Sustainable Social Housing: An Examination of Global Best Practice

An Examination of Global Best Practice

Dr Richard Barkham and Dr Claudia Murray

SUSTAINABLE SOCIAL HOUSING:

3



Report by Dr Richard Barkham*

and Dr Claudia Murray**

* Dr Richard Barkham is Grosvenor Group Research Director. He is

also a Non-Executive Director of Grosvenor Fund Management.

Richard has a PhD in Economics and is the author of a highly

cited book on regional economic development and several well

known articles on real estate economics. His next book, entitled

‘Real Estate and Globalisation’ will be published in April 2012 by

Wiley-Blackwell. http://www.grosvenor.com/Research/Team/

Richard+Barkham.htm

** Dr Claudia Murray, is a Research Fellow at the School of Real Estate

and Planning, Henley Business School, University of Reading.

Claudia is an architect and has a PhD in Geography, and an MA

in Cultural Studies and an MSc in Real Estate Appraisal. She is

interested in the socio economic factors that in! uence urban

design. http://www.henley.reading.ac.uk/REP/Aboutus/Sta" /

c-b-murray.aspx.

Contact details

Richard Barkham

Direct Line +44 (0)20 7312 6388

Email [email protected]

4

Global Urban ExpansionIn 2011 the world’s population passed 7 billion and it is still

growing by 1.2% per annum.1 Although this growth rate is

decreasing, the global urban population has surpassed the

global rural population with over 50% of people now living

in cities. The spread of real time world statistical indicators,

points to rising global awareness of the urban population and

its ecological impact on the earth. Cities occupy 2% of the

earth surface, generate 75% of CO2 emissions and consume

between 60 and 80% of global energy (Burdett and Rode,

2011). They also produce 80% of global economic output and

so urbanization brings with it the bene! ts of higher levels of

GDP. There is a need to ! nd a path for urban development that

will both support economic growth but is also sustainable in

the long term.

During the period in which the UK rose to become a mature

industrial power, London grew from 1 million to become the

! rst megacity of 10 million. It took London 100 years to reach

this mark, including a signi! cant period of growth during the

1950s (Ackroyd, 2001). Today Tokyo, Mexico City and Mumbai

have around 30 million inhabitants with some cities in India

growing at a rate of 300,000 a year. The key di" erence between

the industrialisation of Europe and emerging markets today

is the much faster pace of urban growth. This is re# ected both

in the concentration of people living in mega-cities and the

increasing number of medium-sized cities of up to 3 million.2

In the period to 2030, almost all of the word’s total population

increase will take place in urban areas, with rural areas being

static.3 Moreover the number of slum dwellers will increase

from 32% of the world’s total urban population in 2001 to

41% in 2030. Finding housing solutions for this expansion of

cities is essential to avoid the problems that some countries,

though not China, currently face with ramshackle and poor

quality housing development. These ! gures also indicate the

magnitude of the problem that humanity will face by 2030:

at least 3 billion people or 40% of the world’s population will

need to be housed. Furthermore, the development of this

accommodation requires the mass construction of urban

infrastructure and other services. If at the moment cities

generate 72% of CO2 emissions, it is evident that any new

development must be executed in a sustainable manner to

avoid any further damage to the environment.

The situation of China in the world scenarioA rapid increase in economic output is generally accompanied

by an increase in urbanisation and the world’s most populous

country is a clear re# ection of this. In the last two decades,

China has witnessed annual economic growth rates of more

than 9% on average. At the same time, the country has

developed four of the 30 largest urban agglomerations in

the world: Shanghai, Beijing, Tianjin and Shenzhen. China’s

current pro-urbanisation policies are giving rise to more mega

cities in the centre and western parts of the country such

as Chengdu and Chongqing. The growth of these areas is

accompanied by the development of transport, road networks

and infrastructure which attracts foreign investment and is to

the great bene! t of the Chinese people.

In addition to opening up to foreign investment China has

partially relaxed its urban residency permits and it is expected

that the system will be completely abandoned in due course

(Chang and Zhang, 1999). Access to the housing market for

low-income families has been addressed by the use of equity

grants. Under this scheme, land remains the property of the

state while leases are auctioned to developers to supply

housing on a home ownership basis. Low-income families

requiring improved housing are thus provided with once-in-

a-lifetime equity grants based on the market value of their

existing housing, which enables them to access mortgage

instruments. Developers, on the other hand, are provided with

incentives in the form of tax reductions or exemptions.4

In recent years the scheme has provided more than 20 million

housing units for low income families. In addition, there

are also large housing estate developments, many of which

attract foreign direct investment. Within these housing estates,



5

somewhat following the trend of western countries, a new

level of self-governance is emerging. Residents are electing

committees to oversee and manage urban safety and security,

environmental conservation and the needs of the youth and

the elderly. In the Asian context, these relatively informal

control measures have worked better in improving the living

conditions in China, compared for example to India.6 Although

these are important social achievements, the country’s

economic growth is coupled with increased pollution.

According to the World Bank, China is home to 16 of the 20

most polluted cities on the planet. Car ownership in Beijing has

increased by 140% since 1997. The country’s manufacturing-

based economy has made it one of the world’s largest

consumers of raw material and the second largest producer of

greenhouse gases, after the United States. Potentially, at least,

environmental degradation costs the nation up to 12% of its

GDP. If China is to sustain its remarkable economic growth, it

must also ensure that its cities become more sustainable.7

Development of social housing: a brief review of the main academic discussionMost studies analyse social housing from a very speci! c

perspective: social, environmental or economic. An important

concern of sociological studies of housing development is

social mix. Does a broad social mix, either economic or ethnic,

actually bring about reduced urban poverty or increased

communitarian behaviour (Kleinhans, 2004; Berube, 2006;

Galster, 2007; Lyndal, 2011)? The argument is linked to

issues of social exclusion at city level, relating state housing

developments to the entrenchment of low incomes and

economic inactivity (Joseph Rowntree Foundation, 19958;

Lee and Murie, 1997 and Power, 1994). Social exclusion is a

particular concern in Europe (Kärick, 2006), although the global

nature of the problem is also recognised (Evans, 1998). Social

housing has also been analysed in terms of access to transport

and jobs (Power, 1994; McGregor et al, 1995; Garshick Kleit,

2001) with a recent focus also on access to health (Dunn, 2001).

All of this sociological body of research points to the fact that

for many people, social housing accommodation is a symbol

of failure, an image that is only reinforced by outsiders and the

media (Taylor, 1998).

The design and energy e# ciency aspects of social housing

have also seen considerable recent research, mainly in the

form of case studies that focus on the energy consumption.

A recent example, (Bahaj and James, 2007), presents the results

of a long term study of nine low-energy social housing units

equipped with photo-voltaic systems in the South of England.

This paper is important because it shows that the initial

reduction in energy consumption was subsequently reversed

as household behaviour went back to ‘normal’. The paper

makes a strong conclusion about the importance of education

and the continuous re-enforcement of the ‘low energy

message’, and challenges the assumption that simply ! tting

housing units with energy saving equipment is guaranteed to

succeed. This key paper moves the current debate about the

energy rating of buildings into a useful consideration of the

behavioural aspects of occupation and energy use (Williams

and Dair, 2010).

In the area of form and design, architects and designers seem

to agree in what not to do. This position is usually exempli! ed

by the critics of the post WWII Modernist design system,

currently represented by the ‘New Urbanism’ adherents, of

bland, 20-storey tower blocks surrounded by pavement and

car parking areas. In fact, the Modernist schemes were a well

intended attempt to solve housing shortages of the time,

but it is true that they have left behind a landscape of easily

identi! able urban areas which are di# cult to let, isolated

from employment and the target of a stream of unsuccessful

regeneration projects (Taylor, 1998). This type of mass

urbanism has been heavily criticised and recently connected

to the cause and spread of the London Riots of 2011 (Space

Syntax, 2011). Some have argued that the true paradigm of

Modernist planning and architecture was never allowed to fully

develop, and that there are certain ideas worth rescuing.

Source: UN-Habitat Global

Urban Observatory 20055

6

The main architects in this ‘school’ are Peter Eisenman, from

the US, and Rem Koolhaas, from Europe (Nesbitt, 1995). So,

the single large block continues to be used as a model for

social housing with interesting solutions to add identity and

individuality to each unit starting to emerge.

The issue of individuality has also been studied by non-

architects. Social scientists are currently addressing questions

of density, crowding, personal space and identity (Roberts,

2007 and Arthurson, 2010). Other recent research has

identi! ed the bene! ts of involving the community not only in

the design of schemes but also in the management of places

(Cole and Smith, 1996; Taylor, 1998, Carter and Fortune, 2002).

In terms of connectivity and the location of developments,

studies show that services should always be locally delivered

(Power and Tunstall, 1995). Moreover, local services should be

viewed as an asset to create jobs in the community and a point

of information for training and advice; a role that has been

increasingly taken by some housing associations at least in

the UK (Davis and Bacon, 1996; Kemp and Fordham, 1997; Mc

Arthur, 1995).

In regard to ! nancing, the provision of social housing very

much depends on speci! c national policies and agendas and

this can vary signi! cantly. In a large economic area such as the

EU, even with shared agreements and values in terms of social

policies, the di" erences in approach are striking (Gibb, 2002).

The problems of managing and ! nancing social housing and

the shortcomings in achieving the sustainable goals set by

designers and developers at the outset, have been highlighted

in a recent interview survey of housing associations in the UK

(Carter and Fortune, 2002).

Notwithstanding the quantum of research most studies are

limited to the analysis of a particular aspect of social housing

in one of the areas of economic, social or environmental

sustainability. Practice is necessarily holistic. Often, policy

makers ! nd it di# cult to put together all the parts of the

puzzle to create a whole body of theoretical evidence to

support practice. The issue has been worsened by the

current problem of ! nding a suitable de! nition of the word

sustainability that can applied to housing developments and

which encompasses social, environmental and economic

aspects (Carter and Fortune, 2002).

MAD Architects, China, and their controversial

scheme known as Fake Hills, a housing project

for the coastal city of Beihai, China.

7

A Framework to Identify Best Practice in Sustainable Social HousingGiven the problems highlighted above, an important part

of this study is to ! nd an appropriate holistic framework to

identify best practice in sustainable social housing. A major

literature review was undertaken by the National Institute for

Public Health and the Environment in the Netherlands (RIVM)

(review and results published in van Kamp et al 2003). In

the UK, a revision of 675 tools applicable to the assessment

of sustainable urban development was carried out by

the Metrics, Models and Toolkits for Whole Life Sustainable

Urban Development a consortium of the Engineering and

Physical Sciences Research Council’s Sustainable Environment

Programme (Sue-MoT) (Walton S.J. et al 2005). There are also

comparative studies that carried out a review of sustainability

measurements at building level in North America, Europe and

Asia (Bunz, Hense and Tiller, 2006).

The importance of ! nding a holistic approach is indicated

by the resources that countries and regions have devoted to

! nding a suitable framework to measure urban sustainability.

The Bequest toolkit, for example, is a pan European initiative

involving more than 100 academics and experts that aims

to provide comprehensive advice on how to make urban

development projects more sustainable and how to assess

their sustainability. We note though, that other academics

disagree with the idea that such an all-encompassing

tool can ever be developed (Deaking, 2002; Frame and

Cavanagh, 2008). In the UK for example, the Sustainable Urban

Environments Programme is an EPSRC funded portfolio of

research looking at ways of improving sustainability in the

urban environment. This programme has funded 18 consortia

located in 30 di" erent UK Universities to examine areas

including waste and water management, transport planning

and strategy, spatial planning, regeneration and stakeholder

engagement. The researchers found that no single tool can

successfully address the three dimensions of sustainability

simultaneously.

Nevertheless, the concern of the present research is much

smaller: one type of building, residential; and within this, only

social housing. To help, there are many indicators that have

been developed by international organisations such as the

United Nations Commission on Sustainable Development

(UNCSD), the Organisation for Economic Co-operation and

Development (OECD) and the European Union (EU). Some

of these systems need to be re! ned to include more social

factors (Winston and Pareja Eastaway, 2008). In the ! eld of

social housing, Pediaditi et al. (2005) have addressed this

problem, but only during the procedural stages from planning

to construction. Kogelheide (2004), as part of the RESCU

network, 2006, has designed a sustainability assessment

tool, but this is largely a methodology for scoring projects for

funding purposes and does not address completed schemes.

