERATION OF TYPOLOGY IN RELATION TO TOPGRAPHY IS CRITICAL

AS MANY INFORMAL SETTLEMENTS ARE FOUNDED ON STEEP AND UNSTABLE LAND. STEEP SLOPES IMPOSE HIGHER BUILDING AND INFRASTRUCTURE COSTS AND CREATE DIFFICULTIES OF ACCESS REQUIRING GREATER CARE IN THE DESIGN AND LAYOUT OF HOUSES

OBJECTIVES AND DEFINITIONS

4

5

1 PRECEDENTS AND LITERATURE OVERVIEW

2 PILOT PROJECT OVERVIEW

3 BUILDING THE PRINCIPLES

4 MATRIX OF TYPOLOGIES

5 DESIGN CONSIDERATIONS

PROJECT STRUCTURE

5

6

1 PRECEDENTS AND BIBLIOGRAPHY� KEY ISSUES TO INFORM THE BRIEF� BIBLIOGRAPHY AND SYNOPSIS OF RELEVANT LITERATURE

� REVIEW OF CASE STUDIES� FINDINGS TO OFF SET NEGATIVE TRENDS

2 PILOT PROJECT OVERVIEW� AREA / INFRASTRUCTURE AUDIT� SITE ANALYSIS

� READINESS FOR DEVELOPMENT AND IMPLICATIONS FOR TYPOLOGY SELECTION

3 BUILDING THE PRINCIPLES� GUIDING PRINCIPLES FOR HOUSE DESIGN AND URBAN LAYOUTS

4 MATRIX OF TYPOLOGIES� SUMMARY OF HOUSING TYPOLOGIES

� FINAL HOUSING TYPOLOGY DESIGNS� COSTINGS

5 DESIGN CONSIDERATIONS

� DENSITY AND TOPOGRAPHICAL CONSIDERATIONS� MATERIALS AND MINIMUM QUALITY LEVEL CONSIDERATIONS� SERVICING AND SUSTAINABILITY CONSIDERATIONS

PROJECT STRUCTURE

6

77

A MATRIX OF TYPOLOGIES

88

CONTENTS

1 BUILDING THE TYPOLOGY MATRIX

IN WHICH THE BUILDING BLOCKS OF THE BASIC TYPOLOGY MATRIX ARE UTILISED TO

DEVELOP A COMPREHENSIVE MATRIX OF ALL FEASIBLE LOW-INCOME HOUSING TYPOLOGIES.

(44 TYPOLOGIES)

2 SELECTING APPROPRIATE TYPOLOGIES

IN WHICH CERTAIN TYPOLOGIES FROM THE COMPREHENSIVE MATRIX ARE ELIMINATED TO IDENTIFY TYPOLOGIES THAT MEET ALL SOUTH AFRICAN LEGAL, COSTING AND SUBSIDY

CRITERIA REQUIREMENTS.

(24 TYPOLOGIES)

3 AN ARCHITECTURAL RESPONSE

IN WHICH A PROCESS IS FOLLOWED TO IDENTIFY A SELECT NUMBER OF TYPOLOGIES THAT ARE MOST APPROPRIATE TO ETHEKWINI SOCIAL, SPATIAL AND ENVIRONMENTAL CONDITIONS.

(6 TYPOLOGIES)

4 VARIATIONS AND APPLICATIONS

IN WHICH BROAD INDICATIONS ARE GIVEN ON HOW THE BASIC TYPOLOGY FOOTPRINTS CAN BE VARIED, COMBINED OR APPLIED TO SPECIFIC CONDITIONS TO SAVE TIME AND MONEY OR

MEET ALTERNATIVE SOCIAL REQUIREMENTS.

5 COSTINGS

IN WHICH BROAD COSTINGS FOR THE 24 TYPOLOGIES AS WELL AS MORE DETAILED COSTINGS FOR THE 6 SELECTED TYPOLOGIES ARE PROVIDED.

99

SYNOPSIS

THE BUILDING BLOCKS OF THE TYPOLOGY MATRIX ARE THE THREE BASIC HOUSE FORMS, NAMELY:

� NARROW FRONTAGE

� MEDIUM FRONTAGE; AND� WIDE FRONTAGE

USING THESE BUILDING BLOCKS IT IS POSSIBLE TO GENERATE A MATRIX OF 44 POSSIBLE

LOW-INCOME HOUSE TYPOLOGIES. HOWEVER OF THE 44 ONLY 24 TYPES QUALIFY FOR SOUTH AFRICAN HOUSING SUBSIDIES.

THESE 24 TYPES ARE ALL FEASIBLE FOR USE IN LOW INCOME HOUSING PROJECTS BUT 6 HAVE BEEN SELECTED AS BEING MOST APPROPRIATE FOR USE IN ETHEKWINI IN THAT THEY CAN BE DEVELOPED ON STEEP SLOPES, ARE RELATIVELY CHEAP TO CONSTRUCT, EMPLOY

SIMPLE CONSTRUCTION MATERIALS AND METHODS AND USING APPROPRIATE LAYOUTS WOULD SIGNIFICANTLY INCREASE DENSITIES.

HOWEVER ALL 44 TYPES ARE FLEXIBLE ENOUGH TO ACCOMMODATE A RANGE OF ARCHITECTURAL RESPONSES, YET ROBUST ENOUGH TO LIMIT THE NEED FOR EXTENSIVE REDESIGN AND COSTING EVERY TIME A NEW SITE IS DEVELOPED.

FINALLY AN INDICATION OF HOW THE BASIC BUILDING BLOCKS CAN BE USED TO GENERATE

ADDITIONAL ALTERNATIVE HOUSING TYPOLOGIES (SINGLE QUARTERS, ESSENTIAL SERVICE CORE PROVISION ETC) IS PROVIDED.

1010

THE COMPREHENSIVE MATRIX

1111

THE BUILDING BLOCKS OF THE TYPOLOGY MATRIX ARE THE THREE BASIC HOUSE FORMS, NAMELY:

� NARROW FRONTAGE

� MEDIUM FRONTAGE; AND� WIDE FRONTAGE.

THE BASIC FORMAT FOR THE COMPREHENSIVE TYPOLOGY MATRIX IS AS FOLLOWS:

� COLUMNS INDICATE SINGLE, DOUBLE AND MULTIPLE STOREY BUILDING OPTIONS, � EACH COLUMN IS SUBDIVIDED INTO DETACHED, SEMI-DETACHED OR ROW HOUSING

OPTIONS.� ROWS INDICATE RESIDENTIAL BUILDINGS IN SINGLE OWNERSHIP, RESIDENTIAL USES IN

MULTIPLE OWNERSHIP OR MIXED USE BUILDINGS WITH NON-RESIDENTIAL USES ON THE

GROUND FLOOR AND RESIDENTIAL USES ON THE UPPER FLOORS.

ALL FEASIBLE TYPOLOGIES ARE INDICATED GRAPHICALLY, UNFEASIBLE LOW-INCOME OPTIONS ARE BLANKED OUT IN RED.

IN THE CASE OF NARROW FRONTAGE TYPOLOGIES IT WOULD, FOR EXAMPLE, BE UNFEASIBLE FROM A COST AND PRACTICAL POINT OF VIEW TO DEVELOP A MULTIPLE STOREY BUILDING COMPRISING DETACHED, LOW-INCOME, RESIDENTIAL UNITS.

