tag:blogger.com,1999:blog-44429253733289517622024-03-15T09:26:20.651+08:00Affordable Low and High-Rise Honeycomb HousingHow we can create better homes for more people Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.comBlogger276125tag:blogger.com,1999:blog-4442925373328951762.post-6500210186424940622019-06-22T08:16:00.001+08:002019-09-01T14:52:56.373+08:00On Youtube - How Affordable Honeycomb High Rise can be 25% Cheaper to Build than a Conventional Design <div dir="ltr" style="text-align: left;" trbidi="on">
This was my 12-minute talk at the Malaysian Urban Forum in February 2019 at KLCC Conference Centre. by Mazlin Ghazali. Providing every home with a private and a shared garden is the key to overcoming the social defects of high-rise and also to making them affordable.<br />
<br />
<iframe allow="accelerometer; autoplay; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="315" src="https://www.youtube.com/embed/zNXKKyBZ_5g" width="560"></iframe></div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com1tag:blogger.com,1999:blog-4442925373328951762.post-3371098341061026972017-09-14T17:27:00.002+08:002019-08-20T17:17:30.598+08:00Cover<div dir="ltr" style="text-align: left;" trbidi="on">
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com1tag:blogger.com,1999:blog-4442925373328951762.post-65931416878678003142017-09-09T10:46:00.001+08:002018-01-24T16:59:30.815+08:00Contents<div dir="ltr" style="text-align: left;" trbidi="on">
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<a href="http://www.tslr.net/2017/09/cover.html">Cover<o:p></o:p></a></div>
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Title Page<o:p></o:p></div>
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Copyright<o:p></o:p></div>
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Dedication<o:p></o:p></div>
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Contents<o:p></o:p></div>
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Figures<o:p></o:p></div>
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Tables<o:p></o:p></div>
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INTRODUCTION<o:p></o:p></div>
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1 <a href="http://www.tslr.net/2016/10/better-affordable-alternatives-to.html">The Affordability and Social Quality of Housing</a></div>
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PART 1:
LOW-RISE HONEYCOMB HOUSING<o:p></o:p></div>
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2.1 <a href="http://www.tslr.net/2016/10/from-kampungs-to-terrace-houses.html">From Kampong to Terrace Houses</a><o:p></o:p></div>
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2.2 <a href="http://www.tslr.net/2016/10/the-honeycomb-alternative-to-terrace.html">The Honeycomb Alternative to Terrace Houses</a><o:p></o:p></div>
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3.1
<a href="http://www.tslr.net/2016/10/overcoming-problem-of-innovation-in.html"><span id="goog_1537993116"></span>Overcoming the Problem of Innovation in Housing<span id="goog_1537993117"></span></a><o:p></o:p></div>
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3.2 <a href="http://www.tslr.net/2016/10/a-pioneer-project-in-nong-chik.html">A Pioneer Project in Nong Chik</a><o:p></o:p></div>
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4 <a href="http://www.tslr.net/2016/12/a-key-reason-why-the-developer-of-nong.html">Reducing the Cost of Land</a><o:p></o:p></div>
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5 <a href="http://www.tslr.net/2016/12/reducing-cost-of-infrastructure.html">Reducing the Cost of Infrastructure</a><o:p></o:p></div>
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6.1 <a href="http://www.tslr.net/2016/10/a-small-site.html">A Small Site in Merlimau</a><o:p></o:p></div>
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6.2 <a href="http://www.tslr.net/2016/10/a-big-site.html">A Big Site</a><o:p></o:p></div>
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7.1 <a href="http://www.tslr.net/2016/11/a-more-easily-acceptable-form-of.html">A More Acceptable Form of Honeycomb Housing</a><o:p></o:p></div>
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7.2
<a href="http://www.tslr.net/2016/11/honeycomb-housing-on-rectangular-grid.html">Honeycomb Housing on a Rectangular Grid in Bernam Jaya</a><o:p></o:p></div>
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8 <a href="http://www.tslr.net/2016/12/the-terrace-honeycomb-layout-high-end.html">The Honeycomb Terrace Layout; a High-End Proposal in Petaling Jaya</a><o:p></o:p></div>
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9.1
<a href="http://www.tslr.net/2016/12/overcoming-problem-of-zoning-by-income.html">Overcoming the Problem of Zoning by Income</a><o:p></o:p></div>
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9.2 <a href="http://www.tslr.net/2016/12/a-mixed-range-of-affordable-housing-in.html">A Mixed Range of Affordable Housing in Jasin, Melaka</a><o:p></o:p></div>
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PART II:
HIGH-RISE HONEYCOMB HOUSING<o:p></o:p></div>
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10.1
<a href="http://www.tslr.net/2016/11/high-rise-housing.html">High-Rise Housing</a><o:p></o:p></div>
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10.2
<a href="http://www.tslr.net/2016/11/high-rise-honeycomb-housing.html">High-Rise Honeycomb Housing</a><o:p></o:p></div>
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11.1 <a href="http://www.tslr.net/2016/11/so-why-would-we-want-sky-courts.html">Why we would want Sky-Courts</a><o:p></o:p></div>
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11.2 <a href="http://www.tslr.net/2016/11/how-is-high-rise-honeycomb-cost.html">How is High-Rise Honeycomb Cost-Efficient</a><o:p></o:p></div>
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12
<a href="http://www.tslr.net/2016/11/comparison-with-existing-apartment.html">Comparison with Existing Apartment Layouts</a><o:p></o:p></div>
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13.1 T<a href="http://www.tslr.net/2016/11/the-singapore-experience.html">he Singapore Experience</a><o:p></o:p></div>
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13.2 <a href="http://www.tslr.net/2016/11/comparison-with-singapore-high-rise.html">Comparison with Singapore High-Rise</a><o:p></o:p></div>
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14 <a href="http://www.tslr.net/2016/11/reducing-cost-of-lifts-and-cost-of-land.html">Reducing the Cost of Lifts and the cost of Land</a><o:p></o:p></div>
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15 <a href="http://www.tslr.net/2017/09/this-was-proposal-to-redevelop-about.html">High-Rise Housing Proposal in Danau Kota, Kuala Lumpur</a><o:p></o:p></div>
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PART III:
AFFORDABLE HONEYCOMB HOUSING<o:p></o:p></div>
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16.1 <a href="http://www.tslr.net/2017/01/how-can-honeycomb-housing-make-housing.html">How can Honeycomb Housing make housing more affordable?</a><o:p></o:p></div>
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16.2 <a href="http://www.tslr.net/2017/01/developing-more-cluster-townhouse.html">The Cluster Townhouse Solution</a><o:p></o:p></div>
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16.3
<a href="http://www.tslr.net/2017/01/developing-more-cluster-townhouse.html">Developing more Cluster Townhouse Designs</a><o:p></o:p></div>
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17.1 <a href="http://www.tslr.net/2017/01/low-cost-5-storey-low-cost-flats.html">Low Cost 5-Storey Flats</a><o:p></o:p></div>
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17.2 <a href="http://www.tslr.net/2016/12/point-block-low-rise-low-cost-apartments.html">Point Block Walk-up Apartment</a><o:p></o:p></div>
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17.3 <a href="http://www.tslr.net/2017/01/from-5-storey-point-blocks-to-honeycomb_11.html">From5-storey Point Blocks to Honeycomb 5-storey V-Shaped Apartments</a><o:p></o:p></div>
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18.1
<a href="http://www.tslr.net/2016/12/low-cost-housing-and-shophouse.html">Low-Cost Housing and the Shophouse</a><o:p></o:p></div>
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18.2 <a href="http://www.tslr.net/2016/12/the-kotapuri-placing-low-cost-housing.html">The"Kotapuri" - Placing Low-Cost Housing above Shops</a><o:p></o:p></div>
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18.3 <a href="http://www.tslr.net/2017/09/the-honeycomb-shop-apartment.html">The Honeycomb Shop-Apartment</a><o:p></o:p></div>
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19.1 <a href="http://www.tslr.net/2017/03/the-checkerboard-plan.html">The Checkerboard Plan: High-Density Medium-Rise Honeycomb Apartments</a><o:p></o:p></div>
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19.2 <a href="http://www.tslr.net/2017/03/tall-buildings-cost-more-than-shorter.html">Tall Buildings Cost More than Shorter Ones; How to Maximize Site Coverage</a></div>
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19.3
<a href="http://www.tslr.net/2017/03/overcoming-problem-of-car-parks-for.html">Overcoming the Problem of Car Parks for High-Density High-Rise</a><o:p></o:p></div>
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19.4 <a href="http://www.tslr.net/2017/03/high-density-medium-rise-honeycomb.html">Building More Units to Reduce Land Cost</a></div>
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20.1
<a href="http://www.tslr.net/2017/09/reducing-development-cost-of-high.html">Reducing the Development Cost of High-Rise High-Density Housing by 10 <span style="font-family: "times new roman" , serif; mso-ascii-font-family: Calibri; mso-ascii-theme-font: minor-latin;">–</span> 20%</a><o:p></o:p></div>
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Bibliography<o:p></o:p></div>
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Index<o:p></o:p></div>
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Notes<o:p></o:p></div>
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About the
Author<o:p></o:p></div>
</div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-34748551992783759302017-09-07T01:03:00.000+08:002017-09-07T01:03:24.695+08:00Reducing the Development Cost of High-Density High-Rise by 10 - 20% <div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The key inventive step in the Honeycomb apartment concept is
the elimination of corridors and replacing them instead with of sky-courts.
Re-inventing how residents are connected from the public street to their
individual apartments overcomes the social problems that have been linked to
the nature of corridors and “intermediate space” but also opens up to various
ways of reducing costs.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The chart below that breaks down the selling price of a
typical apartment helps us better understand by how much the checkerboard can
help make housing affordable.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Here the components that make up the price of a typical
apartment is listed with the bigger costs at the bottom. In this example, the
biggest cost factor is land followed by the cost of architectural works, profit,
car park, M&E services, superstructure, infrastructure, consultant’s fees,
bridging loan, substructure, preliminaries, marketing costs and contributions.<o:p></o:p></span><br />
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<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi524VkdVsn0MyqnieYcVkCvIp6iQ-qro8hzK43eHua306TmIvmO04nbAswYeuN5altvzb_PlzOodRjDKlxLDrX5gKGBdjxaHpZ9VLs0HBUd8PtfilsQscyj1eU7tR4KeaLaOhcHbXYgaKB/s1600/Price+breakdown.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="1042" data-original-width="942" height="533" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi524VkdVsn0MyqnieYcVkCvIp6iQ-qro8hzK43eHua306TmIvmO04nbAswYeuN5altvzb_PlzOodRjDKlxLDrX5gKGBdjxaHpZ9VLs0HBUd8PtfilsQscyj1eU7tR4KeaLaOhcHbXYgaKB/s400/Price+breakdown.png" width="480" /></a></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The key thing about the Honeycomb checkerboard-plan is that it
simultaneously attacks these multiple cost-centres:</span></div>
<div class="MsoListParagraphCxSpFirst" style="mso-list: l0 level1 lfo1; text-indent: -18.0pt;">
</div>
<ul style="text-align: left;">
<li><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 7pt; font-stretch: normal; line-height: normal; text-indent: -18pt;"> </span><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">Most significantly, higher densities also
allow the cost of land for each unit to be substantially reduced: more units
share the cost of the land.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">By radically reducing corridors and improving
the plan efficiency, the gross floor area is reduced, and the cost of
architectural works is reduced in the same way.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">By reducing the gross area and the number of
floors needed to support the set number of car parks, the cost of building them
is substantially reduced.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">With fewer lifts, their costs and the costs of
gen-sets and electrical supply supporting them go down. Lower fire-risk of
shorter buildings also bring down the M&E costs.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">The lower GFA and smaller columns needed to
support a shorter building reduce the structural cost.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 7pt; font-stretch: normal; line-height: normal; text-indent: -18pt;"> </span><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">More units share the cost of infrastructure
that is based on land size.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">The interest payable for the bridging loan is
lower when the building is finished faster.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">The substructure cost is reduced
proportionately to the reduction in GFA</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">The
preliminaries lower due to lower cranage and if the building is finished
faster.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 7pt; font-stretch: normal; line-height: normal; text-indent: -18pt;"> </span><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">Marketing costs is lower when the apartment
has desirable features found in more expensive products.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 7pt; font-stretch: normal; line-height: normal; text-indent: -18pt;"> </span><span style="font-family: "arial" , "helvetica" , sans-serif; text-indent: -18pt;">More units share the cost of contributions
that is based on land size.</span></li>
</ul>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">From this list, all but two of the cost-centres mentioned above
have been affected. But these two factors – profit and consultant fees – are
calculated based on a percentage of development cost and when this has been
substantially reduced, so can the amount of profit and fees for consultants.