A recent paper that revises current shortcomings in de! ning a

sustainable approach for developments is by Williams and Dair

(2007). After long process of academic debate and peer review,

these authors have ! nalised a framework that covers the three

areas identi! ed in our literature review of social, environmental

and economic sustainability:

Environmental Sustainability Objectives: To minimise the use of resources;•

To minimise pollution;•

To Protect Biodiversity.•

Social Sustainability Objectives: To adhere to ethical standards during the •

development process;

To provide adequate social services and facilities;•

To provide housing to meet needs (mix of tenure, •

# exibility, security);

To integrate the development within the locality;•

To provide high quality, liveable developments.•

Economic Sustainability Objectives: To enable business to be e$ cient and competitive;•

To support local economic diversity;•

To provide employment opportunities.•

Given that this framework has been the subject of extensive

academic debate, it constitutes a sound basis for the analysis

of social housing case studies (Williams and Dairs, in press).

The case studies included in this report have been identi! ed,

ranked and analysed according to this framework. In brief, the

methodology we adopt is below.

Methodology1 Pre-selection Process:

A selection of possible case studies was identi! ed by an

exhaustive examination of award winning schemes. A full

list of the projects considered and the awards they have

received is in Appendix 1. These are found in Europe, North

America, South America and Asia Paci! c. The best social

8

housing projects are selected from international organisations

like UN-Habitat, which emphasises the bene! ts to the local

community amongst other green objectives (World Habitat

Awards). Outstanding environmental schemes are selected

from those that have been awarded an energy certi! cate

by a suitable agency either at international or country level.

Suitable agency here means a recognised standard for the

country, a comprehensive list can be found in Bunz, Henze and

Tiller (2008). In terms of design the selection includes those

cases that have been deemed exceptional by architectural

associations at international, regional or country level. In

sum all the pre-selected schemes are recipients of an award

and recognised either for their social, environmental or

architectural success.

2 Ranking Process:

The pre-selected social housing schemes were then scored and

ranked according to the social housing sustainable framework

identi! ed by Williams and Dairs (2007). Full details of the

scoring system is in Appendix 2.

3 Case Study Analysis:

The eight schemes with the highest score provide the case

studies in this document and are described in depth based on

academic and non academic literature, reports from housing

associations, award issuing organisations and the media.

Detailed analysis of the plans and architectural drawings are

also part of the study in order to compare schemes with

other well known housing typologies that have developed

through history.

4 Conclusions:

In order to ! nd the ideal type of for social housing that covers

most sustainable objectives, the best aspects from

all eight case studies are discussed and summarised in

the conclusion.

The framework identi! ed in our literature review will be used

to score best practice as it is the closest available framework

suitable for social housing developments. Brown! eld

developments are considered a particularly sustainable

solution for compact cities, although this is not usually an

option for most emerging markets were cities have already

high density developments and are sometimes forced

to expand. Our pre-selection process therefore includes

both green! eld and brown! eld schemes. Furthermore, the

examples identi! ed here will bring best practice in terms of

social, environmental, economic and architectural dimensions

from di" erent parts of the world. These countries have

very di" erent standards and di" erent concerns in terms of

sustainability. In looking for best practice we are aware of the

fact that China must take into account its unique conditions

in terms of its population and energy resources (Zhu and Lin,

2004) and adopt sustainable practices that are meaningful to

its context.

List of Case StudiesTable 1 Case studies included in the report.

Table 1: Highest Rating Projects

# PROJECT NAME COUNTRY SCORING

1 BedZED UK 48

2 BIG (Bjarke Ingles Group) Denmark 48

3 Cantinho de Ceu Brazil 48

4 Via Gallarate Italy 45

5 Qinta Monroy Chile 45

6 Housing for the ! shermen of Tyre

Lebanon

Lebanon 45

7 Treelodge@ punggol Singapore 44

8 Ironhorse House Central Station US 43

All of the schemes we describe have a particular strength:

some have received awards for their contribution towards

reducing the carbon footprint of housing estates; some for

their social improvement and helping to build or strengthen

community’s relations and ties; some for their architectural

innovation in terms of design or construction methods.

In the current context of social housing around the world,

there are no schemes that have been awarded a prize for all

sustainability aspects (environmental, economic and social)

as well as having been recognised for their architectural

innovation and quality of the urban landscape. Collectively, all

of the selected schemes contain important lessons for an ideal

social housing type. By combining these lessons from these

eight selected schemes, alongside its own best practice, China

can be at the forefront of international social housing setting

global standards to be held as exemplary by other nations.

9

Endnotes1 United Nations percentage for 2010-2015 with constant fertility scenario. http://

data.un.org/Data.aspx?q=world+population+&d=PopDiv&f=variableID%3a47%3

bcrID%3a900. UN website accessed 13 January 2012. 2 UN-Habitat “Meeting the Urban Challenges” UN-Habitat Donors Meeting, Seville,

2008. Available at http://www.unhabitat.org/downloads/docs/5883_42389_

Meeting%20the%20Urban%20Challenges.pdf3 World Urban Forum 5 “The Right to the City. Bridging the Urban Divide” Rio de

Janeiro, Brazil, 22-26 March 2010. Report available at http://www.unhabitat.

org/pmss/listItemDetails.aspx?publicationID=3026. For facts and ! gures and

sustainable growth see also World Urban Forum 3 “An International UN-Habitat

Event on Urban Sustainability” available at http://www.unhabitat.org/cdrom/

docs/WUF1.pdf.

4 Asia Paci! c Ministerial Conference on Housing and Human Settlements

“Slum Trends in Asia” New Delhi, India, 13-16 December 2006 available at

http://www.unhabitat.org/documents/media_centre/APMC/Slum%20trends%20

in%20Asia.pdf5 Published in Ibid. “Slum Trends in Asia.”6 Ibid. Slum Trends in Asia7 UN-Habitat Asia Paci! c Ministerial Conference on Housing and Human

Settlements “China’s Rising Cities” available at http://www.unhabitat.org/

documents/media_centre/APMC/China%20Rising%20Cities.pdf. 8 The research programme supported by the JRF covered 33 research studies over

100 estates in the UK and its ! ndings were summarised in a report (Taylor, 2005).

11

LOCATION: London Borough of Sutton, United Kingdom.

YEAR BUILT: planning approved 1999, construction 2000 and completed

and occupied in 2002

ARCHITECTS: Bill Dunster & Partners (now ZED Factory)

DEVELOPERS: Peabody Trust (Client Co-Developer)/BioRegional

Development Group (Co-Developer, Sustainability solutions)

MANAGEMENT: Peabody Trust

BUDGET: undisclosed

AREA: 16,544 sq m

DENSITY: 60 dwellings per hectare

CONSTRUCTION: Ove Arup & Partners (Building physics, energy, water,

ventilation, services); Ellis and Moore (Structural and Civil Engineers);

Gardiner & Theobald (Quantity Surveyors, Project Managers & Main

Contractor); BP Solar (Photovoltaic installation)

PROJECT DETAILS

UN-HABITAT AWARDS

Finalist 2002

SUSTAINABILITY AWARDS

winner of RIBA 2001 for

Sustainability

ARCHITECTURAL AWARDS

Stirling Prize, shortlisted

AWARDS

Environmental Sustainability Objectives

Social Sustainability Objectives Economic Sustainability Objectives

minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

4 4 4 4 5 5 5 5 4 4 4

48 / 55SCORINGBEDZED At a glance

The Beddington Zero (fossil) Energy Development (BedZED)

was the largest and ! rst eco-community in the UK. Today it

is regarded as a " agship example for many environmental

organisations across the world.

BedZED was built on a brown ! eld site and comprises 99

mixed tenure homes of 1, 2, 3 & 4 bed houses and " ats. The mix

includes social, key worker1, and for sale homes (50 per cent

housing for sale, 25 per cent key worker shared ownership, and

25 per cent social housing for rent). In terms of functions, the

scheme also adds 3,000 sq m of live/work spaces and some

retail. Other on-site facilities include a medical centre, nursery,

café/bar, sports pitch with clubhouse and village green. The

community is home to approximately 220 residents and 100

o$ ce workers.

Bill Dunster founded Zedfactory in 1999 after working

for 14 years in other practices specialising in sustainable

developments. He is the co-author of The ZEDbook: Solutions

for a Shrinking World and regularly delivers speeches on

sustainable housing in universities and other institutions

around the world.

Brief Description

Bill Dunster, Architects

12

PROJECT ANALYSISBedZED has been selected as a case study because of its

innovative approach to reducing carbon emissions at the

start of the project (development and construction); during

the life of the project (resident’s behaviour) and even

considering a sustainable reuse of the materials in case

of demolition in the future. Other issues addressed were

transport and connectivity, water usage, waste disposal and

food supply. Some of these propositions were successful

and some were not. But is the holistic approach to creating a

sustainable community that makes BedZED one of the most

important case studies in our sample.

Environmental sustainabilityArup is a renowned international ! rm of designers and

specialists who have helped to raise standards of sustainability

o" ce environments all over the world. For BedZED, Arup

developed a technique to evaluate and match renewable

energies to energy demands called ‘energy grading’ (Twinn,

2003). What the research team discovered was that there was

a disconnection between the available energy resources of

a particular area and energy needs of future users. This was

causing many sustainable projects to become unpro! table,

as both energy and capital costs were higher than traditional

methods and, even worse, the needs of the energy demand

were not matched. The concept behind Arup’s thinking is

more widely known at a larger scale in the so called smart

cities technologies (Tratz-Ryan, Velosa, Jacobs, 2011).

The energy grading system consists of searching for the

options for potential sources of renewable energies,

estimating the end-use energy needs and matching the two

in a ranking system. The aim is to build a list of sustainable

design priorities for the building.

The novel discovery of this method is that energy sources are

not just those which are naturally occurring. For example, in

terms of heating other sources can be used, such as occupants

(our bodies emit approximately 100W of heat), appliances,

cooking, washing or solar heat through glass panes and

materials. All of this heat is highly variable both in timing and

quantity, which is the reason why it is usually disregarded.

Another factor in its dismissal is that internal heat is mostly seen

as a damaging component during the summer months, despite

the fact that the opposite e# ect will have bene! ts in winter. In

addition, each home at BedZED has a hot water cylinder that is

stored in a cupboard which is also used as a source of heat. A

low energy fan was engineered to blow this warm air out of the

cupboard and into the house (see Twinn, 2003 for a full report

on Dunster-Arup’s development of the system)

Mechanical and electrical systems (source Arup)

A Bio-fulled combine heat and power (CHP) was also added to the systems of

BedZED. It converts dried wood chips into wood gas which fuels the system

sending hot water and heat to the units. This was a good idea in principle, but

apparently the system still needs perfecting and the community also ran into

di" culties as the source of local woodchip came to an end (Chance, 2009).

13

To retain all this heat, the design teams used 300 millimetres

of rockwool as insulation while dense concrete blocks provide

the thermal mass to keep the homes consistently warm in the

winter and cool in the summer (Chance, 2009). Each dwelling

therefore operates solely on the ambient energy harvested

indoors.

To complete the system, photo-voltaic (PV) cells were

installed. The same system is used to power electric zero

carbon emissions urban-use cars.

Social SustainabilityCommunal spaces around BedZED include: the pedestrianized

“living streets”; a small village square popular with young

children; a sports pitch; allotments (for growing food); and a

community centre called the Pavilion. This centre provides

changing rooms with showers, toilets, basic catering facilities

and two large spaces that are commonly used for exercise

and dance classes, conferences, parties, residents’ meetings

and other social events which are all managed by a group of

residents. A recent survey showed that the community centre

is used by 66 per cent of households (Chance, 2009).

Community interaction is prompted not only through the use

of shared facilities but also the layout of the site that gives

every unit an outside space. Most ground ! oor units have

raised front gardens which encourage sitting out. Roof gardens

are accessible via bridges over streets. This unusual layout

prompts more informal opportunities to meet neighbours. The

scheme gives all residents their 300 mm of topsoil, allowing the

option of raised beds, coupled with allotments in the proposed

eco-park. This communal activity is a simple, practical but

e" ective way of increasing interaction by sharing experiences

of home-grown food

Economic SustainabilityThe scheme was originally designed to have work/living

spaces as well as private residences. Access to Broadband

was important to complement the working objectives. The

information and communications technology (ICT) cable

routes are intended to be fully rewireable so they can respond

to future changing requirements. However, some work spaces

were not occupied and have now been converted into homes

(Chance, 2009). This, of course, poses questions about the

heating system that was originally adopted and was based on

functional usage (see previous section). If these units have now

changed function, do they generate less heat and therefore

need an energy top-up?