TYPOLOGY BUILDING BLOCKS

121212

TYPOLOGY BUILDING BLOCKS

� NARROW, MEDIUM AND WIDE FRONTAGES

� DETACHED, SEMI-DETACHED AND ROW COMBINATIONS

� SINGLE, DUPLEX AND DOUBLE STOREYS

� STREET, CLUSTER AND COURTYARD LAYOUTS

13

Narrow frontage house typologies

Single storey Double storey Triple / multiple storey

Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row

X

All res All res - duplex All res - duplex


All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor


Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor

1

7 8

10 11

62 3 4 5

13

129

13

THE MATRIX NARROW FRONTAGE

13 POSSIBLE TYPOLOGIES

1414

THE MATRIX MEDIUM FRONTAGE


Medium frontage house typologies








20 21 22

23 24 25

14 15 16 17 18 19

28 29

26 27

1515

THE MATRIX WIDE FRONTAGE


Wide frontage house typologies








3130 32

35

3836 37

33 34 39 40 41

42 43 44

1616

THE MATRIX CONSOLIDATED

THE FOLLOWING SLIDE COMBINES THE NARROW, MEDIUM AND WIDE FRONTAGE OPTIONS IDENTIFIED ABOVE INTO A SINGLE, CONSOLIDATED MATRIX.

TO ASSIST IN SELECTING AN APPROPRIATE TYPOLOGY WHEN UNDERTAKING A SPECIFIC PROJECT

AN ANALYSIS OF EACH TYPOLOGY IS PROVIDED TO INDICATE:

� THE MOST APPROPRIATE SLOPE ON WHICH THE UNIT COULD BE DEVELOPED (FLAT, GENTLE,

MODERATE, STEEP OR VERY STEEP),� THE MOST SUITABLE URBAN LAYOUT FOR THE UNIT (WHETHER IT CAN BE USED IN STREET,

CLUSTER OR COURTYARD APPLICATIONS),

� ITS BUILDABILITY (WHETHER IT CAN BE SELF BUILT OR REQUIRES SPECIALISED PROFESSIONAL

INPUTS FROM ENGINEERS OR ARCHITECTS),� ITS EXPANDABILITY (HOW SUITABLE IT IS FOR FUTURE ALTERATIONS AND ADDITIONS BY

OWNERS),� ITS SUSTAINABILITY (WHAT ECO- FRIENDLY APPLICATIONS COULD BE ADDED TO THE UNIT

(SOLAR PANELS, RAIN WATER TANKS, SEPTIC TANKS ETC),

� WHETHER OR NOT THE UNIT QUALIFIES FOR A HOUSING SUBSIDY OR NOT INDICATED AS FOLLOWS:

� THE LIKELY DENSITIES TO BE ACHIEVED ON THE VARIOUS SLOPES INDICATED AS FOLLOWS:

� THE COST OF CONSTRUCTION PER APPORTIONED UNIT INDICATED AS FOLLOWS:

NOTE: STATED DENSITIES ARE INDICATIVE AND FOR COMPARATIVE PURPOSES AS THEY DO NOT

TAKE INTO ACCOUNT CHANGING TERRAIN, AND THE NEED FOR NON-RESIDENTIAL FACILITIES.

LAYOUTS ARE ALL BASED ON MINIMAL ROAD PROVISION BY USING PANHANDLE LAYOUTS

High (> 60 units / ha)

Medium (30 -60 unit / ha)

Low (<30 units / ha)

High (> R110 000)

Medium (R90-110 000)

Low (< R90 000)

Yes

No

1717

THE MATRIX CONSOLIDATED


House type Narrow frontage house typologies Medium frontage house typologies Wide frontage house typologies

Storeys Single storey Double storey Triple / multiple storey Single storey Double storey Triple / multiple storey Single storey Double storey Triple / multiple storey

Option 1 Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row

X

All res All res All res - duplex All res - duplex All res All res - duplex All res - duplex All res All res - duplex All res - duplex


All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor


Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor

Topography applications

Flat (<1:8)X X X X X X X X X

Gentle (1:5 - 1:8)X X X X X X X X X

Moderate (1:3 - 1: 5)X X X

Steep (1:2.5 - 1:3)X X X X X X X X X X X X X X X

Very steep (>1:2.5)X X X X X X X X X X X X X X X

Layout applications

Street �� X �� X �� X �� X

Cluster �� X �� X �� X �� X �� X �� X

Courtyard �� X �� X X �� X �� X X �� X X �� X �� X �� X �� X

Buildability

Professional ability essential X X X �� X �� X X X X �� X �� X X X ��

Self build extensions �� X X X �� X X X �� X X X

Expandability

Forwards X X X X X X X X X X X X X X X X X X X X X X X X X X X

Backwards �� X �� X �� X ��

Sideways �� X �� X X �� X �� X �� X X �� X �� X �� X �� X

Vertically �� X X X X X X �� X X X X X X �� X X X X X X

Sustainability

Solar panels �� X �� X �� X ��

Aerobic / anaerobic septic tanks �� X X X �� X X X �� X X X

Wind turbines �� X X X �� X X X �� X X X

Biogas heating and cooking tanks �� X X X �� X X X �� X X X

Rainwater harvesting �� X X X �� X X X �� X X X

Grey water recirculation (gardens) �� X �� X �� X ��

Eco friendly building materials (straw bale etc) �� X X X �� X X X �� X X X

Housing subsidy qualification

Yes

No

All res 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32

All res - separate ownership on each floor 7 8 9 12 20 21 22 26 27 33 34 35 39 40 41

Non-res use on groundfloor 10 11 13 23 24 25 28 29 36 37 38 42 43 44

Density (moderate slopes)

High (> 60 units / ha)

Medium (30 -60 unit / ha)

Low (<30 units / ha)Typology 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32 33 34 35

Units per hectare for flat slope 39.0 45.5 86.0 53.0 60.5 111.5 42.0 46.5 73.5 53.0 60.5 111.5 45.0 45.0 47.5 90.0 90.0 95.0

Units per hectare for gentle slope 31.0 35.5 67.5 41.5 47.5 87.5 33.0 36.5 57.5 38.0 42.0 65.0 35.0 35.5 37.0 70.0 71.0 74.0

Units per hectare for moderate slope 25.5 30.0 56.0 34.5 39.5 73.0 27.5 30.5 48.0 31.5 35.0 54.5 29.5 29.5 31.0 59.0 59.0 62.0

Units per hectare for steep slope 16.5 19.0 36.5 25.5 25.5 47.0 18.0 19.5 31.0 20.5 22.5 35.0 19.0 19.0 20.0 38.0 38.0 40.0

Units per hectare for very steep slope 12.0 14.0 26.5 18.5 18.5 34.5 13.0 14.5 22.5 15.0 16.5 25.5 14.0 14.0 14.5 28.0 28.0 29.0

Typology 7 8 9 20 21 22

Units per hectare for flat slope 78.0 78.0 126.0 76.0 84.0 132.0

Units per hectare for gentle slope 62.0 62.0 99.0 56.0 62.0 98.0

Units per hectare for moderate slope 51.0 51.0 83.0 47.0 52.0 81.0

Units per hectare for steep slope 33.0 33.0 53.0 30.0 33.0 53.0

Units per hectare for very steep slope 24.0 24.0 39.0 22.0 24.0 38.0

Costing per apportioned unit

High (> R110 000)

Medium (R90-110 000)

Low (< R90 000)Typology 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32 33 34 35

Flat (0) 96,800.00 92,400.00 101,200.00 118,800.00 111,300.00 111,300.00 90,300.00 88,200.00 86,100.00 118,800.00 108,650.00 106,000.00 88,000.00 84,000.00 88,000.00 84,000.00 86,000.00 88,000.00

Gentle (1.1) 99,316.80 94,802.40 103,831.20 120,344.40 112,746.90 112,746.90 92,647.80 90,493.20 88,338.60 120,344.40 110,062.45 107,378.00 90,288.00 86,184.00 90,288.00 85,092.00 87,118.00 89,144.00

Moderate (1.2) 101,833.60 97,204.80 106,462.40 121,888.80 114,193.80 114,193.80 94,995.60 92,786.40 90,577.20 121,888.80 111,474.90 108,756.00 92,576.00 88,368.00 92,576.00 86,184.00 88,236.00 90,288.00