So, in both direct and indirect ways, we have shown that ALL the cost-centres
have been tackled by the checkerboard design.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This validates the strategy that we have adopted. To really reduce
the cost of homes to make them affordable, re-looking at the apartment typology
and re-designing it from first principles offers a way forward.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">10 to 20% SAVINGS<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">All these cost-savings point to checkerboard-plan apartments to be
even cheaper to build than conventional high-rise. <o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">A preliminary estimate of all the savings discussed above
indicates that it is possible for affordable housing below RM300 per square
foot to be provided in the major city centres where the price of land is within
RM300 per square foot and where the density permitted is 130 units an acre and
the parking standard is 2.2 car park per unit.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">A COMPARATIVE STUDY</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="line-height: 17.12px;"><span style="font-family: "arial" , "helvetica" , sans-serif;">A study has been done to compare an actual project with a hypothetical Honeycomb alternative on the same site. We were able to enlist the help of the Quantity Surveyor of a real project near Putrajaya by PR1MA, a government-owned company tasked with delivering 500,000 affordable homes by 2020. At the time of writing, the project was at piling stage. <o:p></o:p></span></span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Against this existing project based on a conventional design, a Honeycomb alternative was designed and it was costed by the Quantity Surveyor using information provided by Arkitek M Ghazali and its Structural and M&E engineers.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif; line-height: 17.12px;">The initial result shows that the potential savings are as substantial as we expected. The following table presents a summary</span><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 10pt; line-height: 14.2667px;">.</span></div>
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">Instead of two
15-storey blocks with a separate 6-storey car park block, we just had five 8
storey blocks on the car parking all on the ground floor. Naturally, there was
a reduction in the construction cost per square foot of gross built-up area
(GFA): just over 9% from RM119 to RM109.<o:p></o:p></span></span></div>
<div class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: justify; text-justify: inter-ideograph;">
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">The average Net
Saleable Area for each unit of only 88.11sm is increased by 21% to 106.75sm,
but allied with a slight reduction in Gross Development Area: the efficiency of
the layout, i.e. The Net Saleable Area as a percentage of the Gross Development
Area has greatly increased from 49% to 60%. This means that there is a huge
reduction in the construction cost per square foot of Net Sellable area of just
over 24.8% from RM242 to RM182! <o:p></o:p></span></span></div>
<div class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: justify; text-justify: inter-ideograph;">
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">In this
example, the Honeycomb alternative had a slightly lower density, 62 units per
acre instead of 70. But with bigger units the Net Plot Ratio slightly increases
from 1.52 to 1.56, causing a slight reduction in land cost per square foot of
saleable area. With the land priced at only RM80 per square foot, the effect is
not large. <o:p></o:p></span></span></div>
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<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">However, with
important land component of development costs virtually unchanged, the large
reduction in construction cost has a more moderate effect on Selling Price: the
alternative design can be sold at the average price of RM273 per square foot
instead of RM323, a reduction of about 15%.<o:p></o:p></span></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Table <!--[if supportFields]><span
style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Table \* ARABIC <span style='mso-element:
field-separator'></span><![endif]-->2<!--[if supportFields]><span
style='mso-element:field-end'></span><![endif]--> A COMPARATIVE STUDY<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<br />
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="margin-left: 0pt; width: 491px;"><tbody>
<tr style="height: 22.85pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;"><td style="background: #2F5496; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.85pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">SITE INFO<o:p></o:p></span></b></div>
</td><td style="background: #2F5496; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.85pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">EXISTINGPR1MA PROJECT<o:p></o:p></span></b></div>
</td><td style="background: #2F5496; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.85pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">HONEYCOMB ALTERNATIVE<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 23.95pt; mso-yfti-irow: 1;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.95pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Site<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.95pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Real site with irregular
boundaries<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.95pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">The exact same site<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 54.4pt; mso-yfti-irow: 2;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 54.4pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Description<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 54.4pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Two 15-storey apartment block
and a separate 6-storey car park block with amenities and facilities.<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 54.4pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Five 9-storey linked honeycomb
blocks apartments with facilities and entrance on the 1st floor of one block
and car parks all on the ground floor.<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 23.05pt; mso-yfti-irow: 3;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Size<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">6.72 acres at RM80 psf<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 23.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">6.72 acres at RM80 psf<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 24.15pt; mso-yfti-irow: 4;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 24.15pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">KEY COST MEASURES<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 24.15pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<br /></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 24.15pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<br /></div>
</td></tr>
<tr style="height: 26.05pt; mso-yfti-irow: 5;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 26.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Gross Floor Area/ Units (m2)<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 26.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">179.48<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 26.05pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">177.95<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 16.65pt; mso-yfti-irow: 6;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.65pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Net Sellable Area /Unit (m2)<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.65pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">88.11<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.65pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">106.75<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 16.8pt; mso-yfti-irow: 7;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Efficiency<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">49%<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">60%<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 9.7pt; mso-yfti-irow: 8;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.7pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Apartment Block Height<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.7pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">15 storeys<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.7pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">8 storeys<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 12.8pt; mso-yfti-irow: 9;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 12.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Car Park Floors<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 12.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">6 floors (separate)<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 12.8pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">1 floor<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 16.35pt; mso-yfti-irow: 10;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.35pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">No of Lift stops<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.35pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">15 stops<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.35pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">4 stops<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 22.35pt; mso-yfti-irow: 11;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.35pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Density<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.35pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">70 unit/acre<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 22.35pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">62 unit/acre<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 17.75pt; mso-yfti-irow: 12;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 17.75pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Net Plot Ratio<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 17.75pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">1.52<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 17.75pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">1.56<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 9.6pt; mso-yfti-irow: 13;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.6pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Cost/GFA (RM)<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.6pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">119<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 9.6pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">109<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 8.5pt; mso-yfti-irow: 14;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 8.5pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Cost/NSA<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 8.5pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">242<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 8.5pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">182<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 15.15pt; mso-yfti-irow: 15;"><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 15.15pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">Selling Price/NSA<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 15.15pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">323<o:p></o:p></span></b></div>
</td><td style="background: #B4C6E7; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 15.15pt; mso-background-themecolor: accent1; mso-background-themetint: 102; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">273<o:p></o:p></span></b></div>
</td></tr>
<tr style="height: 21.85pt; mso-yfti-irow: 16; mso-yfti-lastrow: yes;"><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 21.85pt; padding: 0cm 0cm 0cm 0cm; width: 85.7pt;" width="114"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">PRICE REDUCTION<o:p></o:p></span></b></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 21.85pt; padding: 0cm 0cm 0cm 0cm; width: 127.55pt;" width="170"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<br /></div>
</td><td style="background: #4472C4; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 21.85pt; padding: 0cm 0cm 0cm 0cm; width: 155.0pt;" width="207"><div align="center" class="MsoNormal" style="margin-bottom: 6.0pt; mso-margin-top-alt: auto; text-align: center;">
<b><span style="color: white; font-size: 9.0pt; line-height: 107%;">15%<o:p></o:p></span></b></div>
</td></tr>
</tbody></table>
</div>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><span style="line-height: 107%;"><br clear="all" style="page-break-before: always;" />
</span>
</span><br />
<div class="MsoNormal">
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">This is well in the middle of our estimate
for the cost savings achievable by the Honeycomb Apartment layout compared with
conventional design. In this example, cost savings from construction was
maximized and potential cost savings from land was not exploited because the
land price was relatively cheap. <o:p></o:p></span></span><br />
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<div class="MsoNormal">
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">At RM80 per square foot, the potential
savings from land did not merit the added cost of adding more residential
floors and digging in a half basement car park. However, in cases where land is
more expensive, the calculation would yield a different result.</span><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: 10pt;"><o:p></o:p></span></span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;">CONCLUSION<span style="font-size: 10pt;"><o:p></o:p></span></span></span><br />
<span style="line-height: 107%;"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">Architects are not well known for helping to cut the cost of
construction: it is said that every line an architect draws add cost. If so, it’s better that we not draw anything
at all, just let the engineers or builders do it. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">I write this only half-jokingly because it is a very common
perception and, after these 20 chapters, I hope to have shown it to be wrong. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">When I was one of several architects doing low-cost mass
housing work for in the late 90’s, the client had in mind that we adopt a
standard design and the design responsibility of each architect was to do the
make -up work on the façade to give some sort of identity to each project.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">The hope at that time was that the standardized design of
housing units would allow Industrial Building Systems of constructions to be
adopted, taking advantage of the large numbers of repetitive elements to be
manufactured and assembled.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">Speeding up construction time, minimizing wet trades on
site, taking advantage of economies of scale, manufacturing techniques and reducing
labour, especially the need for skilled labour, all these can surely help
reduce the cost of building homes. But we must take a realistic perspective.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">The cost of constructing a house is an important cost centre
but it’s not the only one. There is the land to acquire, infrastructural
services to provide and many other development costs to bear. Even just looking at construction costs, IBS
mainly affects the cost of structural and wall elements, which in conventional
construction only makes up about half of the building cost. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">If structure and walls make up only half of the building
cost and building cost contribute to only, say, 50% of the selling price of a
home, then an IBS method of construction that involves only structure and wall
directly attacks only a 24% component of the cost of construction, equivalent
to roughly 12% of the price that a buyer pays for the home. So, if an IBS
system saves 10% off the cost of structure and walls, this can only deliver a
1.2% reduction in price. From my experience, it is unrealistic to expect
savings of more than a few percent of the total construction cost. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">So, whilst better methods of construction should be pursued,
we also must look for ways to reduce the cost of infrastructure, land and other
costs. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">A CASE FOR MORE RESEARCH INTO NEW TYPOLOGIES<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">This is where design can help. Not just another iteration of
existing apartment typologies, but a more fundamental re-examination of how homes
have been designed. This is the basis of
our research into new typologies. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">In our Honeycomb Townhouse concept, compared to terrace
houses, there is at least 50% more units on each acre of land and construction
cost is also lower due to the sharing of roof, suspended floor and foundation
between the upstairs and downstairs unit. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">Compared to conventional terrace townhouses, both the upper
and lower-level units have gardens, two car parks and ample window openings for
all the rooms. We have shown at our project in Alor Gajah that if priced about
20% lower than a terrace house with the same floor area, people will buy them.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">We have discovered through experience that five-storey
walk-up flat is the cheapest housing typology in Malaysia. However, the two
highest floors were hard to sell even when sold at the heavily subsidized prices.
<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;">The V-shaped Honeycomb Medium-Rise concept provides a very
inexpensive lift that only shuttles between the ground floor and 3<sup>rd</sup>
floor to serve all units, a communal courtyard for all, and private front-yards
for some units, at an attractive block layout that achieves a density that is
about four times that of terrace houses. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">It is envisaged that if the typical apartment is priced
about 20% lower than a terrace townhouse and 40% lower than a terrace house,
people will buy them. This new concept might be suited at the edge of small
towns.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In the suburbs of major urban centres where developers must
provide low-cost housing, we have come up with the Kotapuri concept where the
low-cost and low medium cost housing, priced between RM42,000 to RM100,000 are
placed on top of shops. Although sold at a loss, the <i>marginal cost </i>of building each unit of low-medium cost unit is
lower than its price; the marginal cost of
building each unit of heavily subsidized low-cost unit is not too much higher