An important factor that is usually overlooked in residential

developments is the availability of facilities on site. BedZED has

communal facilities but its environmental impact could have

been reduced further with greater access to food shops.

Source: ZED Factory

14

Design and ConstructionIn the UK the Commission of Architecture and the Built

Environment (CABE) has praised BedZED for its sustainable

features such as pedestrian priority streets, balconies and

gardens for every home. These features, CABE claims, bring

the concept of the garden city to the 21st century (CABE, Case

Studies. Archived content 2011).

Site PlanThe buildings are organised in rows, following the UK

traditional layout of terraced houses. Using a familiar typology

helps to integrate the project to the area and enhances the

feeling of familiarity for residents of a new development.

The mix of workspaces and residential units ensures round

the clock usage of outside spaces, enhancing the vitality and

sense of security of the place. This is even more evident at

night with the use of subtle illumination that aims to minimise

extremes of light or dark areas and creat a safe e! ect, free

of extreme shadows.

The rows of terraced houses are arranged on a grid layout.

Streets give priority to pedestrians creating a relaxed, village

atmosphere. Connectivity with local transport network was

an integral part of the design process to ful" l sustainability

objectives. There is a bus stop just outside the development

and the London Road leads further south and within easy

walking distance to Hackbridge railway station. Minimal car

usage is encouraged by ample provision for cyclists with secure

parking and storage space inside the homes. Schemes such

as the car club make it easier for people to get rid of their own

car and share one of three maintained by a company. Drivers

pay per mile, so incentivizing further reductions in mileage

(Chance, 2009).

The large area of the development has been broken into

smaller parts by a grid layout of pedestrian streets. Two main

roads (New Road and Orchard Avenue) continue into the site

providing strong anchorage for the development and the

surrounding context.

The orientation of the two main functions -work and living-

were considered according to their degree of usage. The

work spaces have a high occupancy level during day time,

with usage of o# ce equipment constantly generating heat.

They were therefore oriented north. Homes with less usage

during the day and less internal heat gain were oriented south.

Workspaces were thus shaded by living spaces, reducing solar

gain and minimising cooling in summer. The thermal inertia

coupled with cool night ventilation also keeps summer room

temperatures low enough (Twinn, 2003).

The south side of the buildings are fronted with ground-to-

ceiling conservatories that act as green houses, capturing

warmth from the surrounding air and the sun. In the summer,

the windows can be opened so that the conservatories are

e! ectively external spaces, which remain cool to prevent

overheating. In high density developments such as this one,

calculating the right height and orientation of buildings is

crucial to guarantee access of sunlight to all rooms.

As units in BedZED use their own internal sources of heat

(human bodies, electrical equipments, as explained). A crucial

part of the design process for BedZED was to estimate future

residents’ movements and levels of activities. Computer

simulation programmes are available to do this, and can o! er a

range of di! erent scenarios. For example, what would happen

if residents travel and leave the unit empty for long periods of

time? How much top-up heating does a new-born child need

to be warm and comfortable? Assessing worst case indoor and

outdoor drops in temperature, and long periods of overcast

sky was important for making the correct decisions about

materials and insulation of units.

Source: Bioregional

Aerial View of Site

Source: GoogleEarth

15

In addition, the objectives of achieving sustainability during

construction are very challenging. BedZED sourced most of the

material within a 55 miles radius, minimising transportation.

But it has been pointed out that this sometimes con� icted with

other sustainability objectives. For example, the team made

a compromise by using imported high quality, double- and

triple-glazed timber-framed windows from Denmark that

reduce heat loss, rather than purchasing lower quality windows

in the UK. As an important member of the development team

explains, there was a constant need to weigh the bene� ts and

losses and in this case “the di� erence in embodied energy

and lifecycle performance outweighed the transport impact

signi� cantly” (Chance, 2009).

The scheme is the � rst to achieve a considerable set of

sustainable aims including long term ones. The units are

designed to last for 120 years –this is more than double current

lifespan of new homes in the UK- and can be dismantled easily

so materials can be re-used.

Notwithstanding the sophistication of the technologies, recent

surveys show that an important factor in reducing carbon

emissions is still the occupier. As Chance explains, much more

could have been achieved if residents of BedZED had been told

how to use the systems at the time when they � rst moved in.

BedZED Key Sustainable Features:Green roof areas: help increase the site’s ecological value •

and its carbon absorbing ability, as well as giving the

occupants private gardens.

EU ‘A’ rated domestic appliances, low-energy compact •

� uorescent luminaries, and meters visible to the consumers:

aims to encourage energy waste reduction.

107kWp of PV su! cient for 40 electric cars with free •

charging points.

Wind cowls as part of a passive ventilation system that can •

be easily regulated by occupants.

A gasi� er system that converts woodchip into a wood-gas •

suitable for fuelling the CHP’s spark ignition engine.

Reduction of water demand by preventing excess � ows, •

restricting mains pressure showers to avoid power-showers,

meters visible to consumers, EU ‘A’ grade water-consuming

appliances, and very low/dual � ush toilets.

Collection and storage of rainwater for irrigation and toilet •

� ushing. An ecological on-site foul water treatment system

was added to the development.

Domestic waste: a segregation strategy was agreed with the •

local authority, with segregation bins provided in all kitchens

and around the site for local authority collection. There is on-

site processing of green waste.

Construction materials locally sourced within a 55 miles •

radius to minimise transport. Recycled materials (steel and

wood) were also used.

Materials with a recognized environmental standard, like •

Forest Stewardship Council (FSC) certi� ed wood, were

used extensively.

Building waste was segregated on site and sent for recycling. •

Reduction of car usage by good connection to transport, •

ample provision for cyclist and car club schemes.

The south side of the buildings are fronted with ground-to-

ceiling conservatories that act as green houses, capturing

warmth from the surrounding air and the sun. In the summer,

the windows can be opened so that the conservatories are

e� ectively external spaces, which remain cool to prevent

overheating. In high density developments such as this one,

calculating the right height and orientation of buildings is

crucial to guarantee access of sunlight to all rooms.

Endnotes:1 Key worker housing is provided to those in professions that are considered vital

for the community but their salaries are not su! cient for them to a� ord a house.

Professions considered key workers are teaching, policing, or nursing.

Source: Arup

17

LOCATION: Ørestad Copenhagen, Denmark

YEAR BUILT: Completed 2010

ARCHITECTS: BIG-Bjarke Ingels Group

DEVELOPERS: Friederikslund Holding

MANAGEMENT: Friederikslund Holding

BUDGET: €92,000,000

AREA: 61,000 sq m


CONSTRUCTION:

Contractor: Hopfner Partners Civil Engineer: Moe & Brødsgaard Roo! ng

Contractor: Uldum Tag ApS Roof Decks: Skandek Tagelementfabrik A/S

Pre-vegetated Mat Greenroof System: Veg Tech A/S

PROJECT DETAILS


2011, Best Green Roof in

Scandinavia, Scandinavia Green

Roof Association.


2010 European Prize for

Architecture (The European Centre

for Architecture Art Design and

Urban Studies); 2012 AIA Institute

Honour Award for Architecture;

World Best Residential Building

at 2011 World Architecture Festival

in Barcelona, and the 2011

Utzon Prize for its innovative

use of concrete.

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

3 4 4 3 5 4 5 5 5 5 5

48 / 55SCORING8 HOUSE (TALLET) At a glance

8 House (8 Tallet in Danish) is situated on the outer edge of the

city, the southernmost outpost in the maturing neighborhood

of Orestad in Copenhagen. 8 House was intended to be the

! rst in a collection of buildings to push development into this

outskirt neighborhood of wide open ! elds and pastureland.

8 House accommodates a variety of activities with 475

residential units; 10,000 sq m of businesses, and community

facilities. The scheme locates businesses at street level

alongside the surrounding main streets, and at the Northern

courtyard that houses an o" ce building. 8 House is partly

social housing for rent and partly privately owned. The units

vary from from 65 to 144 sq m and are home to a truly varied

spectrum of society, from di# erent backgrounds and di# erent

age groups.

The architectural practice, BIG-Bjarke Ingels Group (BIG)

describes itself as architects, designers, and thinkers operating

within the ! elds of architecture, urbanism, research, and

development. Against the general belief that sustainability

involves reducing society’s activities that are harmful to the

environment, Bjarke Ingels, the ! rms’ founder, supports and

promotes the idea that a sustainable future does not need to

involve a stoic sacri! ce for the planet, something that he terms

Brief Description

Image: Jens Lindhe,

Source BIG-Bjarke Ingels Group

18

PROJECT ANALYSISThis project’s best attribute is its mix of activities and people

which turns it into a mini-city. In addition, the innovative

design creates an inspiring atmosphere for its residents. As

a consequence, 8 House has managed to achieve a level of

vibrancy that is usually related to long periods of time and

layers of history. The apartments come in a range of sizes,

tenure and prices aimed at accommodating a large cross

section of the society. O! ce and retail spaces are equally

varied, from service " rms to trade. Compared to other selected

case studies in this report, it is undeniable that this scheme’s

strongest characteristic is its economic sustainability and

innovative design.

Environmental sustainabilityLocated within the Kalvebod Fælled’s protected open spaces,

the main concern for the design of the scheme was to keep the

surrounding natural environment as undisturbed as possible.

The concept of a complete green roof was the main idea to

help such a large development blend with the original

natural site and set it o# against the re$ ecting water of the

Copenhagen Canal.

Two sloping green roofs with an area of 18,300 sq ft help

to reduce the urban heat island e# ect. They also provide a

strong visual identity to the project, linking it to the adjacent

farmlands towards the south. They also help to maintain

biodiversity by connecting it to its pre-construction site on the

adjoining " elds. Originally, the design called for the entire roof

area to be green, but the $ at roof areas were cut due to the

recession which occurred in 2008.

8 House’s environmental sustainability helps biodiversity and

reduces the urban heat island e# ect not only with its green roof,

but also with its cool courtyards, planted trees at entrances and

container plantings on the balconies.

In such a high density scheme guaranteeing sunlight and fresh

air to all spaces is challenging. The scheme is literally ‘hoisted

up’ in the North East corner and ‘squeezed down’ at the South

West corner, allowing light and air to enter the court yard in

the middle.

Model image showing the twisting eight

shape that maximises sunlight for units

and communal open spaces. To the left

of the picture is the o! ce tower.


Images: Ty Stange,


19

Social SustainabilityA continuous public path stretches from street level to the

penthouses and allows people to walk, run, or indeed cycle all

the way from the ground ! oor up to the top. The path moves

alongside apartments and townhouses with gardens, winding

through as if it was an urban perimeter block.

The di" erent housing typologies are united by the exterior

dimensions which provide inspiration for adventerous

communities. As Bjarke Ingels explains “8 House is a three-

dimensional neighbourhood rather than an architectural

object. An alley of 150 row houses stretches through the entire

block and twists all the way from street level to the top and

down again. Where social life, the spontaneous encounter and

neighbour interaction, is traditionally restricted to the ground

level, the 8 House allows it to expand all the way to the top.” 1

Economic SustainabilityThis is where the tranquillity of suburban life goes hand

in hand with the energy of a big city, where business and

housing co-exist. The idea of localising services for residents

is something that most residential developments either

take for granted or overlook, with dramatic environmental

consequences as residents are pushed to look for services and

food elsewhere, often travelling by car.

Addressing this challenge from the start is what places this

project as the highest level of economic success within our

entire sample of selected case studies. 8 House is a newly built

development, in what was an empty # eld which comes with

shopping areas, restaurants, an art gallery, o$ ces, childcare

and educational facilities. To achieve economic diversity

through mix, the scheme stacks all of its basic ingredients

(residential, o$ ce and retail) into layers, creating and instant

lively urban neighborhood. All layers are connected by a

continuous promenade and cycling path up to the 10th ! oor,

creating a communal area where suburban life merges with

the energy of a big city, where business and housing co-

exist. The complexity of the project has elevated the concept

of high density housing to a new level, and has in our view

inaugurated a new typology for architects and designers.

Under-path at the crossing of the

two blocks connecting visually the

green countryside and the blue

of the channel waters

Image: Jens Lindhe,


20

Design and ConstructionFor the design of the scheme, BIG has been partly inspired by

classic townhouses. Some types used for the reconstruction

of Berlin (IBA, Berlin 1987), in particular the large perimeter

block, is perhaps the closest precedent to House 8. But BIG

has modi! ed the type by strangling the perimeter block at the

centre and creating two distinct internal spaces. At the crossing

of the two blocks the architects placed 500 sq m of communal

space. To allow permeability and to connect the park area to

the west and the channel to the east, this same crossing opens

into a generous and wide passage (9 meters wide).