Steep (1.3) 104,350.40 99,607.20 109,093.60 123,433.20 115,640.70 115,640.70 97,343.40 95,079.60 92,815.80 123,433.20 112,887.35 110,134.00 94,864.00 90,552.00 94,864.00 87,276.00 89,354.00 91,432.00

Very steep (1.4) 106,867.20 102,009.60 111,724.80 124,977.60 117,087.60 117,087.60 99,691.20 97,372.80 95,054.40 124,977.60 114,299.80 111,512.00 97,152.00 92,736.00 97,152.00 88,368.00 90,472.00 92,576.00

Typology 7 8 9 20 21 22

Flat (0) 92,400.00 92,400.00 99,000.00 86,100.00 86,100.00 84,000.00

Gentle (1.1) 93,601.20 93,601.20 100,287.00 87,219.30 87,219.30 85,092.00

Moderate (1.2) 94,802.40 94,802.40 101,574.00 88,338.60 88,338.60 86,184.00

Steep (1.3) 96,003.60 96,003.60 102,861.00 89,457.90 89,457.90 87,276.00

Very steep (1.4) 97,204.80 97,204.80 104,148.00 90,577.20 90,577.20 88,368.00

20 21 22

23 24 25

1

7 8

10 11

6 142 3 15 164 5 17 18 19 3130 32

35

3813

12

28 29

26 27

36 37

33 34 39 40 419

42 43 44

NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL

SPREADSHEETS WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS,

DRAWINGS AND SPREADSHEETS - FEB 2010’

1818

TYPOLOGY SELECTION

1919

THIS SECTION APPLIES A SET OF CRITERIA TO THE FULL SUITE OF TYPOLOGIES IDENTIFIED IN THE COMPREHENSIVE MATRIX TO SELECT A LIMITED NUMBER OF TYPOLOGIES THAT WOULD

BE MOST APPLICABLE FOR DETAILED DEVELOPMENT.

A THREE STEP PROCESS IS FOLLOWED IN THIS SECTION:

� APPROPRIATE CRITERIA ARE IDENTIFIED;� THE CRITERIA ARE APPLIED TO EACH TYPOLOGY IN A SYSTEMATIC WAY TO IDENTIFY THE

TYPOLOGIES THAT WOULD QUALIFY FOR HOUSING SUBSIDIES IN THIS WAY THE 44 TYPOLOGIES OF THE COMPREHENSIVE MATRIX ARE REDUCED TO 24 POSSIBLE TYPES

� THESE 24 TYPES ARE THEN SUBJECTED TO A FURTHER SELECTION PROCESS TO IDENTIFY 6 TYPES THAT COULD BE CONSIDERED FOR DEVELOPMENT IN THE ETHEKWINI CONTEXT.

SELECTION CRITERIA

2020

ESTABLISHING THE CRITERIA

1. HOUSING SUBSIDY QUALIFICATION

2. COST

3. DENSITY

4. URBAN FORM

2121

THE MATRIX





X






















1

7 8

10 11

62 3 4 5

13

129

20 21 22

23 24 25

14 15 16 17 18 19

28 29

26 27

3130 32

35

3836 37

33 34 39 40 41

42 43 44

2222

TYPOLOGY SELECTION HOUSING SUBSIDY QUALIFICATION

ELIMINATE 20 = 24 TYPOLOGIES

� EXCLUDE ALL TRIPLE / MULTIPLE STOREY UNITS

� EXCLUDE ALL UNITS WITH NON-RESIDENTIAL USES

ON GROUND FLOOR




X






















1

7 8

62 3 4 5

9

20 21 22

14 15 16 17 18 19

3130 32

3533 34

2323

THE MATRIX COSTING

MODERATE SLOPE SITES ONLY

HIGH (> R110 000.00 PER UNIT)

MEDIUM (R90 – 110 000.00 PER UNIT)

LOW (< R90 000.00 PER UNIT)

























1

7 8

62 3 4 5

9

20 21 22

14 15 16 17 18 19

3130 32

3533 34

2424

THE MATRIX

FROM 24 SUBSIDY QUALIFCATION UNITS


COSTING

� EXCLUDE ALL UNITS COSTING MORE THAN THE

SUBSIDY LIMIT

























1

7 8

2 3

9

20 21 22

14 15 16 19

3130 32

3533 34

2525

DENSITY IMPLICATIONS

HIGH (> 60 UNITS PER HA)

MEDIUM (30-60 UNITS PER HA)

LOW (< 30 UNITS PER HA)

MODERATE SLOPE SITES ONLY

























1

7 8

2 3

9

20 21 22

14 15 16 19

3130 32

3533 34

64 5

17 18

TYPOLOGY SELECTION

2626

DENSITY IMPLICATIONS

� EXCLUDE ALL LOW DENSITY UNITS Narrow frontage house typologies
























1

7 8

2 3

9

20 21 22

14 15 16 19

3130 32

3533 34

64 5

17 18

FROM 24 SUBSIDY QUALIFCATION UNITS


TYPOLOGY SELECTION

2727

HOUSING SUBSIDY BREAKDOWN

KZN DEPT OF HOUSING BREAKDOWN OF COST PER UNIT

THE NEW QUANTUM OF THE NATIONAL HOUSING SUBSIDY FOR OWNERSHIP HOUSING IS

BROKEN DOWN AS FOLLOWS:

� R56,000 BASIC SUBSIDY FOR TOP STRUCTURE

� R8,400 EXTRA 15% ON R56,000 FOR ADVERSE GEOTECHNICAL/TOPOGRAPHIC CONDITIONS + GOOD LOCATION

� R22,000 PROVINCIAL TOP-UP FOR INTERNAL INFRASTRUCTURE SERVICES

� R20,000 MUNICIPAL INFRASTRUCTURE GRANT / BULKS

� R3,500 LAND PRICE SUBSIDY

TOTAL R109,900

2828

COSTINGS SUMMARY STATEMENT

Typology 1 Typology 2 Typology 3 Typology 4 Typology 5 Typology 6 Typology 7 Typology 8 Typology 9 Typology 14 Typology 15 Typology 16 Typology 17 Typology 18 Typology 19 Typology 20 Typology 21 Typology 22 Typology 30 Typology 31 Typology 32 Typology 33 Typology 34 Typology 35

1 NF/SI/DE 2 NF/SI/SD 3 NF/SI/RO 4 NF/DU/DE 5 NF/DU/SD 6 NF/DU/RO 7 NF/DO/DE 8 NF/DO/SD 9 NF/DO/RO 14 MF/SI/DE 15 MF/SI/SD 16 MF/SI/RO 17 MF/DU/DE 18 MF/DU/SD 19 MF/DU/RO 20 MF/DO/DE 21 MF/DO/SD 22 MF/DO/RO 30 WF/SI/DE 31 WF/SI/SD 32 WF/SI/RO 33 WF/DO/DE 34 WF/DO/SD 35 WF/DO/RO

Narrow Frontage :

Detached

Narrow Frontage :

Semi-detached

Narrow Frontage :

Row

Narrow Frontage :

Duplex Detached

Narrow Frontage :

Duplex Semi-

detached

Narrow Frontage :

Duplex Row

Narrow Frontage :

Double Storey

Detached

Narrow Frontage :

Double Storey Semi

detached

Narrow Frontage :

Double Storey Row

Medium Frontage :

Detached

Medium Frontage :

Semi-detached

Medium Frontage :

Row

Medium Frontage :

Duplex Detached

Medium Frontage :

Duplex Semi

detached

Medium Frontage :

Duplex Row

Medium Frontage :

Double Storey

Detached

Medium Frontage :

Double Storey Semi

detached

Medium Frontage :

Double Storey Row

Wide Frontage :

Detached

Wide Frontage :

Semi detached Wide Frontage : Row

Wide Frontage :

Double Storey

Detached

Wide Frontage :

Double Storey Semi

detached

Wide Frontage :