than its price. In this case, the shops pay for the land and much of the
infrastructure cost. In locations where there is no demand for offices above
shops, it is better to use the space above it to provide housing units that
liven up the area and provide housing for the people who tend the shops.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Designed and managed properly the commercial and residential
components can add value to one another. In this way, the subsidized houses are
located near amenities and public transport rather than shunted to the
furthest, least attractive corner of a development.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In the Honeycomb apartment concept, the key inventive step
is the elimination of corridors and replacing them instead with of sky-courts.
Re-inventing how residents are connected from the public street to their
individual apartments overcomes the social problems that have been linked to
the nature of corridors and “intermediate space” but also opens up to various
ways of reducing costs, making it possible to reduce pricing by up to 20%. <o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">At the same time, we offer products that are more desirable,
that can overcome the major social defects of high-density high-rise housing.<o:p></o:p></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In the last few years, private and public developers have
concentrated either on landed property that are expensive due to the escalating
cost of land or else on high-density high-rise block that are very expensive to
construct. These new low and medium-rise Honeycomb designs provide a wider range of alternatives that can serve an important
gap in the housing market between terrace houses and high-rise apartments that
most Malaysians cannot afford, and the subsidized low-cost and affordable
housing that either lose money or provide thin margins.<o:p></o:p></span></div>
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If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-24673736681287393962017-03-21T17:51:00.000+08:002017-09-09T05:00:05.752+08:00Making Honeycomb Apartments Affordable: Building More Units to Reduce Land Cost<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">When we look at major urban centres like Kuala
Lumpur, Penang and Johor Bahru the problem of affordable housing appears
daunting. The high price of land requires that very high-density apartments
high-rise, but there is a cap on how many houses may be built on each acre of
land. Even if allowed a higher cap, high-rise buildings are expensive to
build. Not only the apartments, but also
the multi-level car parking blocks that must be built.</span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Here, we look at a high-density apartment
design that tries to overcome three hurdles that beset affordability in the
main urban centres of Malaysia: how to reduce the high cost of land, the higher
costs of constructing tall buildings and the cost of building car parks.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">REDUCING LAND COST BY BUILDING MORE UNITS ON
EACH ACRE<o:p></o:p></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">One way to reduce the cost of land is to have
more units share this cost. But the intensity of housing development in
Malaysia is controlled by restrictions on the number of housing units that can
be built on each acre. At present, most local authorities still only allow
high-rise housing up to a density of 60 units per acre, but official thinking
about it is changing. <o:p></o:p></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Why do Authorities want to impose density
restrictions? The answer must be that people are worried about the negative
effects of overcrowding. However, we have already made the point that as we
build taller Honeycomb apartments, we also add more green, social spaces that
be used for gardening, social interaction and children’s outdoor play.<o:p></o:p></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">If indeed, providing each home a private and a
shared garden can overcome the social defects of high-rise housing, then why
not allow even higher densities, especially if it is to make living in the city
more affordable? Very high-density housing is already a fact, albeit under the
alternative name of serviced apartments. However, serviced apartments that have
been mainly built on prime commercial land have generally been too small and
expensive, geared towards investors rather than home-makers.<o:p></o:p></span></span><br />
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span>
<br />
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The Draft National Guidelines on Planning (2013) proposes maximum densities of 60 units per acre for areas under District Councils, 80 units per acre for areas under City Halls or Town Councils and 90 units per acre for Transit Oriented Development within those areas.<o:p></o:p></span></span><br />
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"></span></span><br />
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">PR1MA, a government company tasked with building affordable housing, especially for urban dwellers, has come up with guideline that allow for much higher densities than is normally approved. This is a snip from their guidelines:</span></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxZKMsQrY74m790UJnDmpB4QbZzNSCFo_nmY1k_WUGLHEH8ZrE4Dm8LiScXksE1b-fAP4bRLq7JPFaBfl6-RO3J5jalBuaDK1aBqvubs4xsnHWeFYXxUMHpM0JxoWi6OTHGij_Io1JJzZ5/s1600/PR1MA+high-rise+guidelines.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="294" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxZKMsQrY74m790UJnDmpB4QbZzNSCFo_nmY1k_WUGLHEH8ZrE4Dm8LiScXksE1b-fAP4bRLq7JPFaBfl6-RO3J5jalBuaDK1aBqvubs4xsnHWeFYXxUMHpM0JxoWi6OTHGij_Io1JJzZ5/s400/PR1MA+high-rise+guidelines.jpg" width="480" /></a></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">According to this, the allowable development
intensity for areas under District Councils is upped to 80 units per acre in a
rural area and 80-120 units per acre in suburban area, for areas under Town
Councils, 120-150 units per acre, and for City Councils, 150 units per acre.<o:p></o:p></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Given how various government bodies are
rethinking the issue of development intensity, it makes sense to make the case
for allowing higher densities as a strategy to make housing affordable. Doubling
the density of a housing development effectively halves the cost of land for
each unit. Not only is that a significant amount for urban land, there are also
additional savings in the cost of providing infrastructural services for each
unit.<o:p></o:p></span></span></div>
<br />
<div class="MsoNormal">
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The range of high-density options that will be
explored below will include all the higher densities that PR1MA has asked for,
as well as a prototype for around 200 units per acre.</span><o:p></o:p></span></div>
</div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com1tag:blogger.com,1999:blog-4442925373328951762.post-83620966817538529292017-03-20T09:15:00.000+08:002017-09-07T01:18:30.646+08:00Overcoming the Problem of Car Parks for High-Density High-Rise<div dir="ltr" style="text-align: left;" trbidi="on">
THE PROBLEM OF CAR PARKS FOR HIGH RISE<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Malaysia is reputed to have one of the highest levels of car ownership in the world. The planning requirement for apartments is two units of car parks for each unit, plus another 10% for visitors. This is a very high requirement compared to most other countries and has the effect of making our high-rise housing expensive.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">MEETING HIGH CAR-PARKING REQUIREMENTS WITH THE CHECKERBOARD PLAN</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">As we design taller buildings to achieve higher densities, just adding on parks on the ground is not the way to do it. The additional area required to cater for the additional car parks increase the development land required: since density is units/land area, increasing the numerator is pointless if at the same time, we increase the denominator.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">To achieve higher densities, multi-level car parks are necessary. They can be placed in an adjacent block or below the tower. Constructing an adjacent block is cheaper but at the cost of being requiring an additional area, hence resulting in a lower density. But whichever of the two, the effect on the distribution of built-up area is that a large built-up area is now dedicated for cars: the net sellable area becomes a smaller proportion of the total built-up area. Car parks takes up a lot of space. Each car needs an 8’ x 16’ space that works out to 128sf. The driveway takes up 20’. All in all, with ramps and having to consider building columns and staircases, the gross built-up area required for one car park is about 260sf: in fact, actual car parks make up less than half of the total area of a multilevel car park block. Two car parks for each apartment plus another 10% for visitors takes up 572sf of car park built-up area. This is more than half the size of a typical affordable apartment.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Net sellable floor area expressed as a percentage of total built-up area for high-rise, including the multi-level car park plummets is often less than 55%. The fact is, the car parking requirement for high-rise high-density housing has become a very heavy burden on the cost of construction.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;">Again, PR1MA is aware of this problem and have produced their own guidelines which try to address this problem. In their table, A1, the car park provision for rural areas is set at 2.2, suburban and urban areas at 1.65 and 1.1 in cities. Although this standard may face resistance from local authorities and householders used to the convenience of having two cars, in the longer term, promoting a less car-dependant life style makes sense.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Already, the average size of households in Malaysia has peaked , bringing down the average number of cars per household. With the expansion of public transport in Kuala Lumpur and the Klang Valley, plus the explosive growth in share-riding services like Uber and Grab, owning a car is not essential for young working people, as it once was. I believe that PR1MA can do a good job in convincing local authorities home-buyers to buy into the concept of the compact city that promotes high residential density, mixed use and is oriented towards pedestrians rather than cars.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The efficiency of car parks can be operationally improved by doing away with parking spaces that are strictly allotted. As currently practiced, car parking spaces are allotted as accessory parcels to each owner. However, this ends up with a lot of car parks being empty for long periods. A pooled system, as found in commercial buildings, can cut this slack, providing more car parking opportunities with fewer actual slots.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">In fact, PR1MA’s guidelines presumes only two basic options – a stand-alone multi-level car park or a podium car park that sits below the building block.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
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<a href="https://2.bp.blogspot.com/-b_2s_QVEdVE/WMtGvmMUwaI/AAAAAAABZhA/5Dtl3VcIvaYrRqvxXqCZIV_53kMjSvQLgCPcB/s1600/Conventional.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="283" src="https://2.bp.blogspot.com/-b_2s_QVEdVE/WMtGvmMUwaI/AAAAAAABZhA/5Dtl3VcIvaYrRqvxXqCZIV_53kMjSvQLgCPcB/s1600/Conventional.JPG" width="480" /></a></div>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Figure 15 Multi-level Podium Car Park</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The latter is of course more efficient than the former. But the podium is still a poor choice. The podium takes up space larger than footprint of the tower or slab block above it. This increases the land area that is needed. The car park podium also must be set back from the boundary by about 50’ from the front and 25’ from the side. Having to do so results in having fewer cars than car parks on the ground floor which are subject to much lower setback lines.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Is there a better solution?</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">DEEP PLANS: PROVIDING CAR PARKS MORE EFFICIENTLY</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The checkerboard-plan was conceived to be car park design-friendly with columns spaced in an 8m grid. A car park circulation system also fits neatly into the 5-layered grid with two roads inside the building footprint feeding car parks on both sides.</span><br />
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<a href="https://4.bp.blogspot.com/-F1CwgipCnZg/WMtHZsQAWdI/AAAAAAABZhA/_3gtqIriRFU5-JSySdVllXvcCi1ZuRtPACPcB/s1600/Apartmen%2Bfloor%2Bcarpark%2Bfloor.JPG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="550" src="https://4.bp.blogspot.com/-F1CwgipCnZg/WMtHZsQAWdI/AAAAAAABZhA/_3gtqIriRFU5-JSySdVllXvcCi1ZuRtPACPcB/s1600/Apartmen%2Bfloor%2Bcarpark%2Bfloor.JPG" width="440" /></a></div>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Figure 16 Columns in 8.1m grid</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">There is a road that circles the outside of the building: it too feeds car parks on both sides. The ground floor plan is shown below.</span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgqRQvczOM2S_Gkoo1lqV4RL5dXUUkTVjigLmMkoIj917t3wfAWxVo-yoeeIqI7ckOjp_LbUO7GMxQdhDYbrNBihqbalxeDj4Wyh8vhC4Ly9VZX4-PdvGqLjbLuajhF9dGOoLVcIkunXTlX/s1600/grd+flr+copy.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="337" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgqRQvczOM2S_Gkoo1lqV4RL5dXUUkTVjigLmMkoIj917t3wfAWxVo-yoeeIqI7ckOjp_LbUO7GMxQdhDYbrNBihqbalxeDj4Wyh8vhC4Ly9VZX4-PdvGqLjbLuajhF9dGOoLVcIkunXTlX/s400/grd+flr+copy.jpg" width="480" /></a></div>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Figure 17 Ground Floor Car Park Plan</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">On just one floor the design is already very efficiently with up to a density 136 units per acre and this one floor is good enough to support a residential density of 60 units per acre when the car park requirement is 2.2 car parks per apartment, 90 units per acre when the car park requirement is 1.65 car parks per apartment unit, and 120 units per acre when the car park requirement is 2.2 car parking spaces per apartment.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">But can we provide for even higher densities? Is there an alternative to the conventional multi-level podium car park?</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Our answer is to replicate the ground floor car parking layout in a basement floor. In fact, basement car parks are generally not considered at all for residential development because they are thought to be costly to build, needing temporary shoring and permanent waterproofed retaining walls, and costly to maintain, with a mechanical system to draw in fresh air and expel fumes as well as a smoke-spill system in case of fire.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Yet, a single basement level 7’ or more away from the boundary does not need temporary shoring or an expensive water-proofed retaining wall. An 8’ rubble retaining wall at the boundary plus a low 1’ concrete one on the car park building line will suffice, creating an air-well that provides natural ventilation, daylighting, a green planting strip and setback distance to meet current planning requirements.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Figure 18 Perimeter Retaining Wall and Air-well</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;">It is also easy to design an access to a single basement floor, doing away with having too many ramps as shown in the plan below.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Figure 19 Basement Car Park Plan</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">As shown in the basement car park plan above, just two car park levels can already support a building above it that contains 133 units per acre when the standard is 2.2 car parks per acre, 170 units per acre when the standard is 1.65 car parks per acre, and 275 units per acre when the standard is 1.1 car parks per acre.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The options available are displayed in the drawings below.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">A design strategy that achieves high-density with shorter buildings and which either eliminates the car-park podium or else substitutes it with a low-cost single basement floor will surely reduce construction cost and time. Combining it with a lower car parking standard and as well as a loosening of the cap on density will further multiply the savings.</span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-820855107237359612017-03-15T17:34:00.000+08:002017-09-07T01:20:49.813+08:00Tall Buildings Cost More than Shorter Ones; How to Maximize Site Coverage<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Even if authorities allow higher
densities, high-rise would still be expensive. Taller buildings cost more to
build compared to lower ones. As we go higher, there are thresholds above which
costs become disproportionately more onerous.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">Structures cost more the higher we go, as the
columns on the lower floors need to be stronger and as lateral forces become
more critical. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">Below five storeys, lifts are not considered
to be necessary, but at five storeys or above, we must provide them. As we go
higher, more lifts are required, not only increasing the cost of installing and
maintaining them, but also taking up more space, and thus reducing net sellable
area. Lifts above 20, 30 and 50 stories also get disproportionately expensive
as they need to move faster and must carry longer and heavier cable ropes.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">With respect to fire-safety, above seven
stories (top most floor 18.3m above fire appliance access level), fire-fighting
lifts and “dry-risers” to pipe up water and hose-reels are required. Above 10
storeys (30.5m fire appliance access level), a wet riser, associated storage
tanks and hose reels are required.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">As for construction, taller buildings take
longer to build because there are more floor cycles to work through, because
materials must be transported higher. Blocks lower than 10 stories do not even
need a tower crane. In short, shorter buildings are cheaper. But can
we design them to a high density? <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">DEEP PLANS: MAXIMIZING SITE COVERAGE<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">Current high-rise typologies are narrow