Instead of dividing the di" erent functions of the building - for

both habitation and trades - into separate blocks, the various

functions have been spread out horizontally. The apartments

are placed at the top while the commercial programme unfolds

at the base of the building. This way, the residents get the best

views and enjoy the sunlight, while o# ces and retail, which are

usually generators of heat due to computer equipment and

human tra# c, enjoy the cool of the shade. The architects have

designed a large, coherent scheme with immense di" erences

in height, which allows views towards the Copenhagen Canal

and Kalvebod Fælled’s protected open spaces.

8 House Key Sustainable Features18,300 sq ft of Green roof and other forms of planting that •

reducing urban heat island e" ect.

10,000 sq m of businesses and community facilities to start •

local economy and promote socialisation.

Functional mix of residential, retail and o# ce activities that •

enhance and support economic diversity.

Residential mix from all levels and age groups of society, •

o" ering inspiring communal spaces for informal gathering

and casual encounters.

Endnotes1 Bjarke Ingels’ videos and commentaries are available at

http://www.youtube.com/watch?v=In9tU2VLbLI

Image: Ty Stange,


21

LOCATION: Cantinho do Céu, São Paulo, Brazil

YEAR BUILT: Commencement June 2008, Completion April 2012

ARCHITECTS: Boldarini Arquitetura e Urbanismo – Marcos Boldarini,

Melissa Matsunaga

DEVELOPERS: Secretaria Municipal de Habitação - Sehab (São Paulo

Municipality) and Caixa Econômica Federal

BUDGET: R$ 150,768,166.43

AREA: 1,543,761 sq m.

DENSITY: n/a

DESIGN TEAM: Cristiana Salomão, Josiane Viana, Juliana Junko, Larissa

Reolon dos Santos, Lucas Nobre, Melina Giannoni, Renato Bom& m, Ricardo

Falcoski, Sergio Faraulo, Simone Ikeda, (Arquitetos), Suzel Maciel (landscape

architecture) e Wagner Garcia (structural consultant)

PROJECT DETAILS


Social Housing and Development

winner 2010, Lund University Prize.


Instituto Arquitetos do Brazil,

Best Project in São Paulo, 2010;

XII Bienal Panamericana de Quito,

Third Prize, 2010.

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

5 5 5 5 4 4 5 3 4 4 4

48 / 55SCORINGCANTINHO DO CÉU At a glance

The project is not a new development per se, rather it is the

regularization of an existing informal development that has

been gradually populated since the 1980’s. It was only in this

century when the Municipality of São Paulo, along with the

Caixa Econômica Federal (one of the country’s largest & nancial

organisations), decided to take action and place funds towards

redeveloping one of the most deprived areas in the city, with

an estimated population of 43,556 inhabitants.

Cantinho do Céu sits on the left bank of the Billings dam,

which is vital for the city of São Paulo, providing 1/3 of its total

water consumption. Concerns over contamination due to

waste disposal in the dam was another strong reason for the

goverment to take action. Any attempts to move the residents

-who had strong ties in the area- were met with protest.

The challenge for the architects was then to provide a decent

built environment for the families already established, while

protecting and preserving and important reservoir and

its wildlife.

Boldarini Arquitetura is a young & rm based in São Paulo and

led by Marcos Boldarini and Melissa Matsunaga.

Brief Description

Image: Daniel Ducci

22

PROJECT ANALYSISDeveloping in a natural reserve protected by the Brazilian

government was a challenge, even more so because the

area has su! ered severe " ooding in recent years. When

this happens, contaminated waters over" ow towards the

reservoir. To add to the environmental catastrophe, many

inhabitants lose their possessions and sometimes their

lives. Most of the building works executed in Cantinho do

Céu aimed at recovering and protecting the wildlife and

the built environment so both man and nature could again

share the area in harmony. These works included sanitation,

" ood barriers and road paving. The project can be better

summarised by numbers: the total area paved exceeds

60,000 sq. m.; drainage works were over 7,000 m. The sewage

system now collects 47 million litres per week. Flood barriers

amounted to nearly 200 sq m. and community areas total 1,500

sq m. It is estimated that so far the total number of families

bene$ ting from the scheme stands at around 11,000 while the

aboriginal wildlife is once more thriving.1 From our selection of

case studies, this project stands out for its success in protecting

biodiversity while keeping high ethical and social standards.

Environmental sustainabilityThe design team acknowledged the importance of recovering

the edges of the reservoir to act as green transitional areas

between man and wildlife. They also understood the need

to free some space inside the densely populated village and

provide sunlight and air to as many dwellings as possible.

According to government records, over 1,500 trees were

planted. Native plant species that were considered lost were

brought back from other areas and planted along the edge of

the water.

Drainage and sewage works reverse completely the condition

of the dam which is already showing lower levels of pollution.

The improvements in the landscaping of the edges of the

reservoir meant that the area can now be used in a responsible

and sustainable way, without any further damage to the

environment.

The improvement and expansion of the existing road network

eases accessibility for public transport and reduces pollution

as people are less likely to use cars and motorbikes to move in

and out of the area.

Cantinho de Céu and the reservoir.

Image: Fabio Knoll. Source Boldarini

Arquitetura e Urbanismo

An open air cinema was an initiative partly designed in

consultation with the community. It was executed with very

little resource and a good deal of imagination.

Image: Daniel Ducci. Source Boldarini Arquitetura e Urbanismo

23

Social SustainabilityThe designers Marcos Boldarini and Melissa Matsunaga,

when interviewed for this report, stated that what they have

achieved in terms of social sustainability went far beyond

the environmental goals set by the government. Community

spaces include a 7km-long park area with facilities aimed at all

age groups and all moods: from playgrounds to professional

football, from skateboarding to chess. There are also three

di! erent decks to enjoy the water and to be used as places for

informal gathering or group exercising; all facilities total an

area of 1,500 sq m. of community space.

The government has reported already that the sense of pride

in the community has been enhanced.2 People are using the

open spaces and getting to know each other more. This is

having an e! ect on security as the community is more visible.

They can be seen walking about doing their daily chores,

gathering, stopping and chatting or wandering on a leisurely

stroll. Enacting what Jane Jacobs once termed the “ballet of

the side walk” (Jacobs, 2003), which she considered vital for

keeping communities safe.

Economic SustainabilityThe developed site had an additional drawback. There was a

high-voltage line running along the border that connected

the site with the rest of the city. In addition, the few roads

that were available were unpaved, so the inhabitants were

e! ectively cut o! from São Paulo. They were therefore unable

to enjoy the economic bene# ts that so many migrants are

# nding in moving closer to big urbanisations (Glazer, 2011).

One of the main tasks was therefore the integration of

Cantinho de Céu with São Paulo. This had an important impact

in terms of economy as inhabitants can now move in and out

of the area more easily, easing the commute to the city centre.

But the designers managed to create the unexpected. Now

visitors from São Paulo come to the park and enjoy the

reservoir as a means of escaping city life. In a recent interview,

a surprised neighbour explains that it is not them trying to get

into São Paulo, it is São Paulo coming to them. Perhaps it will

not take long for businesses to start moving in to cater for this

unexpected micro tourism.

Images: Daniel Ducci.

Source Boldarini Arquitetura e Urbanismo

State of roads before paving works started in 2008

Image: Fabio Knoll. Source Boldarini Arquitetura e Urbanismo

State of roads after paving

Image: Boldarini Arquitetura e Urbanismo

24

The area now has three main access points (black arrows).

The existing road network (black) has been expanded

(red) to create a perimeter road that twists and turns

along the coast.

All three access points now have a direct route to reach

the park at the edge of the reservoir.

There are also three strategically placed decks that allow

people to move via boat.

Site Plan (not to scale).

Source: Boldarini Arquitetura e Urbanismo


25

Design and ConstructionAs the area is in danger of ! ooding and residents were building

dwellings close to the water, areas of risk had to be identi" ed

in order to remove and relocate families. A similar measure was

taken for houses built too close to the high voltage line. Other

buildings that were considered too precarious because of low

durability materials or poor construction were also demolished

and families relocated.

The space adjacent to the reservoir was then freed. A

considerable part was left as protected areas with no

intervention, while other areas were landscaped as public

parks. The design team highlighted " ve points of visual

importance. All that was left for them to do was to enhance

these focal areas as observation points by adding comfortable

furniture for people to sit and gather.

To prevent ! ooding, eleven points were identi" ed and

improved as natural over! ows for rainwater. Due to the

permeable soil found in the area, paving for paths and roads

was carefully selected according to the type of tra# c.

Cantinho do Céu Key Sustainable FeaturesProtecting and preventing further environmental damage to •

the wildlife around the reservoir.

Reversing the pollution course of development that the area •

was already embarking on.

Enhancing the economic prospects of the inhabitants by •

providing a clear network of roads, thus improving transport

and connectivity to and from the development.

Identifying the natural beauty of the area and turning it into •

an asset by means of landscape architecture.

Improving social conditions in a very deprived area and •

managing to ignite the sense of pride of the inhabitants

by means of good design, a lot of ingenuity and very

little resources.

Endnotes1 Data courtesy of Boldarini Arquitetura and the Pre" tura di Sao Paulo. Available

at http://www.saopaulocalling.org/data/original/sao-paulo/cantinho-do-ceu/

index/cantinho-do-ceu-en.pdf.2 Exhibition São Paulo Calling. Organised by Arq. Stefano Boeri e Elisabete França.

Film Cantinho do Céu (2011) Prefeitura de São Paulo, Habitação. Available at

http://www.saopaulocalling.org/.

Site Plan: (not to scale) In black construction

at risk category which were later demolished.


Site Plan: (not to scale) In dark green preservation

areas, light green landscaped park with vantage

viewing points.

27

LOCATION: Via Gallaratese, Milan, Italy


ARCHITECTS: MAB arquitectura-Massimo Basile, Floriana Marotta

DEVELOPERS: Comune di Milano

MANAGMENT: Comune di Milano

BUDGET: €24,500,000

AREA: 33,860 sq m

DENSITY: 54 units per hectare

CONSTRUCTION: BMS Progetti (Engineering), Gabriele Salvatoni

(Structural engineering), BETA Progetti (Civil, soil and survey), Roberto

Uslenghi (Security)

PROJECT DETAILS


Kilm House B, Italy


IN-ARCH-ANCE Best Social Housing

in Italy, 2011

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

3 4 3 3 5 5 5 5 4 5 3

45 / 55SCORINGVIA GALLARATE At a glance

The project is the result of the winning proposal of the 2005

competition “Living in Milan-New Urban Spaces for Public

Housing Development” a competition that the architects

understood to be an opportunity to re-think community

activities in social housing projects.

The scheme sits on a plot of 36,000 sq. m., and contains 184

apartments, parking, public space and facilities including a

community space, a kindergarten and a day centre for the

elderly.

MAB Arquitectura was founded in 2004 by Massimo

Basile and Floriana Marotta. The practice prides itself on

its interdisciplinary approach which it puts to use in the

development of public spaces. The group has participated in

several social housing competitions in Spain and Italy. Most

of their projects present an interest and concern in regard to

the standard of living and the design of public areas for the

communities. Via Gallarate stands as the culmination of the

practice’s e! ort in this topic.

Brief Description

Illustration: Paolo Riolzi, MAB Arquitectura

28

PROJECT ANALYSISThe scheme is located to the north-west of Milan, on the

outskirts of the city. This is a deprived area with a landscape

of industrial buildings, suburban empty land and social

housing blocks. Via Gallarate itself is a busy road populated

by lorries, containers and other industrial tra! c. The plot that

the Comune di Milano set aside for the development was an

additional challenge: a long and narrow strip bordering this

busy road. This project succeeds in bringing a sustainable

option and innovative design with attention to detail to an

area that most cities would regard as lost.

Environmental sustainabilityOne of the priorities for the design was achieving KlimaHaus

B standard. To achieve this in Italy, a building’s energy

consumption for heating must be less than 50 kilowatt-hours

per square meter per annum. This is also known as the " ve-litre

category, given that one of its requirements is that it consumes

no more than " ve litres of heating oil or 5 cubic metres of gas

per square metre in a year.