Double Storey Row

Number of units 1 2 4 1 2 4 2 4 8 1 2 4 1 2 4 2 4 8 1 2 2 2 4 4

Construction Area (m2) 44.00 84.00 184.00 54.00 106.00 212.00 88.00 176.00 360.00 42.00 84.00 168.00 54.00 106.00 212.00 84.00 168.00 336.00 40.00 80.00 80.00 80.00 160.00 160.00

Stand Size

Stand Size for flat (m2) 152.50 263 275 113.40 197.60 215.20 153 306 380 142.70 258 327.20 113.40 197.60 215.20 158.40 286 364 133.40 265 253.40 133.40 265 253.40

Avarage Stand Size for gentle (m2) 194 334 356 144 252 276 194 388 484 182 330 420 159 284 368 214 388 492 170 338 324 170 338 324

Avarage Stand Size for moderate (m2) 233 402 424 173 302 328 233 466 580 218 394 500 190 340 444 257 464 588 204 406 388 204 406 388

Avarage Stand Size for steep (m2) 360 622 660 267 468 508 360 720 904 338 610 772 294 528 684 397 718 912 315 628 600 316 628 600

Avarage Stand Size for very steep (m2) 496 856 908 368 644 700 496 992 1236 464 840 1064 405 726 940 546 988 1252 434 862 826 434 862 826

Units per Hectare

> 60 units / ha

30 -60 unit / ha

<30 units / ha

Units per Hectare for Flat 39 45.5 86 53 60.5 111.5 78 78 126 42 46.5 73.5 53 60.5 111.5 76 84 132 45 45 47.5 90 90 95

Units per Hectare for Gentle 31 35.5 67.5 41.5 47.5 87.5 62 62 99 33 36.5 57.5 38 42 65 56 62 98 35 35.5 37 70 71 74

Units per Hectare for Moderate 25.5 30 56 34.5 39.5 73 51 51 83 27.5 30.5 48 31.5 35 54.5 47 52 81 29.5 29.5 31 59 59 62

Units per Hectare for Steep 16.5 19 36.5 25.5 25.5 47 33 33 53 18 19.5 31 20.5 22.5 35 30 33 53 19 19 20 38 38 40

Units per Hectare for Very steep 12 14 26.5 18.5 18.5 34.5 24 24 39 13 14.5 22.5 15 16.5 25.5 22 24 38 14 14 14.5 28 28 29

Total Unit Cost (Flat)

Cost per Unit 74,800.00 70,400.00 79,200.00 96,800.00 89,300.00 89,300.00 70,400.00 70,400.00 77,000.00 68,300.00 66,200.00 64,100.00 96,800.00 86,650.00 84,000.00 64,100.00 64,100.00 62,000.00 66,000.00 62,000.00 66,000.00 62,000.00 64,000.00 66,000.00

Land Value (estimated @ R10/m2) ha 1,525.00 2,630.00 2,750.00 1,134.00 1,976.00 2,152.00 1,530.00 3,060.00 3,800.00 1,427.00 2,580.00 3,272.00 1,134.00 1,976.00 2,152.00 1,584.00 2,860.00 3,640.00 1,334.00 2,650.00 2,534.00 1,334.00 2,650.00 2,534.00

Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00

Professional fees (10%) 9,832.50R 9,503.00R 10,395.00R 11,993.40R 11,327.60R 11,345.20R 9,393.00R 9,546.00R 10,280.00R 9,172.70R 9,078.00R 8,937.20R 11,993.40R 11,062.60R 10,815.20R 8,768.40R 8,896.00R 8,764.00R 8,933.40R 8,665.00R 9,053.40R 8,533.40R 8,865.00R 9,053.40R

Total Unit Cost (Flat) 108,157.50 104,533.00 114,345.00 131,927.40 124,603.60 124,797.20 103,323.00 105,006.00 113,080.00 100,899.70 99,858.00 98,309.20 131,927.40 121,688.60 118,967.20 96,452.40 97,856.00 96,404.00 98,267.40 95,315.00 99,587.40 93,867.40 97,515.00 99,587.40

Rate per m2 2,458.13 2,488.88 2,485.76 2,443.10 2,351.01 2,354.66 2,348.25 2,386.50 2,512.89 2,402.37 2,377.57 2,340.70 2,443.10 2,296.01 2,244.66 2,296.49 2,329.90 2,295.33 2,456.69 2,382.88 2,489.69 2,346.69 2,437.88 2,489.69

Total Unit Cost (Gentle)

Cost per Unit 77,316.80 72,802.40 81,831.20 98,344.40 90,746.90 90,746.90 71,601.20 71,601.20 78,287.00 70,647.80 68,493.20 66,338.60 98,344.40 88,062.45 85,378.00 65,219.30 65,219.30 63,092.00 68,288.00 64,184.00 68,288.00 63,092.00 65,118.00 67,144.00


Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00



Rate per m2 2,531.42 2,570.40 2,568.05 2,480.79 2,392.33 2,397.31 2,388.53 2,437.03 2,569.77 2,474.16 2,456.49 2,423.63 2,483.85 2,343.26 2,304.98 2,340.36 2,385.93 2,357.46 2,529.67 2,463.01 2,572.02 2,386.78 2,488.70 2,540.56

Total Unit Cost (Moderate)

Cost per Unit 79,833.60 75,204.80 84,462.40 99,888.80 92,193.80 92,193.80 72,802.40 72,802.40 79,574.00 72,995.60 70,786.40 68,577.20 99,888.80 89,474.90 86,756.00 66,338.60 66,338.60 64,184.00 70,576.00 66,368.00 70,576.00 64,184.00 66,236.00 68,288.00


Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00



Rate per m2 2,604.09 2,651.13 2,647.23 2,518.16 2,432.74 2,438.14 2,428.31 2,486.56 2,624.70 2,545.08 2,533.31 2,503.21 2,521.62 2,384.20 2,349.35 2,380.94 2,435.15 2,411.20 2,601.94 2,541.77 2,652.54 2,426.16 2,538.14 2,589.62

Total Unit Cost (Steep)

Cost per Unit 82,350.40 77,607.20 87,093.60 101,433.20 93,640.70 93,640.70 74,003.60 74,003.60 80,861.00 75,343.40 73,079.60 70,815.80 101,433.20 90,887.35 88,134.00 67,457.90 67,457.90 65,276.00 72,864.00 68,552.00 72,864.00 65,276.00 67,354.00 69,432.00


Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00



Rate per m2 2,698.76 2,771.66 2,766.59 2,568.77 2,497.22 2,505.52 2,490.09 2,580.09 2,735.36 2,637.99 2,649.94 2,633.08 2,574.27 2,452.53 2,427.76 2,446.92 2,530.99 2,524.66 2,695.39 2,662.88 2,773.76 2,486.99 2,629.94 2,679.38

Total Unit Cost (Very Steep)

Cost per Unit 84,867.20 80,009.60 89,724.80 102,977.60 95,087.60 95,087.60 75,204.80 75,204.80 82,148.00 77,691.20 75,372.80 73,054.40 102,977.60 92,299.80 89,512.00 68,577.20 68,577.20 66,368.00 75,152.00 70,736.00 75,152.00 66,368.00 68,472.00 70,576.00


Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00



Rate per m2 2,795.68 2,895.87 2,888.81 2,620.80 2,563.78 2,575.40 2,554.12 2,678.12 2,847.97 2,732.48 2,770.24 2,768.19 2,628.34 2,522.94 2,509.49 2,515.26 2,631.02 2,642.30 2,791.03 2,787.29 2,898.83 2,549.47 2,725.03 2,772.99

Cost per Hectare

Cost per Hectare (Flat) 4,218,142.50 4,756,251.50 9,833,670.00 6,992,152.20 7,538,517.80 13,914,887.80 8,059,194.00 8,190,468.00 14,248,080.00 4,237,787.40 4,643,397.00 7,225,726.20 6,992,152.20 7,362,160.30 13,264,842.80 7,330,382.40 8,219,904.00 12,725,328.00 4,422,033.00 4,289,175.00 4,730,401.50 8,448,066.00 8,776,350.00 9,460,803.00