buildings: the slab block with a single-loading corridor can be described as a
single-layer of apartments; the slab block with a double loading corridor is a
double-layer arrangement; the tower block, a circular layer of apartments. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">In housing, we want almost every room to have
natural light and ventilation. There cannot be deep plans like that found for
offices, where mechanical and electrical systems bring in artificial
ventilation and lighting to the central portion of the building which are far
away or cut off from the windows and the building’s edge. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">The typical Malaysian apartment will have at
least the living room and master bedroom having windows on the external walls
of the building and less important rooms facing an air well. The depth of the
unit measured from the external wall is about 8 metres. With a 2m corridor in
the middle, the total width of this double-loading corridor block layout, with
two layers of apartments, is not much more than 16m. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">The width of the single loading corridor with
only a single layer of apartments, is about half of this. The tower block, with
a circular layer of apartments, can be wider; each side is typically 24m. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;">In contrast to these existing typologies, the
Honeycomb checkerboard-plan has a depth of over 40 metres. This deep plan
results in a residential floor plan that covers more of the land available on
as site compared to that achieved by skinny conventional floor plans. Using the
available land more efficiently allows more units to be built on every floor
and so can provide higher densities without having to go taller; it should
become easier to achieve high plot ratios like deep plan offices.<o:p></o:p></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEipTbhWYzkWmmc6zUiaavaPybniR3r7I1TcWk8_XsXhoHhwLHDznCpCl_62iauKkIqkl6OAxLy7Z3PqrcjQECWz68gdp7wUCh0qfhwS6AOjqwWC3jRyoODrWXd6XzNLf9vFnNeAFxJ01Jpk/s1600/fat+vs+skinny+blocks.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><span style="font-family: "arial" , "helvetica" , sans-serif;"><img border="0" height="270" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEipTbhWYzkWmmc6zUiaavaPybniR3r7I1TcWk8_XsXhoHhwLHDznCpCl_62iauKkIqkl6OAxLy7Z3PqrcjQECWz68gdp7wUCh0qfhwS6AOjqwWC3jRyoODrWXd6XzNLf9vFnNeAFxJ01Jpk/s640/fat+vs+skinny+blocks.jpg" width="480" /></span></a></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><span lang="EN-GB" style="color: windowtext;">Figure </span><!--[if supportFields]><span
lang=EN-GB style='color:windowtext'><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB" style="color: windowtext;">14</span><!--[if supportFields]><span
lang=EN-GB style='color:windowtext'><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB" style="color: windowtext;">Apartment Typologies and Minimum Land
Required</span><span style="color: windowtext; mso-ansi-language: EN-MY; mso-no-proof: yes;"><o:p></o:p></span></span></div>
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<span lang="EN-GB" style="color: windowtext; font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><span lang="EN-GB">For a comparison, we take the different floor
plans, apply 60’ front setback and 25’side and rear setbacks to form the
minimum site boundaries for each example. We measure the area and divide it by
the number of apartment units on a typical floor to show how big an area is
needed to accommodate one apartment unit. The checkerboard-plan is the most
efficient as it takes up the least amount of land compared with the other
examples.</span><!--[if supportFields]><span lang=EN-GB><span style='mso-element:
field-begin'></span> LINK Excel.Sheet.12
"https://d.docs.live.net/e5fb362c2c6ce9a3/5 Marketing 2.0/2 PAM
BOOK/Blog/Blog images/High Density Medium Rise Honeycomb Apartments/Site
Coverage Comparison.xlsx" "Sheet1!R1C2:R6C5" \a \f 4 \h<span
style='mso-spacerun:yes'> </span>\* MERGEFORMAT <span style='mso-element:field-separator'></span></span><![endif]--><o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<!--[if supportFields]><span lang=EN-GB style='mso-bidi-font-family:
Calibri;mso-bidi-theme-font:minor-latin'><span style='mso-element:field-end'></span></span><![endif]--><span style="font-family: "arial" , "helvetica" , sans-serif;"><span lang="EN-GB">Table </span><!--[if supportFields]><span lang=EN-GB><span
style='mso-element:field-begin'></span><span style='mso-spacerun:yes'> </span>SEQ
Table \* ARABIC <span style='mso-element:field-separator'></span></span><![endif]--><span lang="EN-GB">1</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--></span><span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"> Comparison of Site Coverage: Per floor Density</span><o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<table align="left" border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; margin-left: 6.75pt; margin-right: 6.75pt; mso-padding-alt: 0cm 5.4pt 0cm 5.4pt; mso-table-anchor-horizontal: margin; mso-table-anchor-vertical: paragraph; mso-table-layout-alt: fixed; mso-table-left: left; mso-table-lspace: 9.0pt; mso-table-rspace: 9.0pt; mso-table-top: -2.35pt; mso-yfti-tbllook: 1184; width: 368px;">
<tbody>
<tr style="height: 23.25pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td style="background: #4472C4; border-bottom: solid white 1.5pt; border: solid white 1.0pt; height: 23.25pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<span style="font-family: "arial" , "helvetica" , sans-serif;"> </span></div>
</td>
<td style="background: #4472C4; border-bottom: solid white 1.5pt; border-left: none; border-right: solid white 1.0pt; border-top: solid white 1.0pt; height: 23.25pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">No of
Units /Floor<o:p></o:p></span></b></div>
</td>
<td style="background: #4472C4; border-bottom: solid white 1.5pt; border-left: none; border-right: solid white 1.0pt; border-top: solid white 1.0pt; height: 23.25pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Site
Area (sf)<o:p></o:p></span></b></div>
</td>
<td style="background: #4472C4; border-bottom: solid white 1.5pt; border-left: none; border-right: solid white 1.0pt; border-top: solid white 1.0pt; height: 23.25pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Site
Area /Unit<o:p></o:p></span></b></div>
</td>
<td style="background: #4472C4; border-bottom: solid white 1.5pt; border-left: none; border-right: solid white 1.0pt; border-top: solid white 1.0pt; height: 23.25pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Units
on Floor/Acre<o:p></o:p></span></b></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 1;">
<td style="background: #4472C4; border-bottom: none; border-left: solid white 1.0pt; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Woodlands
Drive, Singapore<o:p></o:p></span></b></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">6<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">35,731<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">553.4<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif; line-height: 107%;"><span style="color: red; font-size: x-small;">7.3</span><span style="font-size: 8pt;"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 2;">
<td style="background: #4472C4; border-top: none; border: solid white 1.0pt; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Single
Loading Corridor<o:p></o:p></span></b></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 3;">
<td style="background: #4472C4; border-bottom: none; border-left: solid white 1.0pt; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Blues
Point Tower , Sydney<o:p></o:p></span></b></div>
</td>
<td rowspan="2" style="background: #E9EBF5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">4<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">22,555<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #E9EBF5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">524.1<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #EDEDED; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif; line-height: 107%;"><span style="color: red; font-size: x-small;">7.7</span><span style="font-size: 8pt;"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 4;">
<td style="background: #4472C4; border-top: none; border: solid white 1.0pt; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Tower
Block<o:p></o:p></span></b></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 5;">
<td style="background: #4472C4; border-bottom: none; border-left: solid white 1.0pt; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Membina
Court, Singapore<o:p></o:p></span></b></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">10<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">50,903<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">473.1<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif; line-height: 107%;"><span style="color: red; font-size: x-small;">8.6</span><span style="font-size: 8pt;"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 6;">
<td style="background: #4472C4; border-top: none; border: solid white 1.0pt; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Cluster
Block<o:p></o:p></span></b></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 7;">
<td style="background: #4472C4; border-bottom: none; border-left: solid white 1.0pt; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Binapuri
Tower, Selangor<o:p></o:p></span></b></div>
</td>
<td rowspan="2" style="background: #E9EBF5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">8<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">37,554<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #E9EBF5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">436.3<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #EDEDED; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif; line-height: 107%;"><span style="color: red; font-size: x-small;">9.3</span><span style="font-size: 8pt;"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 3.85pt; mso-yfti-irow: 8;">
<td style="background: #4472C4; border-top: none; border: solid white 1.0pt; height: 3.85pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Double
Loading Corridor<o:p></o:p></span></b></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 9;">
<td style="background: #4472C4; border-bottom: none; border-left: solid white 1.0pt; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-family: "arial" , "helvetica" , sans-serif; font-size: 8.0pt; line-height: 107%;">Honeycomb<o:p></o:p></span></b></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 2.0cm;" width="76"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">10.67<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">43,264<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 49.6pt;" width="66"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small; line-height: 107%;">376.8<o:p></o:p></span></div>
</td>
<td rowspan="2" style="background: #CFD5EA; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.0pt; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 42.55pt;" width="57"><div align="center" class="MsoNormal" style="mso-element-anchor-horizontal: margin; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-top: -2.35pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly; text-align: center;">
<span lang="EN-GB" style="line-height: 107%;"><span style="color: red; font-family: "arial" , "helvetica" , sans-serif; font-size: x-small;">10.7</span><span style="font-size: 8pt;"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 10; mso-yfti-lastrow: yes;">
<td style="background: #4472C4; border-top: none; border: solid white 1.0pt; height: 18.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 84.55pt;" width="113"><div class="MsoNormal">
<b><span lang="EN-GB" style="color: white; font-size: 8.0pt; line-height: 107%;">Checkerboard
-Plan<o:p></o:p></span></b></div>
</td>
</tr>
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"https://d.docs.live.net/e5fb362c2c6ce9a3/5 Marketing 2.0/2 PAM
BOOK/Blog/Blog images/High Density Medium Rise Honeycomb Apartments/Site
Coverage Comparison.xlsx" "Sheet1!R1C2:R6C5" \a \f 4 \h<span
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-74919748713562326452017-03-13T23:02:00.000+08:002017-09-05T22:30:07.583+08:00The Checkerboard Plan: High-Density Medium-Rise Honeycomb Apartments<div dir="ltr" style="text-align: left;" trbidi="on">
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<span lang="EN-GB">The medium-rise Honeycomb apartment with the
checkerboard-plan can provide an answer to the problem of affordable housing in the main urban centres of Malaysia. Let me first introduce the concept.</span></div>
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<span lang="EN-GB">The basic checkerboard layout plan
consists of eight duplex units arranged along a 3-storey high sky-court. <o:p></o:p></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjEGWACiIDrUjsK0kAuxP-AB-iYOtabLo5X4Huh8ktiYucwXMfWH-k2hvGUuGdPlpy8ylj0mWUsqz3w6PdNR7hspuDa0CR5ENwVM7ka_51UAZPSnhcw0JK8krmAU9PrHBkgr7jcYXgEv7qE/s1600/Single+Coutyard.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="390" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjEGWACiIDrUjsK0kAuxP-AB-iYOtabLo5X4Huh8ktiYucwXMfWH-k2hvGUuGdPlpy8ylj0mWUsqz3w6PdNR7hspuDa0CR5ENwVM7ka_51UAZPSnhcw0JK8krmAU9PrHBkgr7jcYXgEv7qE/s400/Single+Coutyard.jpg" width="400" /></a></div>
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<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">1</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> A sky-court neighbourhood of 8 units<o:p></o:p></span></div>
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<span lang="EN-GB">On each floor are four of these sky-courts
that are linked by a lift lobby.<o:p></o:p></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh3SHKzgFZWPGIvVI79qL5CLaiRJ6S2b7lVxtsscTkQPsQb87pD-XzrZZqqDlh45PJGgKsi4yeTFH8WhmapsgxR9oRWVmze72VnURS0DfO_-LD4O0H3Bol6ZoJ8RtVF0K04kIIh1nNVTjby/s1600/Single+Block.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="398" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh3SHKzgFZWPGIvVI79qL5CLaiRJ6S2b7lVxtsscTkQPsQb87pD-XzrZZqqDlh45PJGgKsi4yeTFH8WhmapsgxR9oRWVmze72VnURS0DfO_-LD4O0H3Bol6ZoJ8RtVF0K04kIIh1nNVTjby/s400/Single+Block.jpg" width="400" /></a></div>
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<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">2</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> Four sky-courts on one floor
in one block</span><span lang="EN-GB"><o:p></o:p></span></div>
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<span lang="EN-GB">This is the view of the 3-storey sky-court. </span>In this “Honeycomb Apartment” concept, every
resident can step out of her main door to her front yard and beyond that, a
landscaped courtyard – or “sky-court” with a garden fence off the edge. </div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh6kz1ApyzYAblSB2Gt_6BGVunRN7jg0lHgZHJpImSKPDtNscyU-Oxe7b0eCQC9BtZgJGv2fdgMsmq07bdMy8yxhT8NqiQ6_ptkPGLp6wng3W3RaMZKThrSNeljOD3pCgezg61awpHL27HW/s1600/Courtyard+1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="195" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh6kz1ApyzYAblSB2Gt_6BGVunRN7jg0lHgZHJpImSKPDtNscyU-Oxe7b0eCQC9BtZgJGv2fdgMsmq07bdMy8yxhT8NqiQ6_ptkPGLp6wng3W3RaMZKThrSNeljOD3pCgezg61awpHL27HW/s400/Courtyard+1.jpg" width="400" /></a></div>
<div class="MsoNormal" style="page-break-after: avoid;">
<span lang="EN-GB">Figure </span><span lang="EN-GB">3</span><span lang="EN-GB"> View of 3-storey Courtyard</span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<br />
The doors lining the courtyard on the right are the front doors to the
apartments. All apartments in this “neighbourhood in the sky” will have such
doors, leading into a lofty three storey high sky-court which contains private
and shared gardens.<o:p></o:p></div>
<div class="MsoNormal">
This is a look at the
floor plans of a pair of apartments. As per the Honeycomb apartment
arrangement, units on the courtyard garden level either have stairs going down
to bedrooms on the floor below, or have stairs going up to bedrooms on the
floor above. <span lang="EN-GB">The typical apartment is a duplex unit with
living room, dining and kitchen on the courtyard level and three bedrooms, two
bathrooms, a utility space and a dry yard on the upper level or the level below.<o:p></o:p></span></div>
<div class="MsoNormal" style="page-break-after: avoid;">
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<![if !mso]>
<table cellpadding=0 cellspacing=0 width="100%">
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<td><![endif]>
<div>
<p class=MsoNormal>
<span lang=EN-GB>Courtyard Level + 1<span
style='mso-spacerun:yes'> </span><span
style='mso-spacerun:yes'> </span>Courtyard Level<span
style='mso-spacerun:yes'> </span>Courtyard Level -
1<span style='mso-spacerun:yes'> </span><o:p></o:p></span></p>
</div>
<![if !mso]></td>
</tr>
</table>
<![endif]></v:textbox>
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</v:shape><![endif]--><!--[if !vml]--><br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://2.bp.blogspot.com/-8d5SixRee8E/WMaw0VZd8wI/AAAAAAABZdY/lFPmZxVZat4L9RquUP8-EJGWMJbOa5ggACPcB/s1600/Three%2Blevels.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="116" src="https://2.bp.blogspot.com/-8d5SixRee8E/WMaw0VZd8wI/AAAAAAABZdY/lFPmZxVZat4L9RquUP8-EJGWMJbOa5ggACPcB/s400/Three%2Blevels.png" width="480" /></a></div>
<div class="MsoCaption">
<span lang="EN-GB">Figure </span><span lang="EN-GB">4</span><span lang="EN-GB"> </span>One level above, Courtyard level, and one level below</div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB">Residents here enjoy the benefits of a
Honeycomb neighbourhood. They share a communal courtyard with small number of
other households, making it easy for neighbours to get to know and interact
each other. There is sufficient space and light to garden just outside their
home. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB">With many “eyes” overlooking the sky-court
along with safety measures such as a garden fence at the edge of the sky-court
and child barriers at strategic locations, the sky-court can be made safe for
children. Children can play just outside in the courtyard, making this
apartment more suitable for families.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB">The typical floor plans of medium-rise Honeycomb
apartments are shown below:<o:p></o:p></span></div>
<div class="MsoNormal" style="page-break-after: avoid;">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjLb2APx_P1GW7u8HOMAaMbS9wm9WSN0ah-IiOA0dbGTN11-p-iqrDvWZ5WcCNkEVcOYVgXAQ8im9zDMQCJdqZ1gZ6HAbuT-QiPhuOiWaPG2QYtcE8j_5Rb2gZ9bQIcczRpiI0eRqa3rGfG/s1600/Podium.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="305" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjLb2APx_P1GW7u8HOMAaMbS9wm9WSN0ah-IiOA0dbGTN11-p-iqrDvWZ5WcCNkEVcOYVgXAQ8im9zDMQCJdqZ1gZ6HAbuT-QiPhuOiWaPG2QYtcE8j_5Rb2gZ9bQIcczRpiI0eRqa3rGfG/s400/Podium.jpg" width="400" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgvqelZ1tGCxhiqCaXSIbLvx9SEHGtpl4D4k49R2TbrbRaQrWFJG0HFj6XMr51P0g0ZnD5xMADujBHVf7NpRQAvefy2AkP-BkO2zYYIZG89gTuPXGnnEu78u8qJ-XtPV1yvt_c7MYp29SZp/s1600/Podium+plus+1.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="303" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgvqelZ1tGCxhiqCaXSIbLvx9SEHGtpl4D4k49R2TbrbRaQrWFJG0HFj6XMr51P0g0ZnD5xMADujBHVf7NpRQAvefy2AkP-BkO2zYYIZG89gTuPXGnnEu78u8qJ-XtPV1yvt_c7MYp29SZp/s400/Podium+plus+1.png" width="400" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<span lang="EN-GB" style="text-align: left;">Figure </span><span lang="EN-GB" style="text-align: left;">5</span><span lang="EN-GB" style="text-align: left;"> Podium Level and Podium Level + 1</span></div>