To withstand the thermal di# erences of very hot summers and

harsh winters, MAB architecture concentrated on insulating

the blocks. The external walls are made of a single layer wall of

aerated concrete blocks with a total width of 36 cm. The facade

is " nished with a rendering of silicate mortar which allows the

internal camera to breathe and exude any excessive moisture.

Materials were locally sourced in order to minimise

transportation and reduce environmental pollution during

construction. The in" ll land of the park itself mainly came

from the areas nearby. For the public promenade, stabilised

earth was used throughout. This ancient technique was

re-discovered in the 1960’s and permits the maximisation of

local resources. It consists of the mixing of road-base earth

with cement and a waterproo" ng component. The mix is then

compacted to give a natural and strong earth " nish.

Internally, all units are designed on a “cross ventilation”

concept. This reduces the need for arti" cial cooling systems

and provides better comfort in the climate of Milan. In

addition, all the apartments are " tted with special glass that

reduces heat loss as well as noise. Avoiding noise pollution

from the nearby Via Gallarate, with its heavy industrial tra! c

played an important part of the design.

Source MAB Arquitectura

29

Social SustainabilityThe proposal focuses on some of the most relevant issues

regarding the city: social living, public dimension and

community neighbourhood. The main aim was to establish

places of new “urbanity” in marginal areas of the city, working

on the relationship between private and public space. The

practice focused on designing a place where the tenants

could live in a pedestrian environment supported by a strong

infrastructure of commerce and public services. They also

aimed to open the site to the community of the existing

neighbourhood, working as social connectors between new

and old communities.

Economic SustainabilityThe project was designed to house retail facilities for the

community. Some of them have been let since 2009 but due to

the recession most of them are still vacant.

Stabilised earth perimeter wall and

at the background Via Gallarate

Illustration: Paolo Riolzi, MAB

Arquitectura


30

Design and ConstructionThe design of the scheme is rooted in the local history of

the Gallaratese development. This vast project dates back to

the late 1940’s when, following WWII and subsequent house

shortage, the government made the decision to expand

the city to the north-west, and locate a series of satellite

communities. The aim was to house nearly 200,000 residents

from a deprived sector of the community (Piano Regolatore

Generale, Milan, 1956). One of these large communities was

to be located in Gallaratese. Two renowned architects (Carlo

Aymonino and Aldo Rossi) were commissioned to develop

social housing schemes for the site. Their works are considered

today a breakthrough in the typology of multifamily housing

and are held as masterpieces among the architectural

community.

The plan for Gallaratese favoured concepts of Modernist

planning based on a landscape of green parks and stand alone

building blocks. The layout of MAB architecture respects this

tradition and inserts the scheme in a seamless manner.

But their design presents a new relation between inside and

outside, creating transitional spaces that are welcoming. The

semi-enclosure and the microclimate they create bring a sense

of safety and homeliness in relation to the blocks that the

surrounding more strictly Modernist examples have.

Aerial view of Gallaratese district

showing the schemes of A-MAB

Arquitectura and B- Carlo Aymonino

and Aldo Rossi.

Source: Google Earth.


31

The public space is the structural ground of the design.

The linear pedestrian park protects the houses with its

slopes from the highly congested Via Gallarate, and opens

with playgrounds and community services towards the

neighbouring communities on the South.

There are four types of units with a varied number of rooms to

accommodate small and large families. The living rooms are

always facing west, the bedrooms east. They all have a balcony,

giving each resident the option of a small private outside

space.

Project Key Sustainable Features:Use of cleverly designed landscaping to reduce noise •

pollution from a nearby busy road.

Sourcing materials locally to reduce transport, cutting costs •

and environmental damage.

Use of stabilised earth, an ancient method of construction •

with an innovative approach that has a considerable

reduction in construction materials.

High insulation of walls and windows to avoid heat loss •

during winter

Cross-ventilation system e! ectively controls the high •

temperatures in summer without the use of costly energy

equipment.

Contextualisation of the scheme by using a traditional •

typology in the Gallaratese district, bringing familiarity

and enhancing the adaptation of new residents to the

development.

Individual Units and Site Plan.

Source MAB Arquitectura

33

LOCATION: Iquique, Chile

YEAR BUILT: 2003-2005

ARCHITECTS: Elemental

DEVELOPERS: Gobierno Regional de Tarapacá

MANAGEMENT: Gobierno Regional de Tarapacá

BUDGET: US$1,125,000 (estimated)

AREA: 5,000 sq m


CONSTRUCTION: Engineers: Alejandro Ampuero, Mario Alvarez, Juan

Carlos de la Llera, Tomás Fischer, José Gajardo, Carl Lüders, Construction:

Loga S.A.

PROJECT DETAILS


Holcim Awards, Example of

Sustainable Development, 2007


MOMA Exhibition 2010; Venice

Biennale Architecture, 2010

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

4 4 3 5 4 5 5 4 3 4 4

45 / 55SCORINGQUINTA MONROY At a glance

Iquique is a large commercial port situated in the northern

region of Chile. At the very heart of the city, an informal

development began in the 1960’s. By the turn of the century

the settlers had expanded to an area of approximately 5,000 sq

m., comprising over 100 families living in precarious conditions.

The strategic location of the place in the city centre was

re% ected in the high value of the land. After several attempts

to move the families to the periphery, the & nal decision was to

help the community legalise the settlement and strengthen

their roots in the area. In this context, the Chilean Government

commissioned Elemental to provide the community with a

new housing development and solve problems of sanitation,

overcrowding and safety.

Elemental is an interdisciplinary group of architects, engineers,

social workers, and contractors. It was founded in 2001 by lead

architect Alejandro Aravena and engineer Andrés Lacobelli.

The practice is supported by a prominent Chilean oil company

and an academic institution. Aravena is also Principal of

Alejandro Aravena Architects, founded in 1994. He was Visiting

Professor at Harvard Graduate School of Design from 2000 to

2005, and has been a member of the Pritzker Prize Jury since

2009. He is also an International Fellow of the Royal Institute of

British Architects since 2010.

Brief Description

Source: Elemental Arquitectura

34

PROJECT DESCRIPTIONIn 2003 the budget that Chile’s housing policies stipulated for

social housing was US$7,500 per dwelling.1 This was supposed

to cover land acquisition, infrastructure and construction of

each house. Needless is to say, this was a very low budget

for the Chilean housing market. At the time land alone in the

periphery of Iquique was around US$20 per sq m.2

The ! nancial challenge that was presented to Elemental was

overcome by developing a " exible typology of social housing.

Among our selected case studies this project stands out for the

maximisation of resources and its community engagement. It

shows that good design does not need to come at a high price.

Environmental sustainabilityBy maximising density and avoiding the relocation of 100

families to the periphery, Quinta Monroy has made an

invaluable contribution to the quality of the city air. Pollution

is a problem in many Chilean cities as all winds that come

from the Paci! c end in the Andes. Lacking air currents means

that urban pollution stays hovering over the city. Increasing

density, maximising the use of public transport and reducing

individual car journeys (some of the pillars of the compact

city) is therefore the most sustainable solution for this

geographical location. Quinta Monroy achieves high density

without compromising the individual dwellings’ need for

sunlight and air.

Social SustainabilityThis project’s social involvement began at the drawing table.

Elemental decided to work with the relevant families to get

their views on their basic house needs. The design team

presented the ! nancial di# culties to the families and asked

them to participate and express their views and preferences

for their future homes. This is an unprecedented approach to

social housing where families are usually given little choice

but to accept and be grateful for what they are given. In a

recent documentary, some bene! ciaries remembered their

astonishment at the start of the project: “Where –asked one-

do you get a government that asks ‘us’ how ‘we’ want our

houses? Who we want for neighbours? Where?”3

The layout of the scheme provides open public piazzas. These

spaces were left for the community to customise, for each

family to freely contribute to the character of the open space

by the ornament they chose for their own façades. It was

an incentive for community activities. Just as all the families

participated in the design of the scheme, these piazzas were

left as blank canvases for them to continue the exercise and

express their creativity and identities.

View of the centre of Iquique.

Highlighted is the area

of development.

Image: Cristobal Palma.

Source: Elemental

35

Economic SustainabilityElemental states that Quinta Monroy is based on “sweat

equity.” The principle, as they explained, is very simple. The

housing unit is provided by the government as a re-enforced

concrete shell (walls, ! oors, roof and staircase). It comes with

all plumbing but minimal " ttings. The families then begin

customising their units as soon as they move in, adding

appliances and furniture at their own expense.

The system is questionable, as it relies on the families to " nd

the means to " nish their houses. Still, this is rooted in Latin

America’s housing developing method since the time of the

colonies, when new settlers were given a plot of land by the

Spanish Crown and were then left to build their own houses

(Murray, 2008). One of the directors of the social housing

services in Chile, recently stated that the government used to

give families just the keys to the new homes and leave them

to their own devices. Now she states, they follow each case

through to make sure families settle comfortably and that

all extensions are done appropriately and are structurally

sound.4 This gives the inhabitants an opportunity to develop

construction skills applicable in the job market.

From colonial times to now, much informal development in

Latin America follows this pattern of self build. Elemental’s

thinking behind this was to tap into the skills of the

community, provide them with a solid structure, and leave

them to add value to their homes in time. Five years after

they were given their new homes, some families have

improved and extended the units from the original 36 sq m

to 70. The system follows some of Hernando de Soto’s theories

for solving poverty by means of acquisition of property as

debt equity (de Soto, 2001). However his thesis has been

highly debated and refuted, with case studies in emerging

markets, where de Soto’s argument was mainly founded (see

for example Gilbert, 2002). Unfortunately there is no current

research that looks at the consequences that this approach is

having on the inhabitants of Quinta Monroy.

Arguments aside, the area has improved economically. The

intrinsic layout of the streets before the scheme had great

impact on security. Before the regularisation of the streets,

policing was almost impossible. With the new layout, the area

is safer and more businesses are emerging. Iquique is gradually

revitalising its economic vibrancy right at its very centre.

Image: Cristobal Palma.

Source Elemental Children’s dream

scheme drawings. Source: Elemental

Interior of house unit as " nished by Elemental.

Glass windows are provided, doors are a simple plywood plank

with locks. Wooden panels can be removed for house extension.

Source: Elemental

36

Design and ConstructionElemental’s strongest achievement is the creation of a ! exible

social housing type based around a row of townhouses. The

team rejected the block type as this is highly restrictive to

change and inhibits spatial growth. Instead they proposed a

row of three-! oor units, with space at the side that can be used

to build and extension.

These units come in two sizes: the single and the duplex.

The " rst has a minimum area of 36 sq m and can be extended

to 70 sq m. The duplex has 25 sq m initially and can be

expanded to 72 sq m.

The bare units can be assembled rapidly: it took only nine

months to complete 93 houses. Being in Chile, the houses are

stabilized for seismic durability. The units can be inhabited

immediately, adding space as the family extends. Again this

is the way individual houses were developed in Latin America

during the colonies, starting with one room and adding cells as

the family extended. Inhabitants thus organically growing with

the space they occupied. The type was widely used across the

colonies and saw several come-backs, particularly during the

great post war European migration to many destinations in the

Americas. But if the type was usually one ! oor built in a long

and narrow plot, Quinta Monroy has shortened the plot and

grown in height. With this simple solution Elemental has taken

a local typology and adapted it to current density needs, taking

the type into the 21st century.

This scheme, along with others in our selection of case studies,

shows how important it is for any geographical region to

" nd the typology most culturally suited to the location and

build on it. With Quinta Monroy as its starting point in Latin

America, Elemental has since erected well over one thousand

expandable units in Chile, Brazil and Mexico. It is the ! exibility

and adaptability of the typology which seems to be proving

popular with the bene" ciaries. It is also an ingenious solution

to avoid relocating families from expensive areas of the city

by reducing building costs and allocating the extra money

towards the land.

Quinta Monroy Key Sustainable FeaturesAn innovative approach to social housing design that •

actively involves the " nal user.

Developing and implementing participatory design tools •

with a community that had no, or very little, knowledge of

architectural drawings.

Provision of communal piazzas as white urban canvas for the •

community to express its identity with gradual addition of

colour, texture and styles to the units’ façades.

A method of learning or improving construction skills that •

can be later applied in the job market.

A ! exible typology that can be extended as the family grows •

and presents an excellent solution for building in expensive

areas; achieving at large scale of the city, a true urban mix

which reduces social tension.

Plans, sections and elevations of units.

Source Elemental S.A.