Cost per Hectare (Gentle) 3,452,856.88 3,832,460.72 7,973,796.60 5,559,457.86 6,022,695.53 11,117,539.13 6,515,909.84 6,648,217.84 11,448,330.30 3,429,181.14 3,765,796.98 5,853,066.45 5,096,857.92 5,216,093.19 7,940,647.00 5,504,532.88 6,212,972.26 9,703,293.60 3,541,538.00 3,497,474.20 3,806,589.60 6,682,984.00 7,067,893.80 7,520,057.60

Cost per Hectare (Moderate) 2,921,788.98 3,340,418.40 6,819,267.84 4,691,333.46 5,092,939.61 9,433,146.14 5,449,127.64 5,579,840.64 9,803,246.20 2,939,561.90 3,245,170.72 5,046,476.16 4,289,281.92 4,422,683.65 6,786,100.20 4,699,974.62 5,318,375.92 8,202,902.40 3,070,289.20 2,999,288.60 3,289,149.60 5,725,737.60 5,990,010.40 6,422,257.60

Cost per Hectare (Steep) 1,959,299.76 2,211,788.48 4,645,098.04 3,537,194.76 3,374,995.64 6,241,260.19 3,615,610.68 3,746,290.68 6,523,828.30 1,994,323.32 2,170,302.42 3,428,270.78 2,849,715.66 2,924,641.91 4,503,499.00 3,083,120.70 3,507,955.77 5,619,886.80 2,048,492.60 2,023,788.80 2,219,008.00 3,780,224.80 3,997,501.20 4,287,008.00

Cost per Hectare (Very steep) 1,476,119.04 1,702,771.84 3,521,459.92 2,618,182.16 2,513,786.66 4,709,124.42 2,697,150.72 2,828,094.72 4,998,193.20 1,491,936.16 1,687,076.16 2,615,936.40 2,128,955.40 2,206,310.37 3,391,581.60 2,324,100.24 2,652,070.08 4,217,118.40 1,562,976.80 1,560,882.40 1,681,321.40 2,855,406.40 3,052,033.60 3,216,668.40

Topography

Foundations (26%) 25,168.00 48,048.00 105,248.00 15,444.00 28,938.00 57,876.00 24,024.00 48,048.00 102,960.00 23,478.00 45,864.00 89,544.00 15,444.00 28,249.00 55,120.00 22,386.00 44,772.00 87,360.00 22,880.00 43,680.00 45,760.00 21,840.00 44,720.00 45,760.00

Super structure 71,632.00 136,752.00 299,552.00 103,356.00 193,662.00 387,324.00 160,776.00 321,552.00 689,040.00 66,822.00 130,536.00 254,856.00 103,356.00 189,051.00 368,880.00 149,814.00 299,628.00 584,640.00 65,120.00 124,320.00 130,240.00 146,160.00 299,280.00 306,240.00

Flat (0) 96,800.00R 184,800.00R 404,800.00R 118,800.00R 222,600.00R 445,200.00R 184,800.00R 369,600.00R 792,000.00R 90,300.00R 176,400.00R 344,400.00R 118,800.00R 217,300.00R 424,000.00R 172,200.00R 344,400.00R 672,000.00R 88,000.00R 168,000.00R 176,000.00R 168,000.00R 344,000.00R 352,000.00R

Gentle (1.1) 99,316.80R 189,604.80R 415,324.80R 120,344.40R 225,493.80R 450,987.60R 187,202.40R 374,404.80R 802,296.00R 92,647.80R 180,986.40R 353,354.40R 120,344.40R 220,124.90R 429,512.00R 174,438.60R 348,877.20R 680,736.00R 90,288.00R 172,368.00R 180,576.00R 170,184.00R 348,472.00R 356,576.00R

Moderate (1.2) 101,833.60R 194,409.60R 425,849.60R 121,888.80R 228,387.60R 456,775.20R 189,604.80R 379,209.60R 812,592.00R 94,995.60R 185,572.80R 362,308.80R 121,888.80R 222,949.80R 435,024.00R 176,677.20R 353,354.40R 689,472.00R 92,576.00R 176,736.00R 185,152.00R 172,368.00R 352,944.00R 361,152.00R

Steep (1.3) 104,350.40R 199,214.40R 436,374.40R 123,433.20R 231,281.40R 462,562.80R 192,007.20R 384,014.40R 822,888.00R 97,343.40R 190,159.20R 371,263.20R 123,433.20R 225,774.70R 440,536.00R 178,915.80R 357,831.60R 698,208.00R 94,864.00R 181,104.00R 189,728.00R 174,552.00R 357,416.00R 365,728.00R

Very steep (1.4) 106,867.20R 204,019.20R 446,899.20R 124,977.60R 234,175.20R 468,350.40R 194,409.60R 388,819.20R 833,184.00R 99,691.20R 194,745.60R 380,217.60R 124,977.60R 228,599.60R 446,048.00R 181,154.40R 362,308.80R 706,944.00R 97,152.00R 185,472.00R 194,304.00R 176,736.00R 361,888.00R 370,304.00R

Bulk services

Services (roads, stomwater, water supply, sewer

drainage, electrical, etc) for Flat 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00

Total costs per apportioned unit

< R90 000

R90-110 000

> R110 000

Flat (0) 96,800.00 92,400.00 101,200.00 118,800.00 111,300.00 111,300.00 92,400.00 92,400.00 99,000.00 90,300.00 88,200.00 86,100.00 118,800.00 108,650.00 106,000.00 86,100.00 86,100.00 84,000.00 88,000.00 84,000.00 88,000.00 84,000.00 86,000.00 88,000.00

Gentle (1.1) 99,316.80 94,802.40 103,831.20 120,344.40 112,746.90 112,746.90 93,601.20 93,601.20 100,287.00 92,647.80 90,493.20 88,338.60 120,344.40 110,062.45 107,378.00 87,219.30 87,219.30 85,092.00 90,288.00 86,184.00 90,288.00 85,092.00 87,118.00 89,144.00

Moderate (1.2) 101,833.60 97,204.80 106,462.40 121,888.80 114,193.80 114,193.80 94,802.40 94,802.40 101,574.00 94,995.60 92,786.40 90,577.20 121,888.80 111,474.90 108,756.00 88,338.60 88,338.60 86,184.00 92,576.00 88,368.00 92,576.00 86,184.00 88,236.00 90,288.00

Steep (1.3) 104,350.40 99,607.20 109,093.60 123,433.20 115,640.70 115,640.70 96,003.60 96,003.60 102,861.00 97,343.40 95,079.60 92,815.80 123,433.20 112,887.35 110,134.00 89,457.90 89,457.90 87,276.00 94,864.00 90,552.00 94,864.00 87,276.00 89,354.00 91,432.00

Very steep (1.4) 106,867.20 102,009.60 111,724.80 124,977.60 117,087.60 117,087.60 97,204.80 97,204.80 104,148.00 99,691.20 97,372.80 95,054.40 124,977.60 114,299.80 111,512.00 90,577.20 90,577.20 88,368.00 97,152.00 92,736.00 97,152.00 88,368.00 90,472.00 92,576.00

Description

FOR ALL FRONTAGE TYPES THE HIGHEST DENSITIES ARE ACHIEVED FOR THE MULTI-STOREY (DOUBLE AND DUPLEX) ATTACHED (SEMIS AND ROW

HOUSES) UNITS.GENERALLY THE STEEPER THE SLOPE THE HIGHER THE COST. MOST EXPENSIVE UNITS TEND TO BE MEDIUM FRONTAGE DUPLEX TYPES ON ALL SLOPES, WHILE THE CHEAPEST UNITS TEND TO BE WIDE FRONTAGE,

DOUBLE STOREY TYPES ON ALL SLOPES.

NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL SPREADSHEETS

WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS, DRAWINGS AND

SPREADSHEETS - FEB 2010’

2929

SELECTED TYPOLOGIES

ARCHITECTURAL RESPONSE

3030

THIS SECTION PROVIDES DETAILS FOR THOSE UNITS THAT QUALIFY FOR HOUSING SUBSIDIES (24 TYPOLOGIES).

DETAILS PROVIDED INCLUDE:

� DIMENSIONED FLOOR PLANS� UNIT SIZE� STAND SIZE

� FLOOR AREA RATIO (FAR) AT DELIVERY� FAR AT OPTIMUM TAKING INTO ACCOUNT MAXIMUM PRIVATE EXPANSION POTENTIAL� ESTIMATED DENSITIES

HOUSE TYPES ARE CODED AS PER THE FOLLOWING EXAMPLE:

TYPOLOGY SELECTION

NARROW, MEDIUM OR WIDE FRONTAGE TYPE

SINGLE, DUPLEX OR DOUBLE STOREY

TYPOLOGY NUMBER IN THE COMPREHENSIVE

MATRIX

DETACHED, SEMI-DETACHED OR ROW

HOUSE

5 NF/SI/DE

3131

THE MATRIX DETAILED – NARROW FRONTAGE

3232

THE MATRIX DETAILED – MEDIUM FRONTAGE

3333

THE MATRIX DETAILED – WIDE FRONTAGE

3434

THIS SECTION PROVIDES DETAILS FOR THOSE UNITS SELECTED FROM THE 24 AS BEING MOST APPROPRIATE TO ETHEKWINI (6 TYPOLOGIES).

THE SELECTED TYPES AIMED TO OFFER UNITS THAT MEET ALL THE ORIGINAL PRINCIPLES FOR

ACHIEVING GOOD HOUSE AND URBAN FORM AS WELL AS PROVIDING A RANGE OF TYPES THAT INCLUDE COMBINATIONS OF EACH OF THE FOLLOWING CATEGORIES:

� NARROW, MEDIUM AND WIDE FRONTAGE TYPES

� SINGLE STOREY, DUPLEX AND DOUBLE STOREY TYPES� DETACHED, SEMI-DETACHED AND ROW TYPES� TYPES SUITED TO FLAT, MODERATE AND STEEP SLOPES

� TYPES THAT ACHIEVE LOW, MEDIUM AND HIGH DENSITIES� TYPES THAT VARY IN COST FROM LOW TO HIGH

THE 6 SELECTED TYPOLOGIES ARE THE FOLLOWING:

TYPOLOGY 5: NARROW FRONTAGE/DUPLEX/SEMI-DETACHEDTYPOLOGY 8: NARROW FRONTAGE/DOUBLE STOREY/SEMI-DETACHEDTYPOLOGY 21: MEDIUM FRONTAGE/DOUBLE STOREY/SEMI-DETACHEDTYPOLOGY 22: MEDIUM FRONTAGE/DOUBLE STOREY/ROWTYPOLOGY 30: WIDE FRONTAGE/SINGLE STOREY/ DETACHEDTYPOLOGY 34: WIDE FRONTAGE/DOUBLE STOREY/SEMI DETACHED

TYPOLOGY SELECTION

3535

QUALITY OF URBAN FORM PRINCIPLES


1. MINIMUM HOUSE SIZE (40m2)

2. NARROW STREET FRONTAGE

3. HOUSE POSITIONED CLOSE TO THE STREET

4. SHORT SERVICE RUNS FROM STREET TO BUILDING

5. PRIVATELY EXPANDABLE

6. REPLICABLE AND COMBINABLE DESIGN

7. INCREASED DENSITIES

8. PUBLIC / PRIVATE THRESHOLDS

9. ROOM DIMENSIONS BASED ON BASIC FURNITURE LAYOUTS

10. CLEAR THRESHOLDS BETWEEN PUBLIC AND PRIVATE SPACE

11. VARIATION OF STREET FACADES

12. MINIMAL HEIGHT OF STREET BOUNDARY WALLS

13. STAND DIMENSIONS TO ALLOW INCREMENTAL

SUBDIVISION

























8

21 22

14

30

34

5

TYPOLOGY SELECTION

3636

SUMMARY STATEMENT

TYPOLOGY 5

NARROW FRONTAGE/DUPLEX/SEMI-DETACHED� HIGH COST� MEDIUM DENSITY

TYPOLOGY 8NARROW FRONTAGE/DOUBLE STOREY/SEMI-DETACHED� MEDIUM COST� MEDIUM DENSITY

TYPOLOGY 21MEDIUM FRONTAGE/DOUBLE STOREY/SEMI-DETACHED

� LOW COST� MEDIUM DENSITY

TYPOLOGY 22MEDIUM FRONTAGE/DOUBLE STOREY/ROW

� LOW COST

� HIGH DENSITY

TYPOLOGY 30WIDE FRONTAGE/SINGLE STOREY/ DETACHED

� MEDIUM COST� LOW DENSITY

TYPOLOGY 34WIDE FRONTAGE/DOUBLE STOREY/SEMI DETACHED


























8

21 22

14

30

34

5

TYPOLOGY SELECTION

4343

THIS SECTION ILLUSTRATES ONE POSSIBLE ARCHITECTURAL RESPONSE TO THE 6 SELECTED TYPOLOGIES.

THE TYPOLOGIES ARE INTENDED TO BE FLEXIBLE ENOUGH TO ACCOMMODATE A RANGE OF

ARCHITECTURAL RESPONSES, YET ROBUST ENOUGH TO LIMIT THE NEED FOR EXTENSIVE REDESIGN AND COSTING EVERY TIME A NEW SITE IS DEVELOPED.

IT IS IMPORTANT THAT THE SAME DESIGN IS NOT APPLIED TO MASSIVE ARES WHICH WOULD

ONCE AGAIN CREATE THE BLAND LIVING ENVIRONMENTS AND SAMENESS TYPICALLY ASSOCIATED WITH LOW-INCOME HOUSING PROJECTS.

IT IS IMPORTANT THAT IN ADDITION TO THE HOUSE ITSELF, DESIGN ATTENTION MUST BE PAID TO THE URBAN LAYOUT, PUBLIC ENVIRONMENT, ROAD AND SERVICE INFRASTRUCTURE AND SOCIAL AND ECONOMIC FACILITIES TO CREATE INTEGRATED HARMONIOUS LIVING

ENVIRONMENTS.

TYPOLOGY SELECTION

4444

TYPOLOGY 5 (NF/DU/SD) NARROW FRONTAGE / DUPLEX / SEMI-DETACHED

� HIGH COST� MEDIUM DENSITY

4545

TYPOLOGY 8 (NF/DU/SD) NARROW FRONTAGE / DOUBLE STOREY / SEMI-DETACHED

� MEDIUM COST� MEDIUM DENSITY

4646

TYPOLOGY 21 (MF/DO/SD) MEDIUM FRONTAGE / DOUBLE STOREY / SEMI-DETACHED


4747

TYPOLOGY 22 (MF/DO/RO) MEDIUM FRONTAGE / DOUBLE STOREY / ROW

� LOW COST� HIGH DENSITY

4848

TYPOLOGY 30 (WF/SI/DE) WIDE FRONTAGE / SINGLE STOREY / DETACHED

� MEDIUM COST� LOW DENSITY

4949

TYPOLOGY 34 (WF/DO/SD) WIDE FRONTAGE / DOUBLE STOREY / SEMI - DETACHED


5050

COSTINGS

Typology 5 Typology 8 Typology 21 Typology 22 Typology 30 Typology 34

5 NF/DU/SD 8 NF/DO/SD 21 MF/DO/SD 22 MF/DO/RO 30 WF/SI/DE 34 WF/DO/SD

Narrow Frontage :

Duplex Semi-detached

Narrow Frontage :

Double Storey Semi

detached

Medium Frontage :

Double Storey Semi

detached

Medium Frontage :

Double Storey Row

Wide Frontage :