<div class="MsoNormal" style="page-break-after: avoid;">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjsIc1GBbmB4af0DxMmZY5TGid7Z0qfIen8FkID-7pP0WbbT_xTA4gnKzAet0S4PW4eg1cXtqWZFKhahOo1jraox8iX9MQFv7hccSzueAdHuLtaBrLmKeyPt0u_yMoZoZgNOj8nKzQsBWVD/s1600/Courtyard+minus+1.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="302" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjsIc1GBbmB4af0DxMmZY5TGid7Z0qfIen8FkID-7pP0WbbT_xTA4gnKzAet0S4PW4eg1cXtqWZFKhahOo1jraox8iX9MQFv7hccSzueAdHuLtaBrLmKeyPt0u_yMoZoZgNOj8nKzQsBWVD/s400/Courtyard+minus+1.png" width="400" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgPv94vMBVXuNHsOmF92AYOr4GI4uEiKRPccHw6qf2CWWMLSrW69y5v2s9Xu6wEYCFVLCR8mwuBUeXLhzA6Rsk6NZPAaV1IrtqkdYI9Zls8icTzmuF1BD7SbmRll5WgQm_865Yhp5fo4a9/s1600/Courtyard+level.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="310" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgPv94vMBVXuNHsOmF92AYOr4GI4uEiKRPccHw6qf2CWWMLSrW69y5v2s9Xu6wEYCFVLCR8mwuBUeXLhzA6Rsk6NZPAaV1IrtqkdYI9Zls8icTzmuF1BD7SbmRll5WgQm_865Yhp5fo4a9/s400/Courtyard+level.jpg" width="400" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgXKhGBcdDsZiyyC9uEE4KrXTbnV4c5qbe3WoDrfSnjw2GIDnufl-7roZDwARBvM1fcnaavHN61QZgfJY1aWT7pAiS-eb1Mtx1LKUJh9xOqnvb7cOSVBiKAZ_t-IMCeqGuXA_3wg3e-0LKu/s1600/Courtyard+plus+1.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="303" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgXKhGBcdDsZiyyC9uEE4KrXTbnV4c5qbe3WoDrfSnjw2GIDnufl-7roZDwARBvM1fcnaavHN61QZgfJY1aWT7pAiS-eb1Mtx1LKUJh9xOqnvb7cOSVBiKAZ_t-IMCeqGuXA_3wg3e-0LKu/s400/Courtyard+plus+1.png" width="400" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<span lang="EN-GB" style="text-align: left;">Figure </span><span lang="EN-GB" style="text-align: left;">6</span><span lang="EN-GB" style="text-align: left;"> Floor below Cortyard level,
Courtyard Level, and floor above Courtyard Level</span></div>
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<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJ9Nr4dVvvbRIYmX5yZW72HfL85fHYAIA1xuX8CqNDrRNxuuvbzDXN2NU8bUDIwnj11UsY_syNknibTWsoyMXUzww7Ri4XO5iAedJU2R9YeubdzYxcf1yChPFpFpoaqVapnP2micRJihev/s1600/section-3.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="245" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJ9Nr4dVvvbRIYmX5yZW72HfL85fHYAIA1xuX8CqNDrRNxuuvbzDXN2NU8bUDIwnj11UsY_syNknibTWsoyMXUzww7Ri4XO5iAedJU2R9YeubdzYxcf1yChPFpFpoaqVapnP2micRJihev/s400/section-3.jpg" width="400" /></a></div>
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<span lang="EN-GB">Figure </span><span lang="EN-GB">7</span><span lang="EN-GB"> The Honeycomb 3-storey Courtyard
Arrangement</span></div>
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<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://3.bp.blogspot.com/-cOspfCgMW9I/WMaw0cijznI/AAAAAAABZdY/pR_Ou1R9nnU7m2LtCNFCbc28ZSa9wA4CwCPcB/s1600/Courtyard%2B2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="185" src="https://3.bp.blogspot.com/-cOspfCgMW9I/WMaw0cijznI/AAAAAAABZdY/pR_Ou1R9nnU7m2LtCNFCbc28ZSa9wA4CwCPcB/s400/Courtyard%2B2.jpg" width="400" /></a></div>
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<br /></div>
<div class="MsoCaption">
<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">8</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> Another view of the Couutyard<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal">
<span lang="EN-GB">Eight apartments front the typical courtyard,
about 8 x 16 metres on plan and 9 metres high. They each have a front-yard 4m
wide and 2.4m deep where residents can tend their own garden. It also provides
a buffer between bypassing residents and the front door, providing a measure of
privacy to the living room and still allowing people inside a view of the
sky-court. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB">By securing the edge with an anti-climb fence
and securing access to the lift lobby and escape staircases, the courtyard is
suitable for smaller children to play with their parents and neighbours looking
on.<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxcssRAVy9pZMJ1rifK01q9m_6Ehqx0fZQfifwkvw8tf3nLjlbR9nRxJUNjqOEgpq1wctgALK_A1EHxDhOiVkyVXTG_L2iVdNhjDFn2_Heo4mDYYoDFwuK4-1qCRWuErvgqp9soaL7918L/s1600/Entrance+1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="195" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhxcssRAVy9pZMJ1rifK01q9m_6Ehqx0fZQfifwkvw8tf3nLjlbR9nRxJUNjqOEgpq1wctgALK_A1EHxDhOiVkyVXTG_L2iVdNhjDFn2_Heo4mDYYoDFwuK4-1qCRWuErvgqp9soaL7918L/s400/Entrance+1.jpg" width="400" /></a></div>
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<br /></div>
<div class="MsoCaption">
<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">9</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> Entrance View</span><span lang="EN-GB"><o:p></o:p></span></div>
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<span lang="EN-GB"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB">At the ground level, the entrance is connected
to the public street by stairs that go up a sloped garden that screens the car
park behind it. Off the entrance are two courtyards opposite each other which
have shops; they each lead to the two wings of the apartment block. In the
middle is a community centre with Surau, multi-purpose hall and kindergarten.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhdfpsXt6z50ZVkhuY0J9yYanxJxygViM_S1pPKP2XxzrEKGExK7rn38N6IlCvGqStKXyNDog8imcJ_k0ionDdoXtEwL4EeKFYLBedoBhhBrwH2CyDFiFB1MXpWk6QoQ6olKUK-I_rgOtZN/s1600/Entrance+4.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="195" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhdfpsXt6z50ZVkhuY0J9yYanxJxygViM_S1pPKP2XxzrEKGExK7rn38N6IlCvGqStKXyNDog8imcJ_k0ionDdoXtEwL4EeKFYLBedoBhhBrwH2CyDFiFB1MXpWk6QoQ6olKUK-I_rgOtZN/s400/Entrance+4.jpg" width="400" /></a></div>
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<br /></div>
<div class="MsoCaption">
<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">10</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> View of Entrance Court<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal">
<span lang="EN-GB">The high density of 130 units per acre is
achieved by the 12-storey version of the checkerboard plan which has a basement
car park where the parking standard is 2.2 car parks per apartment, or with
just the ground floor car park where the requirement is 1.1 car park per
apartment.<o:p></o:p></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg0RtWBHyaz-d9N6o7DV-aGMAQzd98uMxIFGb4qFnVobGn8xfig8foqsZphqbm75jN4Uedod8tIRX4qKvYPnJzjCYybdbqdAIAuDecxgqEQyp13FtzkV7WsoVFLthFMscPxuGawHTpjfE6a/s1600/12+storey+2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="195" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg0RtWBHyaz-d9N6o7DV-aGMAQzd98uMxIFGb4qFnVobGn8xfig8foqsZphqbm75jN4Uedod8tIRX4qKvYPnJzjCYybdbqdAIAuDecxgqEQyp13FtzkV7WsoVFLthFMscPxuGawHTpjfE6a/s400/12+storey+2.jpg" width="400" /></a></div>
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<br /></div>
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<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">11</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> View of 12 Storey Version</span><span lang="EN-GB"><o:p></o:p></span></div>
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<br /></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiJFFe16RBJV0CWTUQKq0dHh0JyYyZGQtTG5pPnaGN_q58nXemIGVs4QbL_Vg42BbfBUVbcmebCRpI-OYnBduTny0zCSN42FVe_nM18jjVu39dTCPa3dU4ErrTBQV4erqk3U05z-3C-Se2D/s1600/12+storey+1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="195" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiJFFe16RBJV0CWTUQKq0dHh0JyYyZGQtTG5pPnaGN_q58nXemIGVs4QbL_Vg42BbfBUVbcmebCRpI-OYnBduTny0zCSN42FVe_nM18jjVu39dTCPa3dU4ErrTBQV4erqk3U05z-3C-Se2D/s400/12+storey+1.jpg" width="400" /></a></div>
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<br /></div>
<div class="MsoCaption">
<span lang="EN-GB">Figure </span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-begin'></span><span
style='mso-spacerun:yes'> </span>SEQ Figure \* ARABIC <span style='mso-element:
field-separator'></span></span><![endif]--><span lang="EN-GB">12</span><!--[if supportFields]><span
lang=EN-GB><span style='mso-element:field-end'></span></span><![endif]--><span lang="EN-GB"> Another View of 12-storey version</span><span lang="EN-GB"><o:p></o:p></span></div>
<div class="MsoCaption">
<span lang="EN-GB"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB">Unlike conventional high-rise apartments which
have similar densities, here the housing blocks are not divorced from the
street level, separated by multiple levels of car parks. The ground floor car
park can be easily screened-off from the front by a garden that slopes up to
the first floor and from the sides and rear by walls and rows of trees.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB">The bulky mass of blocks is also easily broken
up by the sky-courts and façade treatment which introduce strong vertical
elements that counter the horizontality of the floors. Adopting duplex floor
plans also avoids the monotonous repetition of window patterns on the
elevation. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB">The checkerboard-plan is just another
variation of X-plan Honeycomb apartment layout that was introduced in Chapter
11. In this version, the sky-courts are three storeys rather than six. The cost
saving features of the X-plan have been retained:</span><o:p></o:p></div>
<div class="MsoNormal">
<span lang="EN-GB"><br /></span></div>
<ul style="margin-top: 0cm;" type="disc">
<li class="MsoNormal">Corridors have been eliminated and
substituted instead by sky-courts.<o:p></o:p></li>
<li class="MsoNormal">The lifts stop only on every three floors:
compared to having to stop at every floor, fewer lifts can be installed
without increasing waiting time<o:p></o:p></li>
</ul>
<div class="MsoNormal">
However, to solve the
real-world problem of providing housing in Malaysia’s major urban centres, more
cuts need to be made.<o:p></o:p></div>
<div class="MsoNormal">
<br /></div>
How the checkerboard-plan can make high
densities acceptable, maximize site coverage to fit in more units on
medium-rise buildings and provide sufficient car parks efficiently will be discussed in the next post.<br />
<br />
<br />
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<div style="text-align: right;">
<span style="font-family: inherit;"><a href="http://www.tslr.net/2017/03/tall-buildings-cost-more-than-shorter.html">Continue to next Post</a></span></div>
</div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-23869045999260884192016-12-28T00:42:00.000+08:002017-09-07T01:13:27.717+08:00The Honeycomb Shop-Apartment<div dir="ltr" style="text-align: left;" trbidi="on">
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">If
the Kotapuri Shop-apartment concept works for low-cost housing, then it is
quite easy to develop it further by adopting the Honeycomb concept.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiDu0Ql8jIvrbjDTFVoaTs95wD4Isn_LmH59mZkiyLcEYzl8pT70l5FXyhZ-uvAPGTbA_zySU-cQJahclMlGRAFLb7W1w32-NoMyFth9LxGi2IgZNxOXd7JvkM_5MCm9EZJuuLkXt_WjPSG/s1600/Perspective+1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="772" data-original-width="1500" height="246" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiDu0Ql8jIvrbjDTFVoaTs95wD4Isn_LmH59mZkiyLcEYzl8pT70l5FXyhZ-uvAPGTbA_zySU-cQJahclMlGRAFLb7W1w32-NoMyFth9LxGi2IgZNxOXd7JvkM_5MCm9EZJuuLkXt_WjPSG/s400/Perspective+1.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This
proposal for a piece of land near Putrajaya shows how the value of the floors
above shops can be maximized. </span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhgEhX2Mc1HVxNtaVigtCraNRAc36T45LE_a-ndHAJ2tOHLICbnaR7DTWZfoNL3fR4-YOyu2xKe940hQjYsvYXbbRX12x889hIcmHajnmR9dq6VwpUefDg37qNPO0eoibtSKtdV0ciqGMEQ/s1600/Ground+Floor+shops.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="704" data-original-width="1475" height="190" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhgEhX2Mc1HVxNtaVigtCraNRAc36T45LE_a-ndHAJ2tOHLICbnaR7DTWZfoNL3fR4-YOyu2xKe940hQjYsvYXbbRX12x889hIcmHajnmR9dq6VwpUefDg37qNPO0eoibtSKtdV0ciqGMEQ/s400/Ground+Floor+shops.jpg" width="400" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">Ground Floor</td></tr>
</tbody></table>
<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjSYoHn7c_VwgdcRQwtep2WfIehkrpHf3-DMpcZ6UOd6E7iqkxuI4hsQT6sJlF26OM5qp_AqHjw_9PGZrtZT215v_XM-VTJc0wyHu_oHpJKjRPQRvck2NEyqHrAkex2TrKDxIn6IaspvXZd/s1600/Podium.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="702" data-original-width="1475" height="190" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjSYoHn7c_VwgdcRQwtep2WfIehkrpHf3-DMpcZ6UOd6E7iqkxuI4hsQT6sJlF26OM5qp_AqHjw_9PGZrtZT215v_XM-VTJc0wyHu_oHpJKjRPQRvck2NEyqHrAkex2TrKDxIn6IaspvXZd/s400/Podium.jpg" width="400" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">First Floor Podium</td></tr>
</tbody></table>
<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEioOcEUBWyCFy0mBOzKzegZz32TZCq5PgAPPJp7eQ-zJBRXnzlFXzEMo_rzyyvpaJxW15UJHFE7VBNrY96ayYVV82Z4BT02CRHh-DXQLRFnTlfx1Os-JjUqr5HT8xq-VeYE9QqKO3tpxdj8/s1600/%252Bor+-1.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="706" data-original-width="1475" height="191" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEioOcEUBWyCFy0mBOzKzegZz32TZCq5PgAPPJp7eQ-zJBRXnzlFXzEMo_rzyyvpaJxW15UJHFE7VBNrY96ayYVV82Z4BT02CRHh-DXQLRFnTlfx1Os-JjUqr5HT8xq-VeYE9QqKO3tpxdj8/s400/%252Bor+-1.jpg" width="400" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">2nd, 3rd & 5th Floor Plans</td></tr>
</tbody></table>
<table align="center" cellpadding="0" cellspacing="0" class="tr-caption-container" style="margin-left: auto; margin-right: auto; text-align: center;"><tbody>
<tr><td style="text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiZ09ZTrdFjzWFmYOoLFmZ4vAR1W9I1lKcCTgjjnII-5aHis4k9SrXtivKaceONnPSyReRJizJodtTXTCchabqfqBh5BuvQ2LjF2MzMq1b1EgoUXArFT5paO4MJ_KJlme0HPh0TmN2-6LTp/s1600/Courtyard+Level.jpg" imageanchor="1" style="margin-left: auto; margin-right: auto;"><img border="0" data-original-height="704" data-original-width="1475" height="190" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiZ09ZTrdFjzWFmYOoLFmZ4vAR1W9I1lKcCTgjjnII-5aHis4k9SrXtivKaceONnPSyReRJizJodtTXTCchabqfqBh5BuvQ2LjF2MzMq1b1EgoUXArFT5paO4MJ_KJlme0HPh0TmN2-6LTp/s400/Courtyard+Level.jpg" width="400" /></a></td></tr>
<tr><td class="tr-caption" style="text-align: center;">4th Foor Courtyard Floor Plan</td></tr>
</tbody></table>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br />Instead of the Kotapuri perimeter block layout that
creates an internal courtyard, here large recesses in the external elevation
form sky-courts on the First Floor and the Third Floor of the building. These
elevated courtyards provide light and ventilation to the apartments that are
arranged around them.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjek4EKCE7lhgbmfsL_IQb8aZCznbO8VXUMXF-h1yP2Nzu0Fkb7t2R_AAU1IXpKfJpD4JZypRGRCx3H96N0BZv4BaQD4RJ2O-HlfZIgow0yLmu3zDZ4iEB5Hr7rizIjN8E2nEuWP1ReRSJa/s1600/Section.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="888" data-original-width="913" height="465" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjek4EKCE7lhgbmfsL_IQb8aZCznbO8VXUMXF-h1yP2Nzu0Fkb7t2R_AAU1IXpKfJpD4JZypRGRCx3H96N0BZv4BaQD4RJ2O-HlfZIgow0yLmu3zDZ4iEB5Hr7rizIjN8E2nEuWP1ReRSJa/s400/Section.jpg" width="480" /></a></div>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
provision of private and communal gardens for the apartments make them suitable
for family living even though they are just above shops and commercial
activities. In this example, there are 5 stories of apartments above the shops
at Ground Floor and parking for these apartments at the Lower Ground Level.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">If possible, provide all the parking outdoors off the road the
circles the block. This would be a cheaper solution than basement car parks.<o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
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<span style="font-family: "arial" , sans-serif;">The
layout of the apartments is typical: much like the duplex apartments that have
been designed for the earlier examples of high and medium-rise housing.</span><br />
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If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-60390562662200391852016-12-27T11:47:00.000+08:002017-09-07T01:07:33.081+08:00The "Kotapuri" - Placing Low-Cost Housing above Shops<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The “Kotapuri” apartment is a new alternative
to the shophouse building type. It was designed to overcome the functional
conflict between residential housing (especially for the low-income category)
and commercial use. In particular it seeks to solve the following problems
found in existing shophouse and low-cost schemes.</span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">THE PROBLEM WITH LIVING IN SHOPHOUSES<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The commercial zone is not an obvious place
to place housing. There are bound to be conflicts between residential and
commercial use. The shophouse building-type evolved from an earlier period when
merchants lived above their shops. The towns, at that time, were small and
could be said to be have been safer than they are today. There was less traffic
and, perhaps, not so many strangers. For the typical family today, the typical
shop/apartment layout is hardly ideal. The shortcomings include:<o:p></o:p></span></span></div>
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<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Lack of suitable play area for pre-school
and primary school children</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Safety from traffic</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Lack of soft landscape</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Safety from crime</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Lack of cleanliness</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Inadequate system for disposal of solid
waste</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Insufficient car park</span></li>
</ul>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Yet, having housing near shops, does have
advantages for the owners of the shops. Shop/apartment developments almost always ‘boom’ before shop/office
schemes. That is, the shops below apartments start to become occupied, and
commercial activities begin to thrive, much earlier. In projects where there
are shop apartments and shop/offices, the apartments get fully occupied before
the shops. In turn, the shops get occupied before the offices. This reflects
the differing nature of demand for commercial and residential products.
