ArchiAssets

Irish Housing Crisis & The Potential Role of Design Standardisation.

Traditional Irish Style Apartment Buildings : Congruent within most Regional and Ex-Urban Irish settings, therefore having potential for Replication + Implementation on a wide scale. Category 1 & 2 Apartments based on SCSI.ie Classification. Primarily Build to Sell Model.

Housing Backlog : some Observations / Points regarding Issues

• Every Planning Submission is different thus requiring stand alone Decisions thus requiring more Staff & Time
• Strategic Housing Development (SHD) Process encourages Quantity of Units over Quality therefore contributing to delays in grant of PP due to reluctance by ABP to grant in favour ( Ironically & Justifiably) of such Developments where Design may be deemed unsatisfactory.
• Planning more likely to be refused in Ex Urban / Regional Areas due to unsuitable Design / Massing etc
• Shortage of Skilled Trades / Labour, especially with regard to realising more complex Residential Projects
• Common Construction Defect in Pre 2012 Apartments = Water Ingress from Balconies + Flat Roofs
• Renovation of Derelict Terraced Units / Townhouses often comes with the proviso that adjoining Units on either side also require equivalent Renovation. The purchaser must effectively take on Risk x 3
• Undersupply of Affordable Apartments built to Contemporary Building Standards
• Undersupply of 1 Bed Apartments to European Standard outside Dublin
• Undersupply / Absence of Family Sized Apartments built to European Standards

Context : Examples of Traditional / Rural Irish Dwellings prior to introduction of Formal Irish Planning System

Some Suggestions for Possible Contributing Solutions

• Must every New Residential Development Nationwide be Unique ? Assuming the Design of the Development is to high standard and congruent with Historic Irish Architectural Typologies, does it matter then if such a Development is Replicated in Multiple Locations Nationwide ( ie. Regional Towns / Villages / Infill Sites )

• It follows therefore, that a series of Aesthetically pleasing Standard Designs could be developed for 3-4 Storey Apartment Buildings which preserve the characteristics of traditional Irish housing. Incorporate Options for Variations to these Designs whilst maintaining Design Ethos & Standard Design Details

• The Primary Driver behind these Designs is the use of Repetition of the primary Apartment Typology but within various Overall Configurations which resemble a Traditional Irish Aesthetic. A degree of Asymmetry is to be welcomed to provide for Visual Interest and a degree of flexibility when distance to Site Boundaries dictates that the size of the nearest Unit be adjusted accordingly.
  
  
• The Predominant Apartment Typology comprises Centrally positioned Units which are Stacked on top of and adjacent to each other. Variety of Typology is then introduced at one or both ends. For example a Building comprising 9 to 12 number 1 Bed Apartments over 3 Storeys with 3 to 4 Apartments per storey in a row, with a different Typology at one or both ends ( 3 Bed Semi- Detached House or 2/3 Bed Apartment etc etc). End units can vary according to Site Conditions and Site Boundaries

• Pre-Approve these ‘Traditional’ Designs for Suitable Sites across a wide number of Locations – SubUrban / ExUrban / Rural. Local Authority to select Sites for suitability.

• Appoint Pre Approved Contractors for these Specific Designs following a Training Induction Period

• Pitched Roofs & Approved Construction Details compatible with Irish Climate ( Wind Driven Rain etc ) , and with Existing Sector Skillsets. Traditional ‘Domestic Scale’ Designs are more suitable for Small Regional Contractors of 10-20 Persons.

• Pre Approved Designs ByPass Planning System & Go straight to Site – No Objections allowed

• Near Identical / Modular Design and Stacking of Same facilitates Off Site Production of Structural elements / Components. Tilt up RC Concrete Walls and Panels could be introduced within the Standardised structure to accelerate Construction.