Detached

Wide Frontage :

Double Storey Semi

detached

Number of units 2 4 4 8 1 4

Construction Area (m2) 108.54 176.00 168.00 336.00 40.00 160.00

Stand Size

Stand Size for flat (m2) 198 306 284 364 133.40 265

Avarage Stand Size for gentle (m2) 252 388 388 492 170 338

Avarage Stand Size for moderate (m2) 302 466 464 588 204 406

Avarage Stand Size for steep (m2) 468 720 718 912 315 628

Avarage Stand Size for very steep (m2) 644 992 988 1252 434 862

Units per Hectare

> 70 units / ha

40 -70 unit / ha

<40 units / ha

Units per Hectare for Flat 60.7 78 84 132 45 90

Units per Hectare for Gentle 47.5 62 62 98 35 71

Units per Hectare for Moderate 39.5 51 52 81 29.5 59

Units per Hectare for Steep 25.5 33 33 53 19 38

Units per Hectare for Very steep 18.5 24 24 38 14 28


Cost per Unit R 97,850.00 R 76,243.75 R 67,982.50 R 65,890.00 R 77,060.00 R 66,537.50

Land Value (estimated @ R10/m2) ha R 1,980.00 R 3,060.00 R 2,840.00 R 3,640.00 R 1,334.00 R 2,650.00

Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00

Professional fees (10%) R 12,183.00 R 10,130.38 R 9,282.25 R 9,153.00 R 10,039.40 R 9,118.75

Total Unit Cost (Flat) R 134,013.00 R 111,434.13 R 102,104.75 R 100,683.00 R 110,433.40 R 100,306.25

Rate per m2 R 2,469.38 R 2,532.59 R 2,431.07 R 2,397.21 R 2,760.84 R 2,507.66




Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00



Rate per m2 R 2,509.63 R 2,583.12 R 2,487.62 R 2,459.34 R 2,833.82 R 2,558.48




Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00



Rate per m2 R 2,549.11 R 2,632.65 R 2,536.84 R 2,513.08 R 2,906.09 R 2,607.92




Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00



Rate per m2 R 2,612.08 R 2,726.18 R 2,632.68 R 2,626.54 R 2,999.54 R 2,699.72




Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00



Rate per m2 R 2,677.08 R 2,824.21 R 2,732.71 R 2,744.19 R 3,095.18 R 2,794.81

Cost of units per Hectare (excl. bulk services)

Cost per Hectare (Flat) R 8,134,589.10 R 8,691,861.75 R 8,576,799.00 R 13,290,156.00 R 4,969,503.00 R 9,027,562.50

Cost per Hectare (Gentle) R 6,469,380.78 R 7,046,761.59 R 6,477,758.76 R 10,122,635.60 R 3,967,348.00 R 7,266,072.55

Cost per Hectare (Moderate) R 5,464,437.11 R 5,907,675.02 R 5,540,454.92 R 8,549,501.40 R 3,429,186.20 R 6,154,694.15

Cost per Hectare (Steep) R 3,614,823.14 R 3,958,418.81 R 3,648,890.52 R 5,846,673.80 R 2,279,646.60 R 4,103,568.70

Cost per Hectare (Very steep) R 2,687,779.16 R 2,982,369.72 R 2,754,568.08 R 4,379,720.40 R 1,733,300.80 R 3,130,188.60

comparison (27m) 54m 35m of brickwork

Bulk services per HectareServices (roads, stomwater, water supply, sewer drainage,

electrical, etc) for Flat R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00


< R90 000

R90-100 000

> R100 000

Flat (0) R 119,850.00 R 98,243.75 R 89,982.50 R 87,890.00 R 99,060.00 R 88,537.50

Gentle (1.1) R 121,295.90 R 99,444.95 R 91,101.80 R 88,982.00 R 101,348.00 R 89,655.50

Moderate (1.2) R 122,743.80 R 100,646.15 R 92,221.10 R 90,074.00 R 103,636.00 R 90,773.50

Steep (1.3) R 124,190.70 R 101,847.35 R 93,340.40 R 91,166.00 R 105,924.00 R 91,891.50Very steep (1.4) R 125,637.60 R 103,048.55 R 94,459.70 R 92,258.00 R 108,212.00 R 93,009.50

Extra over cost to Fascade

Face brick (R175/m2 extra over rate from plaster and paint) R 11,550.00 R 16,625.00 R 10,150.00 R 20,300.00 R 1,750.00 R 6,825.00

Textured plaster (R20/m2 extra over rate from normal plaster) R 160.00 R 380.00 R 480.00 R 1,020.00 R 0.00 R 0.00

Palisade fencing (R490/m extra over cost from brick balustrading) R 5,390.00 R 6,370.00 R 4,900.00 R 9,800.00 R 9,310.00 R 3,325.00

Total cost R 17,100.00 R 23,375.00 R 15,530.00 R 31,120.00 R 11,060.00 R 10,150.00

Total cost per unit R 8,550.00 R 5,843.75 R 3,882.50 R 3,890.00 R 11,060.00 R 2,537.50

DescriptionCOSTING SPREADSHEETS HAVE BEEN PREPARED BY LDM QUANTITY SURVEYORS AS PART OF THIS PROJECT.

HIGHEST OVERALL DENSITIES ARE ACHIEVED BY MEDIUM-FRONTAGE DOUBLE-STOREY ROW TYPES ON FLAT AND GENTLE AND SLOPES.

ON STEEP AND VERY STEEP SLOPES THE WIDE-FRONTAGE, DOUBLE-STOREY SEMI-DETACHED TYPES ACHIEVE THE HIGHEST COMPARATIVE DENSITIES.

THE MEDIUM-FRONTAGE DOUBLE-STOREY ROW AND THE WIDE-FRONTAGE DOUBLE-STOREY SEMI-DETACHED TYPESON ALL SLOPES ACHIEVE LOWEST COSTS PER U APPORTIONED UNIT.

DENSITY AND COST RANGES PER APPORTIONED UNIT WITH AN LOCATION FOR BULK SERVICES ON VARIOUS SLOPES ARE INDICATED AS FOLLOWS:

< R90 000

R90-100 000

> R100 000

> 70 units / ha

40 -70 unit / ha

<40 units / ha




6 SELECTED TYPOLOGIES

5151

VARIATIONS AND APPLICATIONS

5252

VARIATIONS AND APPLICATIONS

THIS SECTION LOOKS AT HOW THE BASIC TYPOLOGIES CAN BE ADAPTED, VARIED OR APPLIED IN

VARIOUS WAYS TO MEET THE NEEDS OF A RANGE OF PROJECT TYPES OR REQUIREMENTS.

THE INTENTION IS TO DEMONSTRATE BOTH THE INHERENT ROBUSTNESS AND FLEXIBILITY EMBEDDED WITHIN THE BASIC TYPOLOGIES IN THAT THEY CAN BE APPLIED IN WAYS THAT

GENERATE COMPLETELY NEW HOUSE TYPES WITHOUT THE NEED FOR EXTENSIVE REDESIGN ON A PROJECT-BY-PROJECT BASIS.

VARIATIONS AND APPLICATIONS INCLUDE:

� COMBINING THE TYPOLOGIES

� MINIMISING THE UNIT DELIVERABLE

� INVESTIGATING SINGLE QUARTERS

� ADAPTING THE UNIT TO SUIT VARYING SLOPES

ALTHOUGH BEYOND THE SCOPE OF THIS PROJECT BECAUSE THEY DO NOT QUALIFY FOR HOUSING

SUBSIDIES ARE MULTI-STOREY (3 OR MORE) WALK-UPS AS WELL AS UNITS WITH NON-RESIDENTIAL

GROUND FLOOR FUNCTIONS.