Households are quite indifferent to a new location, at least when compared to
shops. Retail and other commercial activities need a population to cater to.
The residents living above the shops contribute to this population. Offices
come later because they look for a ready infrastructure of services - places to
eat, to buy essential things and services that they need in the course of their
business. They also want a good already well-known address. They certainly
prefer not to move to a new, half-deserted area. Proximity to a labour pool and
good housing also helps.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">PROBLEMS WITH LOW COST HOUSING<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In addition to the above, existing low-cost
apartment designs are also beset by problems that the “Kotapuri” seeks to
overcome:<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Isolated location far away from shops and
amenities.<o:p></o:p></span></span></div>
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<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Difficulty of collecting maintenance fees</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Insufficient money for proper maintenance</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">A loss-making proposition that needs to be
cross subsidized by medium and high cost housing.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">No appreciation in value for buyers</span></li>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The ground floor of the shop house is the
most valuable part of the shop. The upper floors are less valuable, especially
if like most shop houses, there are no lifts provided. The typical rental of a
3 storey shop house in the suburbs of Kuala Lumpur is RM4,,000 for the ground
floor shop house, RM2,000 for the first floor and only RM1,000 for the third
floor. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In many less popular suburbs and towns,
there is no demand for offices or apartments above them. In these places,
developers often build single storey shop houses. Where two or three storey
shop houses have been built, the upper floors are hard to rent out. In many
instances, they become derelict from disuse.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">So the problem for shop houses is the lack
of demand for upper floors. The suggestion is that the upper floors can be put
to good use by placing low cost and low medium cost housing on them.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">THE KOTAPURI….AN URBAN CASTLE<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The ‘Kotapuri’ concept seeks to create a
synergy between shops and low cost housing. If the functional conflicts between
residential and commercial uses can be overcome, there are mutual advantages to
be gained. The location of low-cost housing is moved from the furthest corner
of the development land o the part nearest to main roads leading into it, and
thus closer to town services, amenities, public transport and job
opportunities. The shops gain from having a captive population, helping to keep
the area busy and thriving throughout the day and evenings.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Using the Honeycomb concept as a starting
point, we have designed a building that provides effective segregation between
shops below and houses above. We do this by creating a building with shops
around a courtyard. The shops in this case are small, only 720sf in size but
with a full 20’ frontage in the front and a 7’ backyard.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Access to the communal courtyard,
landscaped with trees, plants and play equipment, is limited to residents only.
This courtyard is raised – about four feet higher than the floor level of the
shop backyard, and then has another 4’ of low wall to effectively screen the
shops from the courtyard.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">At each corner is a staircase that leads to
the apartments above. On the each floor is a lobby area that not only provides
access (to four or six) apartments, but also as a communal space. The
apartments can range from over 700sf to 900sf, covering the prescribed sizes
for Low-Cost to Medium Cost flats, the smaller apartments placed above the
larger ones.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">On three corners are placed Offices that
have their own staircase access from the ground floor. On one corner is a Community
Centre that can function as a kindergarten, community hall, management office,
etc.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In concept, the proposed design is like a
castle. High walls surround an inner courtyard, and protect its inhabitants
from the dangers outside. The staircase wells at each corner rise above the
walls like towers.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">CREATING A SENSE OF COMMUNITY<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The Kotapuri design attempts to encourage a
sense of community by clustering units together around communal facilities: 4
or 6 units on each floor share a lobby which doubles as a play area for small
children; 16 units share a staircase and entrance; in one block are 64 units
which share an 3600sf outdoor communal area (which is the courtyard in the
middle of the block), and a 1500 sf indoor community centre.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In this example, it there are only about
300 persons in the block, a small enough number of people to remember by face.
The residents recognize their neighbours, perhaps more importantly, they can
pick out strangers!<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In this arrangement, the residents can
organize each other easily. Each lobby (comprising 4 or 6 units) can choose one
representative to sit in a committee of 12. An organized group with a sense of
community is very helpful in promoting public spirit and cooperation in keeping
the premises safe, clean and well maintained.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">PROVIDING FOR CHILDREN’S OUTDOOR PLAY<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The semi-private courtyard is sheltered
from the busy streets outside the Kotapuri. Access into it will be regulated
(see below). The raised and landscaped courtyard area (only about 3600sf) is
seperated from the enclosing walls by the 7’ width of the sunken shop
backyards. In addition there is a low 4’ wall at the edge of the courtyard;
together with the retaining wall, this makes for an 8’ screen that acts as a
buffer between the shops and the apartments.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">This courtyard space, safe from traffic and
strangers, can serve as an area suitable for primary school age children to
play without supervision from their parents.<o:p></o:p></span></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The lobbies at each floor is also where
younger children from pre-school age can play, perhaps with the parents nearby
in their homes, keeping a collective eye on them. The lobby is actually the
size of along corridor. However, the corridor, being so narrow, can only be
used for circulation.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , "helvetica" , sans-serif;"><span style="font-family: "arial" , "helvetica" , sans-serif;">Space that is made ideal for children is
also suitable for the old and handicapped. Providing a communal space just
outside their homes can ameliorate the sense of isolation these people often
feel, trapped in their homes when there is no suitable outdoor area for them to
socialize.</span><o:p></o:p></span><br />
<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">WHY THE KOTAPURI CONCEPT SUITED FOR LOW-COST HOUSING?</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The Kotapuri concept helps provide better low and low-medium cost housing in the following ways:</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">It can help transform a loss-making proposition turn into something that can break even. In areas where there is no demand for upper floor offices, instead of building a single-storey shop, the upper floors are instead used for housing. </span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">If the decision has been made to build a single storey of shop houses, the cost of land and much of the cost of building the foundation, the roof , the roads and related services would already be commited. Deciding to build an extra floor would incur some additional costs, like the cost of extra floor of structure and walls, but the cost of the foundation and services would not have to be increased by much; the cost of land and roof can be said to heve been already paid for.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In this situation, the "marginal cost" of building the first floor is lower than the cost of building the first storey and can easily be exceeded by the selling price of a floor of low-medium cost apartments priced at, say, RM80,000 per unit. The marginal cost another floor of low-cost apartments would be a bit lower than the marginal cost of the first floor; it would be higher than the selling price of low-cost housing set at RM42,000, but the loss can be absorbed by a relatively minor cross subsidy. </span><br />
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<span style="font-family: "arial" , sans-serif;">In an example where flats are built on the first, second and third floors with shops on the ground floor, the marginal cost of adding each floor becomes progressively lower. It is logical therefore to price the apartments progressively lower. In one design of the Kotapuri, I placed shops on the ground floor, medium cost apartments on the first floor, medium low-cost apartments on the second floor and low-cost flats on the third. The feasibility study of that design showed that the proposal made a small overall profit.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The low and low medium-cost housing is now not on its own but mixed with shops and provided with car parking that can be charged for. The problem of having insufficient money for proper maintenance for the low-cost housing is ameliorated by being able to collect maintenace fees from owners of the shops and low-medium cost apartments who would be better able to contribute. </span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">On top of that, if the shops are succesful, their customers would be willing to for parking and the income from this can better ensure that the maintenance needs can be met.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Instead of having low-cost flats shunted to the least attractive part of a new housing estate or township, they are now on top of the shops which are normally sited in strategic locations . This location ensures that there is a potential in the future for the homes to appreciate in value.</span><br />
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Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-89243127024561475862016-12-24T21:52:00.001+08:002017-01-05T14:06:05.483+08:00Low-Cost Housing and the Shophouse<div dir="ltr" style="text-align: left;" trbidi="on">
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">In Malaysia developers were required to set
aside 30% of the houses they build to be low cost houses. Implemented and
amended to varying degrees by State and Federal Governments through the years,
it has been clear for some time that there were serious problems with this
policy. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">At the turn of the century the ceiling
price of low cost houses had greatly exceeded the cost of constructing them.
Developers placed the low cost housing in the most undesirable locations in
their site, and spent as little as they could to minimize their losses. But the
resulting low quality of the houses made them unpopular.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">By 2005 nearly 3000 completed houses in the
low cost category were unsold. In many instances the vacant properties became
dilapidated and had forced sale value of the low cost houses were a fraction of
the original selling price.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">It appears that developers were being
forced by government policy to build houses for poor people who did not want
them.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">To make things worse, the low-cost housing
policy had the unintended but nasty side effect of discouraging developers from
building houses that people with middle income could afford. With every seven
houses having to subsidize three low cost units, there was much more money in
high end houses to bear the tax burden compared to middle cost ones. This was
in effect a very regressive tax on house buyers. Developers responded by
building more high end units and fewer medium costs ones. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">More recently the federal government
finally introduce a separate “Affordable Housing” initiative, but many of the
negative elements of the low cost housing policy still remain because State
Governments have the ultimate say in land matters.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Whilst the low cost housing policy was in
effect, trying to get developers interested in Honeycomb housing in the medium
cost segment was extremely hard, but these ideas now are easier to apply to
affordable housing than low-cost.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">The level of requirement for low-cost
housing is now much lower. Instead of a blanket 30% requirement, the policy is
now much more nuanced, some areas require 20%, others only 5%, and still other
areas where there is no requirement at all. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Still, the it is argued that the poor
should still be given opportunities for home-ownership. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">For a possible solution to this problem we
looked towards another building type that is very common in Malaysia – the shophouse.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">According to Wikipedia(2007) the term
‘shophouse’ is an architectural building type that is both native and unique to
urban Southeast Asia. This hybrid building form characterises the historical
centres of most towns and cities in the region. Shophouses typically display
the following features.<o:p></o:p></span></span></div>
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<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Mutifunctional, combining residential and
commercial use. The ground floor of shophouses were used for business and
trading, and the proprietors lived on the upper floor.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Low-rise, typically two to three storeys
high.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Terraced urban buildings, standing next to
each other along a street, with no gap or space in between buildings, with a
single party wall separating the shophouses on either side of it.</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">Narrow street frontages, but may extend
backwards to great depths, extending all the way to the rear street.</span></li>
</ul>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Historian, Jon S.H. Lim, adds another
important feature, and that is the ’five-foot ways’, and he traces this to the
Raffles ‘Ordinances’ (1822) which stipulated “ all houses constructed of brick
or tiles have a common type of front each having a verandah of a certain
depth,open to all sides as a continuous and open passage on each side of the
street”.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">This building type evolved according to
changing needs from the late 18th century during the colonial era, into the
post-independence era, until today. Shophouses inhabited by a single proprietor
and his extended family, became tenanted buildings; double storey became three
storey and higher; the upper floors gained direct staircase access from the
ground floor verandah; the single proprietor building became a subdivided
building with separate strata title ownership. The traditional shophouse
building evolved to create new categories: the shop-apartment and the
shop-office.<o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">Of the two, the shop-office have become
more common than the shop-apartment. This is unsurprising as apartments above
shops are unattractive for families to stay in. There is a lack of green space
and amenities for children and the street below is not safe for children. <o:p></o:p></span></span></div>
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<span lang="EN-GB"><span style="font-family: "arial" , "helvetica" , sans-serif;">However, offices on the upper floors is
only suited to main town or city centres. The upper floors of shop houses in
many suburbs and the country side are usually under-utilized.<o:p></o:p></span></span></div>
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<span style="font-family: arial, helvetica, sans-serif;">If the design of shop-houses can be
improved to make it more acceptable for families, then the upper floors can be
a very suitable location to place low-cost housing.</span><br />
<span style="font-family: arial, helvetica, sans-serif;"><br /></span>
<a href="http://www.tslr.net/p/contents-page.html" style="font-family: inherit;">Back to Table of Contents</a><br />
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<span style="font-family: inherit;"><a href="http://www.tslr.net/2016/12/the-kotapuri-placing-low-cost-housing.html">Continue to next Post</a></span></div>
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If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-80908983398689554582016-12-10T06:46:00.000+08:002019-03-08T19:47:19.211+08:00From 5-storey Point Blocks to Honeycomb 5-storey V-Shaped Apartments<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , sans-serif;">The first low -cost houses in Malaysia were single storey terrace houses. As land became more expensive, developers built double storey terrace houses which could fit in more units per acre. They made savings in infrastructure costs too. But the cost of building only increased slightly. The savings in the cost of land and infrastructure compensated for any increase in the cost of building.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">As urban land prices increased further, developers started building 5-storey walk-up flats. Developers discovered that this building type was cheap to build. Because there are many shared walls, floors and roofs, the construction cost per square foot is lower than terrace houses. They compensated for the need to construct common areas like staircases and corridors that increased the gross area of the building over and above the net sellable area of the apartments. The main savings was in the cost of land: each acre could fit in 3 or times the number of terrace houses while both building and infrastructure costs for each unit were also lower. There were savings in infrastructure cost as well because there are shorter runs of pipes, sewers roads and drains for each apartment unit in a compact multi-storey building compared with that found in a sprawling terrace house layout.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">All in all, compared to terrace houses, the building cost per square foot of net sellable area is about the same. However, you could fit in 60 low-cost flats in an acre of land or about 40 medium cost ones. So, there was a considerable saving in both land and infrastructure cost.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In the 90’s my firm designed and oversaw the construction of thousands of 5-storey walk-up apartments. The most common design had a single staircase access that served 4 units. It was a particularly efficient with minimal circulation space and sellable net floor area of about 94%.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The main disadvantage of this building type is how the value of the apartments decline the higher up they were. The first-floor units were the easiest to sell; the 4<sup>th</sup> floor ones, the hardest. This was supported by a study done at low-cost and medium cost flats that my firm designed in Kajang. In the medium-cost flats, we placed more expensive flats (RM90,000) on the lower floors and slightly smaller lower-cost ones (RM60,000) on the upper floors. The units sold briskly: the more expensive ones on the lower floors sold faster than the cheaper ones on the upper floors. It was obvious that the upper floors were less desirable.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In the low-cost apartments next door which were sold at the heavily subsidized price of RM42,000, the lower floors were taken up. But at the time the study was undertaken, a couple of years after completion, the upper floors remained unsold.<o:p></o:p></span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">However, with a slightly bigger budget the upper floors can be made more marketable by adding a lift to each block. They wouldn’t be too expensive: they serve only five floors and need not be fire-rated; downtime for maintenance is acceptable without having a second back-up.<o:p></o:p></span><br />
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<span style="color: red; font-family: "arial" , sans-serif;">Following the theoretical work that I had done with point blocks, in
the 90’s my firm designed and oversaw the construction of thousands of 5-storey
walk-up apartments. The most common design had a single staircase access that
served 4 units. It was a particularly efficient with minimal circulation space
and net sellable net floor area (NFA) of about 94% of the gross floor area
(GFA).</span><br />
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<span lang="EN-GB" style="background-color: black; color: red; font-family: "arial" , sans-serif;">From the point block idea, it was a short step to producing low-rise
Honeycomb apartments. The first proposal that follows is a proposal for a
60-acre site in a semi-rural area that achieves 40 units per acre shown here The second
is for a small 2-acre site that has a density above 60 units per acre, and that will be in the next post.<span style="color: red;"><o:p></o:p></span></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">More
recently the federal government finally introduced a separate “Affordable
Housing” initiative, but many of the negative elements of the low-cost housing
policy remain because State Governments have the ultimate say in land matters.<o:p></o:p></span></div>
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<span lang="EN-GB" style="color: red; font-family: "arial" , sans-serif;">Perbadanan PR1MA Malaysia was established under the PR1MA Act 2012
to plan, develop, construct and maintain high-quality housing with lifestyle
concepts for middle-income households in key urban centres. </span><span style="color: red; font-family: "arial" , sans-serif;">PR1MA homes come in various types and sizes within an integrated
community; sensibly designed to suit different household needs. Priced between
RM100,000 to RM400,000, you can now own a home that is well within your reach.