37

Endnotes:1 All data from Elemental can be found at http://www.elementalchile.cl/viviendas/

quinta-monroy/quinta-monroy/2 http://www.reporteinmobiliario.com/nuke/index.php3 The video was part of the Museum of Modern Art (MOMA, NY) exhibition

Small Scale Big Change. New Architectures of Social Engagements (2010)

and is available at http://www.moma.org/interactives/exhibitions/2010/

smallscalebigchange/projects/quinta_monroy_housing

Author’s translation from Spanish, stressed in quote as expressed in original.4 http://www.moma.org/interactives/exhibitions/2010/smallscalebigchange/

projects/quinta_monroy_housing

View of the townhouses as ! nished and

below after customisation by inhabitants.

Source: Elemental S.A.

39

LOCATION: Tyre, Lebanon


ARCHITECTS: Hashim Sarkis Studios

DEVELOPERS: Al Baqaa Housing Cooperative and the Association for the

Development of Rural Areas in Southern Lebanon, Yousif Khalil, Director

BUDGET: US$1.8 million

AREA: 8,400 sq m


CONSTRUCTION: Structural engineering: Mohamed Chahine and Mounir

Mabsout ; project management: Mohamed Chahine; electro mechanical

engineers: AURORA; contractor: EBCO-BITAR

PROJECT DETAILS

ARCHITECTURAL AWARDS:

2008 Boston Society of Architects

Design Award; MOMA Exhibition

2010; Architectural Record Awards,

Finalist For Housing Project.

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

4 4 3 5 5 5 5 5 3 3 3

44 / 55SCORING

HOUSES FOR THE FISHERMEN

OF TYRE At a glance

Tyre is Lebanon’s most important city port in the southern

part of the country. An ancient urban centre -dating back to

the time of the Phoenicians-, Tyre has been in the UNESCO

World Heritage List since 1984. This designation has

considerably restricted the development opportunities in the

area, particularly along the coast, where most of the town’s

! shermen live. The impossibility of expanding has meant

that many live in unsanitary and overcrowded conditions. In

addition, to the urban restrictions, there are serious problems

of over! shing on the coast. The locals have reported a

continuous drop in catch which has brought acute ! nancial

di" culties to those living o# this trade. 1

The Al Baqaa Housing Cooperative was an initiative started by

the ! shermen, who with the support of the Association for the

Development of Rural Areas in Southern Lebanon (an NGO)

and donations from other institutions, managed to shape a

proposal that was going to change the quality of their lives.

Hashim Sarkis studios is a US-Lebanon based architectural

! rm. The founder, Hashim Sarkis, is also actively involved in

academia, currently teaching at the Harvard Graduate School

of Design. He is the author of several architectural books and

lectures extensively around the world.

Brief Description

Aerial view. Source Hashim Sarkis Studios

45 / 55SCORING

40

PROJECT ANALYSISThe site donated to the Cooperative is located to the north-

east of the city centre in the neighbourhood of Abbasiyeh.

The area is not only in the periphery, but away from the sea,

currently bordering agricultural land. In addition, Abbasiyeh

has been the target of some chaotic speculative development

in recent years, leaving behind a landscape of peppered

constructions. A new masterplan has been implemented to

regularise the area and strengthen its connectivity to the

city centre. Most of the land has been subdivided and is now

ready for development. Until this happens, the house of the

! shermen will be partially isolated from the city and the sea.

Among our selection of case studies, this project illustrates

how good design can achieve a successful relocation of

families in an extremely challenging location. Despite the

adverse geographical conditions, the scheme succeeds in

ensuring connectivity and providing a sense of place and

urbanity at the very fringes of the city.

Environmental sustainabilityAt the heart of the House for the Fishermen of Tyre lies the

main courtyard. It is divided into two parts: a paved area

and a planted area. The two sections create a di" erence in

temperature (the paved one tends to be hotter than the

planted one). This di" erence in temperature encourages air

movement, particularly during Lebanon’s hot summer days. By

this simple method the design uses natural cross-ventilation

to bring fresh air into the courtyard and all the individual units

that open on to it.

The common areas have been planted with a variety of trees

that help to bring the temperature down. They also link

the scheme with the surrounding agricultural landscape.

Trees planted are mainly olives, poplars, palms, oranges and

grapevines. In addition to the vegetation of the common areas,

each main # oor unit has a small garden that can be used for

planting. The roof can also be used for planting and has several

purposely built containers.

Location of the scheme.

Source Google Earth

41

There was no need to apply any car restriction method as car

ownership is very low in the community. But transport to the

sea was crucial therefore a common van was organized to and

from the port.

Social SustainabilityThe project is the result of ten years of collaboration

between the cooperative and the designers. In keeping

with the traditional lifestyle of the ! shermen, the scheme

had to balance private and public space. There are plenty of

opportunities for small gatherings in between building blocks,

while the big open courtyard o" ers a large area for the children

to run and cycle. A further step towards privacy is o" ered in

the individual units’ balconies. A community auditorium is in

the pipeline for later development as the Cooperative gathers

more funding.

The Al Baqaa Cooperative is already a very tight group which

has shown initiative and determination by using critical mass

to solve its housing problem. The connection to the sea and

their working lifestyle already provides them with a similar

attitude to life and their environment. Unlike other schemes

in our selection of case studies, the group does not need

alternative ways to help them to form a cohesive community:

they already are one. What the ! shermen and their families

needed from the design was a space that could help them

balance the communal activities that they share, with some

privacy for themselves and their families. As the design team

explains, the challenge was to fuse architecture, landscape

design, and urban planning, with a collaborative approach

to design. This was done by listening and respecting the

speci! c social and cultural conditions of the community. The

result is a scheme that manages to bring a more balanced life

between community and private activities in contrast to the

overcrowding conditions that these families had the past.

Ground # oor plan of the scheme

showing landscaping of common

areas and di" erent treatment of the

courtyard.

Source: Hashim Sarkis Studios

42

Economic SustainabilityOpening up the economic opportunities that the community

had was not a strong objective of the project. However, and

although it is early days, the scheme shows ! exibility and

potential to strengthen the micro economy around Abbasiyeh.

Like many social housing projects studied in this report, there

was a need to provide the " shermen’s families with retail units

that could eventually bring to the area some essentials in

terms of food and groceries. The complex has four retail units,

one of them already functioning as an outdoor co# ee place. It

is expected that in time, these small outlets will attract more

business to the area.

Design and ConstructionAs do other social housing schemes that are located in

semi-built up areas (for example Ironhorse house) the

project presents a strong border to the surrounding context.

This design decision has many e# ects. One is that it sets

a precedent for the area, in the sense that it begins to

reconstruct the urban block which the chaotic layout of

Abbasiyeh needs so much. Second it acts as a fortress wall

to isolate the private courtyard. And thirdly by strategically

opening up this strong edge to the network of streets, it

provides a road hierarchy and organisational frame for the

surrounding streets.

The street penetrates the scheme and spirals round inside it,

providing a strong grounding for the project. Connections

with other streets are provided by breaking the strong wall of

this fortress-like construction. The continuity and discontinuity

of the building block brings rhythm and mass diversity in the

urban landscape.

Views from the courtyard and the privacy of residential balcony.


43

The project consists of 80 two-bedroom units. Each has about

86 sq m of interior space and about half the area in private

outdoor open space. All living ! oors have cross views and cross

ventilation and are extended to the outside by private outdoor

spaces (gardens and porches for the lower units and balconies

and roof decks for the upper units).

Diagram showing the breaking of

the building mass and the di" erent

type of units inside each part.


Diagrams of evolution of site development in the context of the new master

plan. The # rst diagram shows the area of open # elds and the last the location of

the scheme and the # nal subdivision of parcels and road network.

Source: Hashim Sarkis Studios.

44

View from the outside: rhythm is given

by breaking the building mass and the

introduction of colour. In such large

blocks, colour also helps to increase

legibility, particularly for visitors, who

might ! nd it di" cult to ! nd their way

in such a large complex.


Endnotes:1 Over! shing along the coast occurs not only because of the poor equipment of

the ! shermen, but also due to ongoing con# icts with Israel that prevents them

from deep-sea ! shing. A full environmental assessment of the impact of recent

wars in Lebanon was executed by the United Nations Development Program

in 2007. The report found that marine ! shery was directly a$ ected during ports

bombardment also causing oil contamination. The full document is available at

http://www.undp.org.lb/events/docs/DraftReport.pdf

Project House Key Sustainable FeaturesClever use and enhancement of cross-air ventilation that •

avoids the need for other cooling systems in a very hot

climate.

Use of trees and other vegetation to reduce concrete heat.•

Use of critical mass to solve the housing problem of a •

particular group within the society of Tyre.

Understanding of the social and cultural needs of the group.•

Provision of communal transport to and from the place of •

work that alleviates the already hard economic situation of

the ! shermen.

Use of the building complex to create a diverse urban space •

in a semi-built peripheral area.

Use of colour to increase legibility particularly for the young •

and those not familiar with the place.

45

LOCATION: Punggol New Town, Singapore


ARCHITECTS: Surbana Corporation Pte. Ltd

DEVELOPERS: Housing Development Board

MANAGEMENT: Housing Development Board


AREA: 39,516 sq m


CONSTRUCTION: Kay Lim Construction & Trading Pte Ltd

PROJECT DETAILS

UN-HABITAT AWARDS:


Public Housing Green Mark

Platinum Award, Green Good

Design Award 2010 and the Futurarc

Green Leadership award 2011.

Green Mark Platinum, BCA Building

and Construction Award 2007

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

5 5 5 4 5 4 4 3 3 3 3

44 / 55SCORING

TREELODGE@PUNGGOL

At a glance

This high density, high rise scheme consists of seven 16-storey

blocks that provide a total of 712 units. There are 98 units of

3-room ! ats, 600 units of 4-room ! ats and 14 units of 5-rooms.

When the development of the new town is completed,

Treelodge will be located a few minutes away from the centre

and transport links.

Surbana is a large interdisciplinary " rm of architects,

urban designers and engineers. For the past six years it

has consistently been at the top ten architectural " rms in

Singapore. Internationally, the " rm is present in16 cities across

Asia and the Middle East. They have a wide range of projects

which not only include architecture and urban planning but

also infrastructure, project management and construction.

Brief Description

Source: Housing Development Board

46

PROJECT DESCRIPTIONThe scheme sits at the edges of Punggol New Town, an eco-city

that the Housing Development Board (HDB) of Singapore is

developing in what used to be a rural area to the north-west of

Punggol. The challenge for this project is that the area has not

been developed yet. There are some other residential blocks

but retail facilities are not in place. The scheme therefore shows

the di! culties of creating a community at the edge of urban

settlements. It also shows how sustainable aims can be used to

build community ties.

Environmental sustainabilityThe residential development incorporates a range of green

technologies and innovations for e" ective energy, water and

waste management. These include north-south orientation of

the buildings to minimizing heat gain. There is also a solar PV

system on the roof and the energy generated by it can meet

about 40 percent of the requirements of the entire complex,

such as powering lights along the corridors and common

areas. Rainwater is harvested for watering landscaped areas

and cleaning the shared spaces.

Each unit is # tted with an integrated basin/cistern pedestal

system that allows for water to be recycled. Water used

for washing hands can be channelled into the cistern for

subsequent $ ushing. Partition walls are also built to reduce

noise pollution by means of a new concrete block system that,

although not good for bearing weight, has had good results in

noise control due to porosity. Cross-ventilation is maximised

inside units as blocks face the prevailing winds.

Plants have been extensively used throughout the complex to

reduce urban heat island e" ect. There are di" erent kinds of the

climber varieties along the columns of the residential blocks,

and other plants at the roof decks.

Punggol New Town with

Treelodge at the north edge.

Source: Google Earth

47

Social SustainabilityAs a consequence of the lack of facilities in the area, the HDB

has to use a lot of creativity and e! ort in trying to bring this

large community together. Although it is early to judge, as

the scheme only opened at the end of 2011, some of their

initiatives are worth mentioning here.

The HDB runs frequent workshops and guided tours around

the complex. Their aim is to demonstrate to future residents

how to be part of an eco-development. The HDB has been

running these workshops since 2007 and now that the project

is completed, they are also using it as a showcase project

for other developments. They also run frequent activities to

welcome new residents and to keep strengthening the ties

with the old ones.

HDB also produces colourful brochures and newsletters to

keep residents informed of work developments in the area,

not missing the opportunity to report all the awards that the

project has received, in an attempt to build sense of pride.