• Local Planning Authority / Building Control Authority has a role in Inspection / Supervision and to ensure some degree of Variance being adhered to ( ie. A Mix of Design Variants )

• Design Typology Appropriate for Infill Development in Regional / Rural Towns & Villages

• Realised Units contribute to Emergence & Prevalence of a Contemporary Multi-Unit ‘Irish Housing Aesthetic’

Example of Potential Contributing Solution – Apartment Typology

Examples of a ‘Traditional Irish’ Style Apartment Building Congruent within most Regional and Ex-Urban Irish settings, therefore having potential for Implementation on a wide scale. Category 1 & 2 Apartments based on SCSI.ie Classification. Primarily Build to Sell Model. Market : Singles / Couples / Elderly Downsizing

A Broadly Acceptable Architectural Style with primary focus to be on 1 Bed and Family sized Units. Ideally State Led & Managed with Standard Set of Architectural & Construction Details & Documents for Each Variant.

Living Areas Oriented Sth East / South / Sth West. Suggested Unit Width / Grid range : 4m for Studio | 6m for 1 Bed. Semi Detached / Townhouse Unit to End for Variety / Assymetry. Build around Green Space / Courtyard with Planting.

Multiple Variants from One Design by Varying Length & using combinations of Pre-Agreed Material Finishes

Apartment Blocks would be Orientated East West where possible to ensure the Apartment Living Areas are facing the Sun. Apartment Block Heights range from 3 to 4 Storeys. Rule of Thirds = Visually pleasing Hierarchy : Pitched Roof + MidSection + Base. Balcony Area to Eastern / Southern / Western Aspects. Minimum Glazing to Northern Elevations. Roof Pitch from 35 to 50 degrees. Pitched Roofs essential to Aesthetic & allows for Proven Weatherproofing & Solar Array. Appropriate Fire stopping required between Units at Roof level. False Chimney conceals Exaust Air / SVPs. Contemporary Glazing.

‘Floor to Ceiling’ Glazing / Openable Doors to Sth Eastern / Southern / SouthWestern Aspects of Apartment Blocks ( High Natural Light / Quality of Life) = preferable to having Smaller Opes to multiple Aspects (creates a feeling of confinement which reinforces dislike of Apartment Living & results in unattractive repetitive fenestration)

Acceptable Roof Finish : Natural + Synthetic Slate , Grey + Black Zinc , Red Green Grey Silver Corrugated Metal etc – subject to existing Local Context (ie. Ex Urban, Rural etc)

Acceptable 1st / 2nd Level Finish : Traditional Sand Cement Render / Contemporary Render System / White Brick / Light Grey Brick subject to existing Local Context

Acceptable Ground Floor Level Finish : Natural Stone / Random Rubble / Cut Stone / Black Brick / Dark Grey Brick / Green Brick Tile / Engineering Brick Accents / Rustic Brick Variants & Shades etc subject to Local Context

Cost Mitigation factors for consideration – when considering Construction Costs per Unit

• Does every Apartment Block of 3 Storeys require an Elevator ? ( Cost + Annual Maintenance / Management Co. Fees ) . Market for Starter Homes is primarily Young Able bodied people. Design in Elevator Shaft but Fit & Operate at a later date – Allows for Future Adaptability for Senior Occupants & Eliminates a portion of Annual Maintenance / Management costs for Initial Owners / Occupants (Young & Able Bodied)

• Although well designed Balcony space is desirable if integrated into the overall design , It is debatable whether Balconies are Feasible or Practical for every Apartment Unit given the Irish Climate. Many smaller sized balconies are not well integrated with Design , have a ‘Stuck on effect’ visually and tend to detract from the appearance of Buildings. It would appear that most of these small stuck on balconies are rarely used from mid Sept – mid April and during the favourable Summer months most people tend to leave their Apartments more often. Removing Balconies in certain instances ( ie. Close to high quality Urban Parks ) saves on Costs and eliminates a source of Construction Defects. Focus on higher quality communal outdoor space within or adjacent to units. For Family sized Apartments provide wraparound Outdoor space or Wintergardens.

• Is it necessary for every new unit be Turn-Key ? Provide option for Builders Finish.

• Should Gallery Access to Apartment Units be more prevalent ?

Example of Multi Unit / Apartment Housing in a Traditional Irish Architectural Style / Typology which would be appropriate for Replication in most Regional Irish Towns / Settings – Greenfield or Infill Sites

As Built Example of a Comparable ‘Irish Aesthetic’ applied to a Multi Unit Apartment Development

Residential Development, Carrick on Shannon by HYLE Architects, 2003 (Now HYA.ie) – Click Image for More