Earmarked for development in key strategic urban areas nationwide, PR1MA is
open to all Malaysians with a monthly household income between RM2,500 to
RM10,000.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Whilst
the low- cost housing policy was in effect, trying to get developers interested
in Honeycomb housing in the medium-cost segment was extremely hard, but these
ideas now are easier to apply to affordable housing than low-cost. In 2016, my
firm was asked to propose an affordable housing scheme in a relatively rural
part of mainland Penang. A very large piece of land had been offered for sale
and the developer wanted to allocate 60 acres of it for affordable housing that
would be constructed in a joint venture with PR1MA<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In
this area, people expect to live in terrace houses; apartment living is still
not thought to be acceptable. Still, given the soft soil conditions and the
expected high cost of infrastructural development, the developer did not
believe that the construction of terrace houses at affordable prices would be
profitable. In 2014, 3 times median income in Penang was only RM180,000.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">I
had previously planned a low-rise Honeycomb project for the developer in Alor
Gajah. Could we do a medium-rise version of the high-rise Honeycomb concept
here in this rural part of mainland Penang?<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">LOW-RISE
HONEYCOMB APARTMENTS ON A HEXAGONAL GRID<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Following
on my work from the 1990’s we created a layout that is based on a hexagonal
grid with the apartments arranged around courtyard gardens. This is the basic layout
that takes up a quarter of the whole site.<o:p></o:p></span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This
the layout of the whole site:<o:p></o:p></span><br />
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<span style="font-family: "arial" , sans-serif;">The
four quadrants each have their own access, we can enter two of them from the
south and the other two from the north. At each entrance is a Surau and Dewan.
In the centre of the quadrants is football field flanked by a clubhouse and a
kindergarten and child-care facility.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
quadrant is fenced; at the entrance is a guardhouse. There is a main road that
circles the quadrant and subsidiary roads branch off from the main road in a
clear hierarchical manner.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
basic neighbourhood is a hexagonal space in between three V-shaped blocks which
meet the minimum allowance of 40’ side -to-side distance and 30” rear-to-rear.
The layout, which created large courtyard spaces between the three blocks
provided much, much more than the minimum requirement of 60”.<o:p></o:p></span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
layout of each block adopts some of the features of high-rise honeycomb housing
whereby the apartments are all accessed from courtyard floors about half the
units are provided with a private garden. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
duplex apartments accessed from the third floor are linked to the floor above
it or the floor below it. The apartments on the ground floor are either single
storey apartments or apartments that link the 1<sup>st</sup> floor.<o:p></o:p></span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This
arrangement allows a covered garden 3-storeys high to be formed on the ground
floor and sky-court on the third floor.<o:p></o:p></span></div>
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<a href="https://4.bp.blogspot.com/-KLpAlmUsXts/WHNM7cQBYJI/AAAAAAABYAQ/ciHE_l1IiWAtvYBbYQk4p3v6jxLHOkWHQCPcB/s1600/Screenshot%2B%25282%2529.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="360" src="https://4.bp.blogspot.com/-KLpAlmUsXts/WHNM7cQBYJI/AAAAAAABYAQ/ciHE_l1IiWAtvYBbYQk4p3v6jxLHOkWHQCPcB/s480/Screenshot%2B%25282%2529.png" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;">On th</span><span style="font-family: "arial" , sans-serif;">e third floor, 10 units are provided with a private garden whilst 8 units do
not have them. On the ground floor 8 units are provided with a private garden
whilst 6 units do not have them. This compromise was proposed to meet the
objection that not every buyer would appreciate the provision of a privately-owned
front-yard and would be willing to pay for it.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In
this layout, the 1.5 car parks were provided for each apartment unit with
another 10% for visitors. The advantage of the hexagonal layout is that though
it uses land efficiently, it can provide variety in the quality of spaces
between the blocks in a way that is aesthetically pleasing. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
feasibility study for this proposal showed that there is good profit to be made
if people are willing to buy it at prices from RM180,000. But will they? Some
of the other consultants involved in the project were uncertain that they would
accept the change from terrace to high-rise. If that is the case, it would be
better to test the acceptability of Townhouses first.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Although
the client was happy with this layout, there were regulatory difficulties in
acquiring this piece of land and its implementation would have wait for a few
more years or else a new site.<o:p></o:p></span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-26507685185327984792016-12-02T09:09:00.000+08:002019-03-08T20:00:02.811+08:00 Point-Block Low-Rise Low-Cost Apartments<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Apart from the shop-house, the other building-type that I had developed as a solution to low-cost housing was the 5-storey walk-up flat.</span></div>
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<div style="text-align: left;">
<span style="font-family: "arial" , "helvetica" , sans-serif;">Most walk-up apartments in Malaysia can be described as slab blocks. In a paper written in 2000 I argued that the point block low rise apartment is not only more aesthetically pleasing and socially functional, it is also an economically viable alternative. </span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In the previous six years, I had attempted to design low cost and low-medium cost housing that met the strict cost limits required by developers, the rules set by government authorities, and the same time achieve the aesthetic and social aims of my practice.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">My firm approached this problem by designing and refining generic designs capable of being applied across the various sites, requirements and parameters of different projects. We promoted the point-block low-rise apartment as a generic design which is superior to the ubiquitous slab block low rise apartment. </span></div>
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<div style="text-align: left;">
<span style="font-family: "arial" , "helvetica" , sans-serif;">THE ECONOMIC ADVANTAGES OF POINT BLOCK LOW RISE APARTMENT COMPARED TO THE SLAB BLOCK LOW RISE APARTMENT </span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The slab block low-rise walk-up apartment is the standard solution in big towns and cities in Malaysia. The typical design comprises four or five storeys of apartments strung out in two lines opposite each other with access corridors and voids in the middle, and staircases at both ends of the corridor</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">There are of course many variations to this basic concept. We just must adapt specific dimensions and layout to customize the design. The slab block, in my opinion is not very pleasing aesthetically, and in social terms, now too positive either. Its main advantage is that it is cheap. Certainly, it is cheap compared to terrace houses or bungalows because it use less land. Typically, 50 to 60 units per acre compared to 20 units / acre for terrace house and even less tor bungalows. The construction cost for unit is also low compared to the bungalow or terrace house because there are lots of shared walls, shared structure, floors and roofing.</span></div>
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Against to the point-block, the slab block certainly looks cheaper. And therefore, it is cheaper goes the implicit common-sense logic. I challenged that common-sense conclusion.<o:p></o:p></div>
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<span style="font-family: "arial" , sans-serif;">The point block walk-up apartment comprises a single staircase in the core and four or more units around that central staircase. Every unit is a corner unit. The point blocks that we’ve designed certainly do not look cheap but there are specific and verifiable reasons why point blocks are cost-effective:</span></div>
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<span style="font-family: "arial" , sans-serif;">DENSITY (UNITS/ACRE)</span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">Land is an important cost factor in housing. Commonly it is 10% - 20% of the total development cost of a mixed housing project. The accepted density for low-cost low rise apartments (in most States in Malaysia) is 60 units per acre. It is not easy to achieve this density in an aesthetically pleasing and socially acceptable manner. You can maximise units for any given plot of land by using bigger blocks. Right? Well, not always true.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">It you have two similar round vessels of say 1 cubic meter capacity each and fill one vessel with large stones and the other vessel with small pebbles which vessel would contain more material? The vessel with the small pebbles will have more material. There would be less spaces between the pebbles compared with the bigger stones. In a similar manner, small blocks can fill up a site better than standard slab blocks. This tends to be true for big sites, especially sites with irregular shape. In the case of small sites, blocks designed to the shape of the land do better.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">SPACE EFFICIENCY (NET SELLABLE AREA / GROSS AREA)</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">Small point blocks are more efficient compared to slab blocks. In particular, the corridor is eliminated and the staircase and landing area is minimal. It is usual for point blocks to have 60% or less of corridor and staircase space per unit. It is not in typical for slab block with double loading corridors'# to have 76sf (7sm) external circulation space per unit. Slab block with single loading corridors can have external circulation space 96sf (9sm) or more per unit. Architects sometimes think that the more units share staircases, the more cost effective the design, but the corridors that lead to the staircases also add cost.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">INTERNAL LAYOUT EFFICIENCY</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">This is about maximising space usage in units. In the point-block generic design, every unit is a corner unit. There is a cost penalty tor this - there is less shared walls between units and there is less shared beams and columns. However, there is a benefit - less shared walls means more external walls, and with more external walls for light and ventilation it is easier to design efficient and functional rooms. In our point block designs, we try to maximise usable space and minimise circulation space. In intermediate units of slab blocks, external wall is at a premium. Voids have to be cut out in the interior of the block to provide windows to receive what little light and ventilation these air wells can provide. Or else, the exterior elevations require deep recesses to bring in light and ventilation to the middle areas.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">The depth of the units, often long in relation to the width, results in long circulation spaces required to access the outer rooms. This layout also involves other substantial compromises in functional design. Firstly, entrances are invariably at the dining area near the kitchen. This is not functional but seems to be the accepted standard even for medium to high cost apartments. Secondly, there will be some bedrooms, the kitchen, drying yard and some toilets which will have to make do with light and ventilation from air wells. Thirdly, entering the apartment from where the kitchen and drying yard is situated creates the impression of entering a home from its backyard. Fourthly, bedrooms are difficult to cluster together in a private zone separate from the semi-private living and dining areas.</span>
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<span style="font-family: "arial" , sans-serif;">Blocks with small footprints require small earth platforms. Blocks with big footprints require larger earth, platforms. A series of small earth platforms generally involve less volume then a series of larger platforms cut out from the same original slope profile. From the same illustration, it is also intuitively clear that easier to arrange point blocks to sit on cut ground than it is to arrange slab blocks to meet this same requirement. Having original ground to sit on rather than fill ground can save a lot in foundation costs. Of course, slab blocks can be arranged along contours to minimise earthworks, though this limits the flexibility of the layout and is not effective where the land slope in two directions. Another possibility is to stagger the slab block down the slope, this requires retaining walls or stilts which again adds cost, and reduces standardisation.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span> <span style="font-family: "arial" , sans-serif;">Therefore, it can be said that generally point blocks with smaller footprints than slab blocks provide greater flexibility in external layout design, requiring less earthworks and lower foundation costs.</span><br />
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<span style="font-family: "arial" , sans-serif;">CONCLUSION</span><br />
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<span style="font-family: "arial" , sans-serif;">Most low-cost flats in Malaysia can be described as slab block low-rise apartments. The ubiquity of this generic design, despite its functional and social inadequacies can be attributed to the misconception that, given the cost constraints there are no alternatives. But Low-rise point blocks in my opinion through more aesthetically pleasing, functional and socially acceptable can be more cost effective when compared to the slab block.</span><br />
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COMMERCIALIZATION<br />
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Back in 1995, not long after I set up my firm, I decided to focus on designing low-cost housing. We did not have any clients yet, but I made a bet that the demand for such housing would always be present, and if the designs we came up with were good, then commissions would come. The bet came good: in the following years, the government embarked on a programme to get the public and private sector to build for the low-income.<br />
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The government entrusted a government owned corporation, TPPT Sdn Bhd, to work with the private sector and State governments to build low-cost housing. The mood of the times is reflected in the book produced by a think-thank which was closely allied to the government: "Low-Cost Housing - A Definitive Study". The problem of housing for the low income was going to be solved!<br />
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<span style="background-color: white;"></span> This provided an opportunity for Arkitek M Ghazali to introduce our ideas for "point blocks": ie 5 storey walk-up blocks with only 4 or 8 units to each floor accessible from a single staircase . We found that point blocks were economical: the ratio of saleable area to total area we were able to get was more than 95% , compared to about 85% achieved by the conventional slab blocks which could have up to 16 units per floor accessed from a central corridor.<br />
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These point blocks were arranged in a hexagonal formation (the first hint of honeycomb housing). In terms of land-use efficiency, we found this to be as efficient as the conventional rectilinear layout. In addition, the point block concept created "defensible spaces" and I instinctively felt that the clustering of the flats offered a much more community-friendly environment.<br />
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The recession of 1997/98 put a stop to the would be boom in low-cost housing.<br />
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However, the firm was able to see quite a few of its ideas come to fruition:<br />
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Octagonal low-cost 5 storey point-block flats, eight units on each floor, laid out in a hexagonal grid in Nusajaya, Johor below:</div>
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Medium-cost students 5 storey point-block apartments, four units to each floor, laid out in a hexagonal grid in Universiti Industri Selangor, Batang Berjuntai, Selangor.</div>
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This 5-storey walk-up building concept could easily be married to the Honeycomb apartment idea...</div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><a href="http://www.tslr.net/2017/01/from-5-storey-point-blocks-to-honeycomb_11.html" style="font-family: inherit;">Continue to next Post</a></span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-54698744964329556452016-12-01T00:15:00.000+08:002017-09-22T14:53:22.014+08:00Low-Cost 5-storey Flats<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , sans-serif;">Since
the 1980’s, Malaysian developers were required to set aside 30% of the houses
they build to be low cost houses priced below RM25,000. Implemented and amended
to varying degrees by State and Federal Governments through the years, it has
been clear for some time that there were serious problems with this policy.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">By
the 1990’s. </span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">it became clear that the housing that came out from the current low-cost
policy was not satisfactory. The construction cost of a low-cost house that met
the minimum requirements was more than the selling price. Developers had to
subsidize the low-cost housing; not surprisingly, developers designed and built
them to minimum standards. <o:p></o:p></span></div>
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<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">But of course, any subsidy wasn’t really from the developers’ own
pockets: they passed it on to ordinary house purchasers. Developers found that
the sales from seven medium-cost house could not sufficiently subsidize 3
low-cost homes; better to build 7 high-end houses. In effect the low-cost
housing requirement became a disincentive to building medium cost houses. It
was also a heavy tax on purchasers, and a very regressive one to boot.<o:p></o:p></span></div>
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<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">So, the rules were tweaked. For example, in Johor for instance, the new
requirement became:<o:p></o:p></span></div>
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<ul style="margin-top: 0cm;" type="disc">
<li class="MsoNormal"><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">20%
low-cost RM25,000<o:p></o:p></span></li>
<li class="MsoNormal"><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">10%
low-medium type 1 RM60,00<o:p></o:p></span></li>
<li class="MsoNormal"><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">10%
low-medium type 2 RM80,000<o:p></o:p></span></li>
</ul>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">In the latter part of the 1990’s the federal government also introduced
a raft of other new measures to boost the building of houses for the poor: it
offered soft loans to developers of low cost housing; a revolving fund was set
up to finance construction. The standard of the low-cost houses was set at
improved levels, notably the requirement for 3 bedrooms.<o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">The government entrusted government linked companies to work with the
private sector and State governments to build low-cost housing. The mood of the
times is reflected in the book produced by a think-thank which was closely
allied to the government: "Housing the Nation - A Definitive Study".
