timeless flexible building

Faculty of Architecture | Dept. of Real Estate & Housing | Section Design & Construction Management

Timeless Flexible Building

Boston, November 15-17, 2011

Matching demand & supply in flexible housing Rob Geraedts


Outline

  Introduction   I - F - D Programme   Open Building & lean Construction

  Research Project   Problem, objective, method

  Findings   Survey, questionnaire   Case Studies

  Recommendations   Recommendations

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Intro cons.gericht bouwen

  Slide uit Trafo of MSc lab presentatie over mismatch tussen vraag en aanbod

  Consumentgericht bouwen

  Zie de oude presentatie in Tokyo met plattegronden over NL, woningnood, voorraad

  Zie intro tekst paper

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Terugblik op presentatie Bilbao

  Wat is daar onderzocht in ook 5 IFD projecten   En wat is hier onderzocht?

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What is IFD? - Industrial building

  Construction elements produced in factories   Mass production possible (standardization)   Efficient construction process   Quality control of innovative construction systems

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What is IFD? - Flexible building

  Freedom of choice in volume, layout and design of dwelling

  Future adaptability of dwelling

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What is IFD? - Demountable building

  Direct assembly on construction site   Exchanging, adding or removing of construction, facade

and infill elements

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IFD: Van 3 -> 1 slide maken

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IFD Demonstration Projects

  Experimental Programme, established in 1999   Objectives:

  encouraging the construction industry to adopt IFD   on demand and supply side of the market

  61 projects submitted   Construction method for creating flexible and

consumer-oriented housing.   User is free to choose the size, the layout, facilities

and finishing.   During the life cycle dwellings can adapt to changing

user and market demands 9 / 39


IFD Demonstration Projects

Number of IFD Projects Office building: 11 Hospital: 3 Homes: 34 School: 1 Other: 12


Open Building & Lean Construction

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Problem and Objective

  IFD housing construction projects still not evaluated

  Lean: Does the homes offer the optimum value that its occupant would like?

  If not, where is the waste and what is the remedy to prevent this?

  Open Building: ‘Is the domain of the occupant clearly defined and delimited?

  If not, how can residents be made to understand the dividing line between the base building and those sections that can be modified?

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Research Questions

  Are the residents aware of the flexibility and adaptability of the homes?

  Were these actually utilised in the development phase?

  Are the homes already being occupied by a second generation of users and, if so, have they adapted the home to suit their specific living requirements?

  Did the occupants receive documentation to inform them of the possibilities for adaptation?

  Do the occupants wish to make adaptations to specific elements in their home that are not

  currently included in the possibilities?   Which options for flexibility that were initiated

and realised are being utilised the most? 13 / 39


5 cases

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1.  De Kersentuin Utrecht

2.  Multiple Choice Almere

3.  Ecolflex Ijsselstein

4.  La Fenetre Den Haag

5.  Terbregse.nl Rotterdam


Case 1: De Kersentuin

  Sustainable and ecological project

  94 apartments   2003   Timber frame construction   Some changes only

possible during the development phase (staircase)

  Modifiable and adaptable volume and finishing also after completion

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Case 1: De Kersentuin

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Case 1: De Kersentuin - details

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Case 1: De Kersentuin - conclusions

  Flexibility: greater freedom of choice for the first generation of occupants (directly involved in and have an influence on the design and realisation process).

  The long-term adaptability of the homes is currently limited by the fact that many are still occupied by the first generation of occupants.

  One of the problems identified relates to a lack of information.   In particular, occupants who would like to change or adapt

something after completion do not know whom to contact. For this reason, most occupants made modifications to their home on their own, largely applying traditional methods and therefore not taking full advantage of the flexible and demountable facilities invested in the home for this purpose.

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Case 2: Multiple Choice

  The buyers received an interactive CD-ROM, which they could use to determine the budget, the position of the garage, the direction of the garden and spatial features such as additional rooms and loggias. They could then choose from variants that matched their chosen profile.

  18 houses   Jaartal?   High level of industrialisation – hoezo?   The size of the home is variable within the set envelope. The

width sizes vary from 4.80 m to 8.40 m, with increments of 1.20 m. The depth template varies from 2.70 m to 3.60 m

  Corus metal floor system makes the adaptability of services and cabling possible after realization of the homes

  Easily demountable partition walls.   Electrical cabling in the demountable walls and floors can easily

be adapted.   The pipes in the upper floor are accessible to enable future

 

 

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Case 2: Multiple Choice

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Case 2: Multiple Choice - details

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Case 2: Multiple Choice - conclusions

  The residents of the Multiple Choice project have so far made little use of the flexibility options offered.

  The first generation of occupants had no reason to modify their home after completion because it had already been designed in line with their individual wishes.

  One second-generation occupant did modify his home while in use by changing the location of the kitchen. Because of a lack of information in the form of a manual, he was not aware of the fact that he could use the demountable walls and floors to rearrange his services.

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Case 3: Ecoflex

  Sustainable housing concept   14 houses   Jaartal ?   homes have flexible layout, can be extended and can be used for

several purposes. A wide freedom of choice was achieved within a normal price category for terraced homes.

  example of partitionable base building   all 14 homes have a different layout and fittings.   homes can only be extended at the rear thanks to the additional

1.50 m of strip   the rear facade is made up of demountable and re-usable timber

frame components and window frames.   This also makes it possible to have different facade layouts.   The home layout can be adapted for the second generation of

users, with the exception of the staircase and the vertical pipes.  

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Case 3: Ecoflex

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Case 3: Ecoflex – details

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Case 3: Ecoflex – Conclusions

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Case 4: La Fenetre - uitgangspunten

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Case 4: La Fenetre - fotos

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Case 4: La Fenetre - details

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Case 4: La Fenetre - conclusies

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Case 5: Terbregse.nl - uitgangspunten

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Case 5: Terbregse.nl - fotos

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Case 5: Terbregse.nl - details

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Case 5: Terbregse.nl - conclusies

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Main conclusions 5 cases

  Flexibility for initial users and future adaptability call for new development processes

  Industrially manufactured components allows dwellings to be completed in much less time

  Preparation stage is more intensive   Design work and implementation have

to be fully integrated and run concurrently.

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Recommendations 5 cases

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  Define the target group (market research)   Objectives relate directly to the selected target

group and will have to be monitored   Consumers tend to have traditional views.

They want to know what the end product will look like.

  Determine the degree of involvement; this influences the design & construction process

  Integrated design at an early development stage

  Close coordination between the various disciplines

  The intended degree of flexibility will have to be translated into a design: Open Building principles


Final Recommendation: Experiment with innovations!

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  Build prototypes

  Total concepts

  Components

  Products

  Evaluate

  Improve


Open & Sustainable Building:

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Industrial

Flexible

Demountable


How old is flexibility in housing?

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1949


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Sustainable Housing?

My home is my castle


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Bottle Homes


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Container Homes


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1924

2010

How old is flexibility in housing?

timeless flexible building

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