With such a highly dense project, the HDB also runs small

groups with speci" c interests. Only three months after the

opening, Treelodge already has a gardening and a chorus

group. Residents also signed an eco-lifestyle pledge which

includes twelve di! erent points, each with an allocated team

leader who supervises and gives regular updates on his

particular area.

In terms of communal facilities, the scheme o! ers a jogging

path for residents, with exercise stations for the elderly and a

children’s playground made from recycled materials.

Economic SustainabilityThe economic approach of Treelodge is questionable. Apart

from the walking tours and parties o! ered by the HDB,

there are no other amenities in the area. Furthermore, the

fundamental issue of food sourcing has not been addressed.

The scheme sits in a neighbourhood whose main function

seems to be residential. It lacks the diversity that retail and

o# ces can o! er.

Residents are already feeling this shortage of facilities and

services. In a recent newsletter, one resident lamented the

lack of amenities, pinning hopes on the fact that one outlet

has " nally opened nearby.1 In addition, public transport is yet

to be completed. And despite the HDB intentions to build

a pedestrian friendly network of streets, those surrounding

Treelodge are very uninviting (one opens up to abandoned

" elds while other to a motorway). Without much alternative,

residents will have to rely on their cars more until the

infrastructure is in place.

Extract from HDB’s website

publicising events

48

Design and ConstructionIn terms of design the scheme can be related to the ideals of the

Modernist Movement which developed during the ! rst decades

of the past century. In 1922 Le Corbusier presented a scheme

for A Contemporary City of Three Million Inhabitants, which was

later published in his book The City of To-morrow and its Planning

(1929). In the scheme Le Corbusier introduced his now famous

cruciform skyscrapers, placed on a grid of blocks.

The theoretical and functional issues that Modernism presents,

were expressed during the ! rst urban design conference held

at Harvard in 1956; and they’re still the subject of much debate

among academics and practitioners (for a recent review see

Krieger and Saunders, 2009 and Murray, 2012). Debates aside,

the fact remains that Modernist planning is the preferred

approach for emerging markets with large populations. India

and Brazil can be mentioned here with precedents like the new

cities of Chandigarh (Le Corbusier, 1951) and Brasilia (Lucio

Costa, 1957), both held as good examples of urban design in

their countries.

As with many of the case studies featured in this report, the

layouts and designs of the schemes can be traced back to the

historical type to which they belong. But as we have shown,

most of them have taken the design into the 21st century

by adapting the typology to modern living. Treelodge has

added new technology and succeeded in making the high

rise environmentally sustainable. It remains to be seen if

it can be equally successful in social and economic terms.

But architecturally, the building type has not changed and

therefore leaves many of those design questions posed in

1956, unanswered.

Eco lifestyle pledge by

Treelodge@Punggol’s residents

Aerial view of the seven freestanding

towers that form Treelodge

Source: Google Earth

49

Project Key Sustainable FeaturesDesign of the residential units to maximise daylight •

and provide e! ective cross-ventilation, thus reducing

energy usage.

Extensive planting provided to help reduce heat gain.•

Residential units are installed with water-e" cient # ttings, •

such as the dual $ ushing cum integrated basin-toilet

pedestal system.

Rainwater is harvested at the rooftop of each residential •

block to help reduce the usage of potable water at

common areas.

Solar panels are provided on the rooftop to harvest solar •

energy, and motion sensors are provided at strategic

locations to help reduce energy consumption from the Grid.

Recycling is encouraged via the convenient provision of •

a centralised refuse chute, for recyclable waste, at every

residential block. Recycling bins are also provided along

common areas.

Constant support from the management company to help •

residents understand the systems and the responsibility of

an eco-lifestyle.

Le Corbusier, Plan Voisin

(1929) based on principles of

A Contemporary City of Three

Million Inhabitants.

Right: View of Treelodge.

Source: Housing Development Board

Endnotes1 House Development Board, Corporate Newsletter April 2010: “Go Green, Go,

Punggol” Punggold is Shapping up to be the First Green Town of the 21st

Century” Available at http://heartland.hdb.gov.sg/resources/hwsep09.pdf

51

LOCATION: Oakland, California


ARCHITECTS: David Baker + Partners

DEVELOPERS: BUILD

MANAGEMENT: Bridge Housing Corporation


AREA: 6.313 sq m


CONSTRUCTION:

General Contractor (J.H. Fitzmaurice, Inc) Landscape Construction

Contractor (Shooter & Butts, Inc) Structural Engineer (Murphy Burr Curry)

Electrical Engineer (FW Associates) Mechanical/Plumbing Engineer

(SJ Engineers) Solar Contractor (Sun Light & Power)

PROJECT DETAILS


Multifamily Executive 2010:

Project of the Year; Built it Green:

GreenPoint Rated; Builder of the

Year 2010.


San Francisco Business Times:

Real Estate Deals of the Year: Best

A! ordable Residential/East Bay.

AWARDS



minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

4 5 3 4 5 4 4 5 3 3 3

43 / 55SCORINGIRONHORSE HOUSE At a glance

Ironhorse is part of a new 29-acre master planned community

built by several developers on abandoned former industrial

land. The Central Station area takes its name from an historic

Southern Paci" c railroad station that has been derelict since

the 1989 Loma Prieta earthquake (Burt, 2005). When fully

completed, Central Station will include more than 1,500

homes, shops, recreational areas and the restoration of the

old station.

The developer BUILD (a partner of Bridge Housing

Corporation), has a reputation for creating high-quality

a! ordable homes that act as catalyst for strengthening

neighbourhoods. With over 13,000 homes built, this developer

is a leading player in California’s property market.

The practice David Baker + Partners strives to bring elements

of sustainability to the community through their designs and

building projects. Many of the " rm’s architects and designers

are LEED certi" ed, and members of their sta! frequently take

advantage of continuing-education opportunities regarding

green building and innovation.

Brief Description

Ironhorse House, view of inner courtyard

Image: David Baker + Partners

52

PROJECT ANALYSISThe four-story Ironhorse building forms part of Central Station.

Apart from residences, the complete master plan will also

include new retail space and envisages the restoration of

Oakland’s historic Street Station. Protecting the environment

around the nearby San Francisco Bay and its natural wildlife is

crucial for this project.

Environmental sustainabilityGreen features include a large solar electric system, solar

hot water panels, and vegetated swales that naturally ! lter

rainwater towards main drains.

Ironhorse’s two green roofs have a total surface area of

1,387 sq ft and cover the community room and the leasing

o" ce. These roofs have many bene! ts. They help keep the

building and surrounding area cooler, reducing the need

for air conditioning. They provide good sound insulation

and may last longer than conventional roofs. They also help

biodiversity as they provide wildlife habitat, which if planted

with native plants minimises the disturbance caused by man-

made constructions. The roofs were planted with a mix of four

sedums1 (good for their robustness and low maintenance). The

green roofs are also used to capture some of the rainfall that

falls on the site, ! ltering out pollutants before water runs into

the drains and local waterways.

The roof is used to its maximum capacity as it also supports

a large solar electric system as well as solar hot water panels.

The 130-kilowatt photovoltaic system produces more than

225,000 kilowatt-hours of electricity per year. This meets up to

90 percent of the electricity used by the building’s common

spaces. The solar hot water panels provide about 60 percent of

the heat for the residents’ domestic hot water.

Rainwater running o# of buildings, landscapes and streets can

pick up contaminants such as pesticides and road oil and carry

them into storm drains. This polluted water can eventually

be damaging, as in times of $ oods it can end up in natural

waterways with great ecological damage. This is particularly

acute in areas near water such as San Francisco Bay. Bioswales2

Central Station development

in the San Francisco Bay.

Image: Steve Prohel,

Source David Baker + Partners

Image: Ironhorse House under construction

Image: Steve Prohel, Source David Baker + Partners

53

are usually ideal for ! ltering slit and other pollutants o" rain

water, and can be easily incorporated to the landscape of the

development. They usually consist of open channels ! lled with

compost and plants that act as ! lters.

Although Ironhorse house takes up most of the parcel with its

footprint, the landscape design team was able to create long,

narrow bioswales on two sides of the property. The bioswales

are lined with plants that are # ood resistant, such as

Cape rush (Chondropetalum tectorum) and Berkeley sedge

(Carex tumulicola).

Social SustainabilityThe focal point of Ironhorse’s landscape is a large outdoor

courtyard built over a parking structure and ringed by

apartments.

Communal spaces are provided in the courtyard to encourage

plenty of social interaction. These include a play area, places

for sitting and socializing, and a community room that spills

out onto a circular patio area. Two small lawns enhance

the recreational function of the courtyard and are sized to

minimize water use.

Communal activities around edible gardens also encourage

socialisation. Areas with raised beds have been pre-planted

with cabbage, kale, broccoli, cauli# ower and artichokes to

inspire residents to grow their own vegetables.

Economic SustainabilityIronhorse house relies on the economic success of the entire

Central Station scheme, an area that was known for its

high level of criminality and illegal waste disposal. But with

the gradual population of the units, the area is recovering

the vitality that it once had. Residents are establishing

Neighbourhood Watch groups and the reduction in crime

rates is encouraging retailers to establish business in the area

(Burt, 2009). Still there are not enough facilities, and residents

sometimes su" er the lack of groceries and other amenities

Design and ConstructionThis four-story “green” building curves around a podium-level

courtyard built above a ground level car park. The central

courtyard has a freestanding community pavilion. The layout

consolidates the urban block, giving a continuous street front

which lines up with surrounding blocks. To the centre, the

scheme opens up its core, presenting a calming, safe inner

space which contrasts with the busy streets and anticipates

the tranquillity of the home.

East and west sides take on di" erent aspects to answer diverse

surrounding conditions: new townhouses on one end and a

highway on the other.

An important issue in California is the heat and high daytime

temperatures. The design of the scheme is such that at least

30% of the site includes some form of sustainable cooling

strategies such as street pavement planting, shade trees and

covered parking.

During construction of the bioswales, existing contaminated

soil was removed and replaced with “a special soil mix that

allows water to # ow through at a certain rate and be cleaned

(StopWaste.org, 2010). As Ironhorse house is built on a

brown! eld site and demolition was required, the developer

ensure that over 90% of demolition and indeed construction

debris was diverted to land! ll use. When permitted, the

concrete used was made with up to 22% of recycled # y ash.

Roof View of the 153 KW Solar PV.

Source: David Baker + Partners

At least 85 percent of the rainwater that falls on the roofs and courtyard is

directed to these shallow open channels, to be ! ltered by the soil before

# owing to storm drains. This simple but ingenious solution prevents

damage to waters of the nearby San Francisco Bay.


54

Ironhorse House Key Sustainable Features: Solar hot water panels provide about 60% of heat for •

domestic hot water and an additional system 130 kw

photovoltaic panels meets 80% to 90% of electricity demand

in common areas

To restrict water waste, low-! ow " xtures were installed •

in kitchens and bathrooms, particularly for showerheads

–preventing power showers- and high e# ciency dual-! ush

toilets.

In terms of energy reduction, Energy* rated appliances were •

used in all units and common areas.

Heating is provided by e# cient condensing boilers and •

premium e# ciency pumps that push water to a system of

skirting-board radiators.

Air conditioning systems in common areas uses non-HCFC •

refrigerant (R-410A). There is no provision of air conditioning

inside individual units.

General waste is processed in individual units which are •

" tted with a built-in recycling centre.

children playing in the courtyard.

Colourful landscape helps to create

legibility particularly for the very young.

Image Brian Rose.


The landscape design team carried the theme of an edible garden into

other areas of the landscape, with fruit trees at street level and in the

courtyard. One of BRIDGE Housing’s service partners provides nutrition

education for the residents and helping residents to make the link

between community gardens and good health.

Graphic and Image: David Baker + Partners

55

Sustainable ! ttings and ! nishes were also considered such •

as Low-VOC interior paints and green construction adhesives

were used. Cupboard shells are medium density ! berboard

made with formaldehyde free adhesives. Carpets are green

certi! ed for low emissions.

Outdoor social gathering places, including central courtyard •

and community garden.

Eco-friendly landscaping practices to protect the nearby •

San Francisco Bay. The management of common areas

is provided by a landscape company that specialises

in sustainable techniques, labour is provided by the

community. There is a computer in the lobby showing

real-time solar electricity generation that also provides

information about the neighbourhood and the property’s

green features.

Good access to public transport. Ample provision for cyclists, •

with an internal network path and storage. Reduced parking

capacity (1.1 spaces per unit) to encourage alternative

modes of transportation

Designed for safety: main entrances are prominent and •

visible from street; exterior concrete walls have gra" ti-

resistant paint.