5353

COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATIONS

COMBINING A GROUND FLOOR

SIMPLEX AND UPPER FLOOR DUPLEX MODEL IS BASED ON A DESIGN BY ELEMENTAL ARCHITECTS USED IN

IQUIQUE CHILE. IT ALLOW FOR LATERAL EXPANSION BY OWNERS OR AUTHORITIES TO MEET THE NEEDS OF EXPANDING FAMILIES AND FILLS IN

THE VOIDS BETWEEN UNITS.

5454

COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATIONS

COMBINING A GROUND FLOOR

SIMPLEX AND UPPER FLOOR DUPLEX MODEL IS BASED ON A DESIGN BY ELEMENTAL ARCHITECTS USED IN

IQUIQUE CHILE. IT ALLOW FOR LATERAL EXPANSION BY OWNERS OR AUTHORITIES TO MEET THE NEEDS OF EXPANDING FAMILIES AND FILLS IN

THE VOIDS BETWEEN UNITS.

5555

COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATION COSTING

COSTING SPREADSHEETS HAVE BEEN PREPARED BY LDM QUANTITY SURVEYORS AS PART OF THIS PROJECT.

MEDIUM-FRONTAGE, DOUBLE-STOREY, DETACHED UNITS WITH DUPLEX-DETACHED UNITS ABOVE ACHIEVE DENSITIES FROM 95 UNITS/HA ON FLAT SLOPES TO 28 UNITS/HA ON VERY STEEP SLOPES.

COSTINGS ARE FROM R220 195 TO R235 763 RESPECTIVELY.

THE SAME GROUND FLOOR UNITS WITH DUPLEX SEMI-DETACHED UNITS ABOVE ACHIEVE DENSITIES FROM 103 UNITS/HA ON FLAT SLOPES TO 30

UNITS/HA ON VERY STEEP SLOPES.COSTINGS ARE FROM R316 046 TO R336 737 RESPECTIVELY.

Typology Typology

MF/DO/DU/DE MF/DO/DE/DU/SD

Medium Frontage : Double

Storey - Detached with Duplex

Detached

Medium Frontage : Double

Storey - Detached with Duplex

Semi-Detached

Number of units 2 3

Construction Area (m2) 107.10 161.41

Stand Size

Stand Size for flat (m2) 141 141

Avarage Stand Size for gentle (m2) 181 181

Avarage Stand Size for moderate (m2) 217 217

Avarage Stand Size for steep (m2) 337 337

Avarage Stand Size for very steep (m2) 463 463

Units per Hectare

> 70 units / ha

40 -70 unit / ha<40 units / ha

Units per Hectare for Flat 95 103

Units per Hectare for Gentle 71 75

Units per Hectare for Moderate 60 63

Units per Hectare for Steep 39 41

Units per Hectare for Very steep 28 30


Cost per Unit R 198,195.00 R 294,046.67

Land Value (estimated @ R10/m2) ha R 1,406.68 R 1,406.68

Services R 22,000.00 R 22,000.00

Professional fees (10%) R 22,160.17 R 31,745.33

Total Unit Cost (Flat) R 243,761.85 R 349,198.68

Rate per m2 R 4,552.19 R 6,490.22


Cost per Unit R 202,086.40 R 299,219.37


Services R 22,000.00 R 22,000.00



Rate per m2 R 4,640.42 R 6,604.22


Cost per Unit R 205,979.40 R 304,392.07


Services R 22,000.00 R 22,000.00



Rate per m2 R 4,727.78 R 6,717.34


Cost per Unit R 209,871.60 R 309,564.77


Services R 22,000.00 R 22,000.00



Rate per m2 R 4,832.39 R 6,847.62


Cost per Unit R 213,763.80 R 314,737.47


Services R 22,000.00 R 22,000.00



Rate per m2 R 4,938.23 R 6,979.14

Cost of units per Hectare (excl. bulk services)

Cost per Hectare (Flat) R 23,157,375.35 R 35,967,463.95

Cost per Hectare (Gentle) R 17,642,508.84 R 26,649,922.75

Cost per Hectare (Moderate) R 15,189,860.40 R 22,769,351.22

Cost per Hectare (Steep) R 10,091,864.64 R 15,105,557.98

Cost per Hectare (Very steep) R 7,404,129.04 R 11,265,126.40

comparison (27m) 54m 35m of brickwork

Bulk services per HectareServices (roads, stomwater, water supply, sewer drainage, electrical, etc)

for Flat R 3,562,162.00 R 3,562,162.00


< R90 000

R90-100 000

> R100 000

Flat (0) R 220,195.00 R 316,046.67Gentle (1.1) R 224,086.40 R 321,219.37

Moderate (1.2) R 227,979.40 R 326,392.07

Steep (1.3) R 231,871.60 R 331,564.77Very steep (1.4) R 235,763.80 R 336,737.47

Extra over cost to Fascade

Face brick (R175/m2 extra over rate from plaster and paint) R 11,900.00 R 15,050.00

Textured plaster (R20/m2 extra over rate from normal plaster) R 0.00 R 0.00

Palisade fencing (R490/m extra over cost from brick balustrading) R 10,290.00 R 10,290.00

Total cost R 22,190.00 R 25,340.00

Total cost per unit R 11,095.00 R 8,446.67

Description




5656

WIDE AND NARROW FRONTAGE COMBINATIONSCOMBINING THE TYPOLOGIES

5757

NARROW FRONTAGE

BUILT AREA = 22.7m²

CONCRETE SLAB = 43.6m²

SITE AREA = 152.2m²

WIDE FRONTAGE

BUILT AREA = 19.6m²

CONCRETE SLAB = 40m²


MEDIUM FRONTAGE

BUILT AREA = 24m²

CONCRETE SLAB = 42m²

SITE AREA = 143m²

PROVIDING AN ESSENTIAL COREMINIMISING THE UNIT DELIVERABLE

IN ORDER TO DELIVER BASIC

HOUSING QUICKLY, REDUCE COSTS OR ENCOURAGE BENEFICIARY INVESTMENT IT IS POSSIBLE TO

REDUCE THE BASIC TYPOLOGY FOOTPRINTS. THIS WOULD PROVIDE A SERVICED 40M2 SLAB BUT A REDUCED AREA UNDER ROOF

CONSISTING OF BATHROOM, KITCHEN AND SLEEPING AREA.

5858

INVESTIGATING SINGLE QUARTERS

NARROW FRONTAGE

BUILT AREA = 21m²/unit


WIDE FRONTAGE


SITE AREA = 140m²

MEDIUM FRONTAGE



THERE APPEARS TO BE AN

ASSUMPTION THAT THE GREATEST NEED FOR HOUSING IS FOR FAMILY

HOUSES. HOWEVER IT BECAME APPARENT DURING THIS PROJECT THAT THERE IS A HUGE DEMAND FOR SINGLE

PERSON HOUSING, PRIMARILY FOR WORKERS IN THE CITIES WHOSE FAMILIES LIVE ELSEWHERE.

SINGLE QUARTER ACCOMMODATION IS USUALLY

ASSOCIATED WITH HOSTEL ACCOMMODATION WHICH IS GENERALLY REGARDED AS UNACCEPTABLE BECAUSE OF

THE DEGRADING CONDITIONS UNDER WHICH PEOPLE ARE FORCED TO LIVE.

FAMILY HOUSING IS HOWEVER ALSO UNSUITED FOR SINGLES LIVING WHERE STRANGERS

END UP SHARING A HOUSE WITH SHARED BATHROOMS, KITCHENS ETC.

THIS SLIDE PROPOSES AN ALTERNATIVE WHERE THE BASIC HOUSE TYPOLOGIES CAN BE ADAPTED TO PROVIDE

DIGNIFIED LIVING CONDITIONS FOR SINGLE PEOPLE WHILST AT THE SAME TYPE ADDRESSING THE BASIC

PRINCIPLES OF GOOD HOUSE LAYOUT AND URBAN FORM.

5959

ADAPTING THE UNIT TO SUIT VARYING SLOPES

4 matrix of typologies - durban unit/city architects...4 matrix of typologies summary of housing...

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