Designed for accessibility: all units designed to •

accommodate visitors with physical disabilities and can be

easily altered for residents with special needs.

Endnotes1 Sedum is a large genus of # owering plants in the family Crassulaceae, members

of which are commonly known as stonecrops.2 Bioswales are landscape elements designed to remove silt and pollution from

surface runo$ water. They consist of a swaled drainage course with gently sloped

sides (less than six percent) and ! lled with vegetation, compost and/or riprap.

Car Park at Ground Floor Level Podium Level and Courtyard

All drawings David Baker + Partners

56

CONCLUSION: Comparative Analysis

and Discussion

“No theory can develop without eventually encountering a wall,

and practice is necessary for piercing this wall”

Extract from a conversation between G. Deleuze and M. Foucault.1

The aim of this report is to select a series of case studies from

di! erent geographical areas, score them and then analyse

them according to the sustainability framework identi" ed

in our literature review. In this section we discuss the overall

" ndings and draw together the broad conclusions that, in our

view, make a response from practice to theory. This approach

enables us to point to options for sustainable social housing

schemes in developed and emerging markets. Thus, we move

from theory to practice and practice to theory, aiming to follow

the path of Deleuze and Foucault.

Environmental sustainability:The schemes in our review present a variety of approaches

and methods to reducing the environmental impact of urban

development including carbon emissions. Sophisticated

methods are found in the BedZED, Ironhorse House and

Treelodge@Punggol case studies. However, as been pointed

out by a number of practitioners, the cost of these initiatives

is signi" cant. Our selection of case studies con" rms this

hypothesis (see Appendix 3 for comparative charts of costs

and densities). Only in schemes as dense as Treelodge does

the cost per unit manage to fall to about US$7,000 below the

average of our sample. In fact, even at high densities, it is not

clear that this approach to sustainability is appropriate in every

country. Social housing development should take account of

the locally available workforce, income and educational levels

and materials.

Behavioural issues are also important. BedZED and Ironhorse

House have encountered di# culties in getting new residents

to adopt the lifestyle that is expected of those inhabiting a

low carbon emission scheme. Ironhorse House and Treelodge

have taken a step forward by educating residents, and training

them to use the systems installed. This also carries costs,

and until qualitative research is carried out, all of the energy

saving strategies should be treated as forecasts. More surveys

monitoring residents’ behaviour, accounting for their energy

consumption, travelling patterns, and waste disposal patterns,

are needed. Without this research, all of the new sophisticated

technologies that have been applied, will remain as good

examples without solid proof of e! ectiveness. Following the

path of Deleuze and Foucault, it seems that in this area practice

has pierced the wall, whilst theory is falling behind for lack of

research. All these factors have been identi" ed as the hidden

cost factors in eco-friendly ‘show case’ schemes such as BedZED

(Chance, 2009).

In the meantime, there are less costly systems that can be

put into place, which we believe come with the ingenious

use of well known design techniques. In architecture, these

are usually seen in the vernacular, or what we can call ‘the-

wisdom-of-the-crowds’ approach to sustainability. Two projects

summarise this vernacular approach: Houses for the Fishermen

of Tyre, and Via Gallarate. We combine the best of these two

schemes in 7 key environmental approaches:

Cross-ventilation systems which control the high •

temperatures in summer without the use of costly energy

equipment;

Optimal orientation of buildings in terms of light and •

prevailing winds;

High insulation of walls and windows to avoid heat loss •

during winter;

Trees and other vegetation to reduce the urban heat island •

e! ect;

Cleverly designed landscapes to reduce noise pollution from •

nearby busy roads;

Local materials to reduce transport, cutting costs and •

environmental damage;

Ancient or well known local construction methods with an •

innovative/sustainable approach that reduce construction

materials and training.

The next step towards a more sophisticated approach is

provided by Treelodge and Ironhorse House. These are more

costly as they predominantly focus on the individual units:

Fit units with a built-in recycling centre; •

Use Energy* rated appliances in all units and common areas;•

Use water-e# cient " ttings, such as the dual % ushing cum •

integrated basin-toilet pedestal system;

57

Harvest and recycle rainwater to help reduce the usage of •

potable water at common areas.

In our view, the ! rst set of recommendations, or the ‘wisdom-

of-the-crowd’ approach to eco-social housing, can bring many

bene! ts at very little extra cost. Some of these techniques or

approaches are well known and already practiced by architects

and designers across the globe. The problem is that these very

basic steps sometimes are often compromised in pursuit of

density or maximisation of the pro! tability of the site.

Social sustainability: Social sustainability aims can vary greatly from project to

project but in the long run they are key to success in all of

the areas. Geographically, they can range from building a

new community at the heart of the city (Quinta Monroy),

in a neighbourhood (BedZED), in a peripheral site that is

undergoing redevelopment (Ironhorse House, Cantinho de

Céu), or expansion (Via Gallarate, House for the Fishermen of

Tyre), bordering the countryside (House 8) to the extreme of

creating a new city (Treelodge). In addition to this geographical

range, our case studies also moved from developments

involving tight-knit communities (House for the Fishermen of

Tyre, Quinta Monroy and Cantinho de Céu), to the challenge of

inspiring community feelings among complete strangers that

recently arrived at the site more or less in unison.

In all of these scenarios, we have found four distinctive

approaches to developing social sustainable objectives:

a) communal activities; b) communal space; c) design and

construction participation, and; d) social and functional mix.

The ! rst two approaches should always be related. Ironhorse

house is a good example of a scheme with community space

and activities, with purposely designed gardens maintained

by the community with the support of the housing association

that give families nutrition tips. Treelodge, despite all of its

very good attempts to promote communal activities, does not

have a speci! cally designed space for these. It therefore has

to channel considerable time and resources towards building

community ties.

Quinta Monroy and House for the Fishermen of Tyre show

that involving the community in the design and construction

participation process can lead to success, notwithstanding the

fact that in both cases the community already existed. These

examples both illustrate a very communal and potentially

productive way forward. What would happen, we might ask,

if governments start from the social group and not the social

housing development? Can a virtual community be created

! rst and then integrated in the design and building process

afterwards?

House 8 has proven that social and activity mix is key. In

the urban environment, social groups and activities have a

tendency to cluster. In the current climate of global cities,

clustering is sometimes seen as positive for businesses. In

terms of urban design, a vibrant place has to have the right

level of ‘clustering’ in terms of social background and activities,

to avoid the creation of ghettos.

Economic sustainability: The functional and social mix is also a key factor for achieving

economic sustainability. This is particularly important when

developing in new areas at the periphery of cities where

there are often little or no facilities. On average, in our sample,

there were 250 units per scheme, even assuming only two

people living in each; that is still 500 residents per scheme.

Surprisingly, using a large group of people to ‘kick start’ a new

area in the city is something that some of our case studies

missed. Developing residential only units as in Treelodge is

not advisable. Bringing o# ces, retail and residencies creates

a ‘mini-city’ inside the housing complex and has many

environmental bene! ts as it reduces transport. Furthermore,

we have found that including a good food distribution point

is one of the biggest missed opportunities in many of our

selected schemes.

A great deal can be done with landscape architecture.

Well designed landscapes create places and attract visitors

(Cantinho de Céu). Finding the natural beauty of a place, its

genius loci, can reverse the fate of areas that are usually seen as

peripheral wastelands.

58

In terms of cost, our research shows that delivering a liveable

shell-unit, customised by end users (Quinta Monroy), can

dramatically reduce costs for the government albeit at

some cost to uniformity and maintenance. Comparing the

construction costs per dwelling Quinta Monroy achieved

US$11,250, exactly half of the already inexpensive House for

the Fishermen of Tyre. Not surprisingly many other emerging

market regions are following this approach (Mexico and Brazil

are just two examples, both countries with a great housing

de! cit to solve). Still, the model leaves certain environmental

questions unanswered, but perhaps its combination with our

‘wisdom-of-the-crowd’ approach to sustainable social housing

it can form part of the new paradigm.

In more developed economies, the way forward in terms of

cost reduction seems to be by investing in technology to

generate energy. Large buildings can generate a surplus and

this can be a source of income to put towards recuperating

the initial investment (Chance, 2009). Theoretically, the idea

of turning large urban complexes into energy generators has

been recently formalised in a more encompassing form in

the so called Third Industrial Revolution (Rifkin, 2011). Here

global economic problems are dealt with by means of smart

technology and new sources of energy.

Design and Construction: A comparative analysis of the schemes shows four prevalent

typologies:

The row of houses (BedZED, Quinta Monroy);•

The block (via Gallarate);•

The courtyard (Ironhorse house, House for the ! shermen of •

Tyre, house 8);

The high rise (Treelodge) .•

All of the schemes selected here, with the exception of

Treelodge, have been awarded and recognised by the

architectural community (see Appendix 1). Treelodge has

received awards for sustainability, though the scheme fails

to make any substantial contribution in terms of design.

This is re" ected in the lack of interest that it has attracted in

international architectural circles compared to the rest of our

selected cases. Leaving aesthetic considerations aside, we

believe that all four typologies can be equally successful in

delivering good sustainable outcomes.

We think it is most important to take into consideration the

geographical location, not only in terms of site constraints

but also cultural issues. What the ! nal user is most familiar

with crucially determines the correct usage of the scheme.

Many projects have shown that ! nding a local typology

and bringing it to the 21st century is a recipe for success

(BedZED, via Gallarate, House 8, Quinta Monroy). These types

are deeply rooted in their respective country’s architectural

history. Furthermore, Via Gallarate uses local materials that

labourers are comfortable with. These bring familiarity, a sense

of security, character and identity to the scheme. If these

fundamental ingredients start on the drawing board, then the

task of creating a community is already half completed.

To summarise, our examination of global best practice

indicates that the ideal social housing scheme should at

least comply with our seven key points of environmental

sustainability and o# er the four areas of social sustainability.

Designers should always identify the genius loci of a place and

turn this into an asset. Where possible, schemes should provide

a liveable-shell which is customisable by the users and linked

to a country’s own architectural history and traditional ways of

building, artfully brought into the 21st century.

These are the minimum requirements for an ideal social

scheme. More sophisticated means of developing sustainable

social housing should not be disregarded as utopian. Putting

to rest the apocalyptic views of philosophers like John

Gray, who argue that the mere idea that technology can

save the world is just an illusion, remains a challenge for

practitioners and academics alike, but one that has a material

environmental, social and economic pay-o# .

Endnotes:1 This conversation between philosophers Gilles Deleuze and Michael Foucault

took place in 1970, at a time when the relationship between theory and practice

was very much debated. Full conversation was later published in 1977 by

Donald F Bouchard in Language, Counter Memory, Practice: Selected Essays and

Interviews.

59

APPENDIX 1: List of Awards

61

PROJECT NAME Environmental Sustainability Objectives

Social Sustainability Objectives

Economic Sustainability Objectives

TOTAL

minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs

met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

APPENDIX 2: Scoring and Rating

62




TOTAL

minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs

met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

63




TOTAL

minimise

use of

resources

minimise

pollution

protect

biodiversity

ethical

standards

adequate

facilities

housing

needs

met

interaction

with locality

quality of

architecture

competitive

businesses

economic

diversity

employment

64

APPENDIX 3: Comparative Tables

n/aBrazilCantinho do Ceu

n/aUKBedZED

$418,181.82USIronhorse at Central Station

$255,430.74DenmarkBIG (Bjarke Ingles Group)

$175,601.09ItalyVia Gallarate

$168,117.98SingaporeTreelodge@punggol

$22,500.00LebanonHousing for the Fishermen of Tyre Lebanon

$11,250.00ChileQinta Monroy

COST (p/dwelling)COUNTRYPROJECT NAME

n/aCantinho do Ceu

n/aBedZED

$121,329,600.00BIG (Bjarke Ingles Group)

$119,700,000.00Treelodge@punggol

$41,400,000.00Ironhorse at Central Station

$32,310,600.00Via Gallarate

$1,800,000.00Housing for the Fishermen of Tyre Lebanon

$1,125,000.00Qinta Monroy

TOTAL COST (US$)PROJECT NAME

n/aCantinho do Ceu

54Via Gallarate

60BedZED

78BIG (Bjarke Ingles Group)

95Housing for the Fishermen of Tyre Lebanon

157Ironhorse at Central Station

180Treelodge@punggol

200Qinta Monroy

DENSITY (d/h)PROJECT NAME

65

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Sustainable Social Housing: An Examination of Global Best Practice

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