The problem of housing for the low income was going to be solved!<o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">WHAT HAPPENS WHEN QUALITY IS NEGLECTED?<o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">However, because the ceiling price of low-cost houses had greatly
exceeded the cost of constructing them, developers placed the low-cost housing
in the most undesirable locations in their site, and spent as little as they
could to minimize their losses. But the resulting low quality of the houses
made them unpopular.<o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">The low-cost housing was almost always segregated in the worst location
of any development, away from shops, amenities and public transport. The
house-type of choice was the 5 storey walk-up flat, about 60 units per acre,
some with the ground floor empty, with only about one car parking space for
every two units. <o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">They have almost all turned out to be crowded and all badly maintained.
Many of the new housing schemes that resulted looked likely to become slums.<br />
<br />
It was expected that the low-income people would grab the chance at home
ownership! But this was not the reception that was given. In the states of
Johor and Selangor where there is the problem of property overhang, unsold
low-cost houses made up the main component in the number of unsold completed
properties.</span><span style="font-family: "arial" , sans-serif;"> </span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">In many
instances the vacant properties became dilapidated and the “forced sale value”
of the low-cost houses were a fraction of the original selling price. In many
cases where the banks took over and tried to auction off the properties, there
were few takers and reserve prices drifted lower to ridiculous levels. <o:p></o:p></span><br />
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span>
<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhyod21h9R1eIWMMuO92zbD54v94Pi8Lsz6k08SSpERcM31h7o6R17fFqxIKYcU-zrNonVGMXo89AZXTWzRhXsCiBQhjlDXRd_g6SWTyXTrFvjiS3mzirsYbHMGO-cLAjPZaA80Vdvoekqn/s1600/RM9000+reserve+price.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="233" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhyod21h9R1eIWMMuO92zbD54v94Pi8Lsz6k08SSpERcM31h7o6R17fFqxIKYcU-zrNonVGMXo89AZXTWzRhXsCiBQhjlDXRd_g6SWTyXTrFvjiS3mzirsYbHMGO-cLAjPZaA80Vdvoekqn/s480/RM9000+reserve+price.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">In 2005 nearly 3000 completed houses in the low-cost category were
unsold. It appears that developers were being forced by government policy to
build houses for poor people who did not want them.<o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">This situation was absurd! Developers make a loss from building low-cost
houses even when they are able to sell all of them - when they remain unsold,
their cashflow and profitability became seriously compromised. <o:p></o:p></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">Whilst the middle class buy houses that appreciate in value, the buyers
of many low-cost flats, especially those out of town, have seen the value of
their homes dwindle. <o:p></o:p></span><br />
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span>
<span style="font-family: "arial" , sans-serif;">It was during the mid-1990’s that I first started thinking about building types and how to improve them, not in response to any one project but to develop a new generic solution that could be adapted to a range of sites. Most walk-up apartments in Malaysia can be described as slab blocks and it was to this specific building type that I developed an alternative. </span><br />
<span style="font-family: "arial" , sans-serif;">In a paper written in 2000 I argued that the point block low-rise apartment is not only more aesthetically pleasing and socially functional, it is also an economically viable alternative. </span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"></span><br />
<span style="font-family: "arial" , sans-serif;">In the next post I will touch on the point-block low-rise low-cost apartments.</span><br />
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY;">To make things worse, the low-cost housing policy had the unintended but
nasty side effect of discouraging developers from building houses that people
with middle income could afford. The low -cost housing policy was in effect a
very regressive tax on house buyers.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Developers
responded by simply by building more high end units and fewer medium costs
ones. <o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<a href="http://www.tslr.net/p/contents-page.html" style="font-family: inherit;"><span style="font-family: "arial" , "helvetica" , sans-serif;">Back to Table of Contents</span></a><br />
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<a href="http://www.tslr.net/2016/12/point-block-low-rise-low-cost-apartments.html" style="font-family: inherit;"><span style="font-family: "arial" , "helvetica" , sans-serif;">Continue to next Post</span></a></div>
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com1tag:blogger.com,1999:blog-4442925373328951762.post-18781075379242736462016-11-30T09:17:00.000+08:002017-09-06T01:17:38.047+08:00Developing more Cluster Townhouse Designs<div dir="ltr" style="text-align: left;" trbidi="on">
<span style="font-family: "arial" , "helvetica" , sans-serif;">PR1MA PENGKALAN, ALOR GAJAH</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The clients were so happy with the response to the Townhouses that they then changed their plans for the next phase of 50 acres to a proposal for all Townhouses. </span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">My firm had earlier prepared a mix income layout for this site, where Townhouses are mixed with other house-types in each cul-de-sac. It was, I thought, an ambitious proposal which challenged the conventional practice of having segregating bungalows, semi-detached houses, large terrace houses and smaller terrace houses each in their own neighbourhood. The local authority had also requested that each open green spaces or “kawasan lapang” should be at least 10,000sf. So, in this layout we complied. </span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">However, at that time the Government, through PR1MA, was promoting affordable housing to be sold at 20% below market price. Our client decided to respond to this call, and to take the best advantage of a modular formwork system, wanted instead a Honeycomb layout with only one type of Townhouse design. The developer was also able to sell the idea to PR1MA. A layout was prepared by a Town-planner based in Melaka who designed a simpler, very efficient, kind of a Honeycomb layout. Here the Townhouse blocks are all arranged in rows along streets which have a 10” green strip in front of every home.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This fast-track project for 1160 Townhouses was planned to be completed in just 18 months and is in now under construction.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">JASIN, MELAKA</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">The next project in Melaka at Jasin provided a better opportunity to improve on the Townhouse design. Here, the Townhouses, priced from RM150,000 to RM180.000, are in semi-detached blocks rather than quadruplex ones. This allows the rear wall to be an external rather than a party wall allowing a better arrangement of rooms.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Still, up to this stage, there was no opportunity yet for a cul-de-sac Honeycomb layout.</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">A TOWNHOUSE HONEYCOMB LAYOUT</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><br /></span>
<span style="font-family: "arial" , "helvetica" , sans-serif;">Is it possible to design a Honeycomb cul-de-sac layout with Townhouses that can compete with the linear layout produced at Alor Gajah? Below is a possible alternative where a combination of semi-detached and cluster Townhouses is able to produce a similar density to that achieved in Alor Gajah. </span><br />
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<tr style="height: 15.0pt; mso-yfti-irow: 1;">
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<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Total Residential<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">600<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">15.76<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">59.1%<o:p></o:p></span></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 2;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Surau & kindergarten<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">0.43<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">1.6%<o:p></o:p></span></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 3;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Pocket Parks<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">1.84<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">6.9%<o:p></o:p></span></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 4;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Central Green<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">0.82<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">3.1%<o:p></o:p></span></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 5;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Road<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">7.8<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">29.3%<o:p></o:p></span></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 6;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Total Amenities<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 7;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Density<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">21.6<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
</tr>
<tr style="height: 15.0pt; mso-yfti-irow: 8; mso-yfti-lastrow: yes;">
<td nowrap="" style="border-top: none; border: solid windowtext 1.0pt; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 98.0pt;" valign="bottom" width="131"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">Total land<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div align="right" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: right;">
<span style="color: red; mso-ansi-language: EN-MY; mso-ascii-font-family: Calibri; mso-bidi-font-family: Calibri; mso-fareast-font-family: "Times New Roman"; mso-hansi-font-family: Calibri;">27.84<o:p></o:p></span></div>
</td>
<td nowrap="" style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.0pt; mso-border-bottom-alt: solid windowtext .5pt; mso-border-right-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 48.0pt;" valign="bottom" width="64"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
</tr>
</tbody></table>
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-70798399384847489972016-11-29T22:40:00.001+08:002017-01-07T16:42:28.020+08:00The Cluster Townhouse <div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">THE SINGLE STOREY TERRACE HOUSE</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;"><b><br /></b>
Single storey terrace houses were the most common house-type for rural areas and small towns. In urban areas where land has become expensive, single storey houses are not common any more for new developments. Typically, they occupied 20’X70’ plots of land and a few years ago would be priced at RM110,000 and below. However, they are expensive to build with a big area for footings and roof, a large party wall, and low density. Worse, they are perceived as less prestigious than two storey houses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;"> <i style="font-size: small;">The Single storey terrace House: “IRIS GARDEN” priced about RM149,000 per unit at Bandar Saujana Putra in Selangor; from LBS Bina website</i></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Now with building costs much higher than a few years ago, even developers in rural areas are shunning the single storey houses. The ones that get launched are also getting more expensive, leaving a gap in the supply of new houses in the RM80,000 to RM130,000 price range that used to be served by the single storey terrace houses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">THE TOWNHOUSE AS A CHEAPER ALTERNATIVE TO THE SINGLE-STOREY TERRACE HOUSE</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">For the solution, we looked to an existing type of residential unit in Malaysia which is called a “townhouse”. Introduced in the 1980’s, it is actually a large terrace house with different owners on the ground and the first floors. This relatively new building type, is for people who can’t quite afford a terrace house, but do not want to live in flats.</span><br />
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<i style="font-size: small; text-align: left;"><span style="font-family: "arial" , "helvetica" , sans-serif;">The Terrace Townhouse: Townhouse at Bayu Permai in Rawang; from from GM Build website</span></i></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The terrace townhouses usually have only 22’ or 24’ frontages and this is too tight. The street fronting the townhouses has gate after gate along it: there is no space at all along the street for a second car, or indeed for any visitors. There is also too little external walls for proper ventilation and lighting for the rooms within them: the room layout gets very contorted as the various rooms compete for space for windows.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">THE SEXTUPLEX TOWNHOUSE</span><br />
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We came up with a cluster version of the townhouse. You saw a preview of it in north Johor in the last chapter "A Big and a Big Site". What used to be a sextuplex house was divided into upstairs and downstairs units. These townhouses can fill an important niche in the market: while the usual kinds landed property – terrace, semi-detached and detached houses – are becoming more unaffordable for many people, they are not yet ready to accept living in apartments. At about 1000sf built-up area, these would have the same built-up area as fsingle–storey terrace houses. They are cheaper to build than single storey houses because they have more shared walls, floors and roof, and each unit takes up a smaller piece of land. I believe that they should be priced 10% cheaper than single storey houses.</span><br />
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<i><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-small;">The Upper Floor Unit</span></i></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-small;"><i>The Lower Floor Unit</i></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The new Honeycomb Townhouse designs are an improvement on the terrace townhouses now already found in city areas.</span><br />
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<i><span style="font-family: "arial" , "helvetica" , sans-serif; font-size: x-small;">Perspectives of the Sextuplex Townhouse</span></i></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The Honeycomb Townhouse has the advantage of being a corner unit with a garden to the side. There is more space for windows, and this makes the layout easier – there are enough external walls to provide windows for all the rooms. The Honeycomb Townhouse also has at least 30’ frontage. This means that after providing for the gates to the car-porches of the lower and upper floor units, there is still another 10’ to the side. In addition, the Honeycomb courtyard would mix quadruplex and sextuplex units, but only the sextuplex units are suitable for conversion to Townhouses (the quadruplex units have frontages which are too narrow). So the mixture of quadruplex and Townhouses becomes less crowded than a street of terrace townhouses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">There is another important advantage – the terrace townhouse has a rear garden for the ground floor unit but none at all for the first floor unit. But the Honeycomb Townhouse has a front garden for the upper floor unit and a rear garden for the lower ground unit!</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">THE QUADRUPLEX TOWNHOUSE</span><br />
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There is also a rectilinear version of the Townhouse. The layout is much simpler. It is also possible to have a higher percentage of townhouses in this version because all the cluster blocks except the corner access ones can be converted from quadruplexes to Townhouses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The developer, the Seri Pengkalan Group, which had experimented with the small Honeycomb project in Merlimau Melaka had a bigger problem to solve.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In Melaka, the level of affordability is low; the most popular product was the single storey terrace houses. However, as land prices and construction costs inched upwards, developers could only extract marginal profits from the terrace houses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This was a problem for Sei Pengkalan too.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">For their development just outside a small town, Alor Gajah, about 45 minutes from Melaka city. For some time they experimented with one and half storey terrace houses – products that they could sell at a higher price but which are supposed to be only slightly more expensive than the purely single storey house. However, providing a staircase that can take up 100sf that serves just a few hundred square feet in the attic space is inefficient.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">I was able to convince them to build two storey cluster houses instead that had box-like plans that were easy to build. A simpler, cheaper version of the cluster houses at Bernam Jaya was adopted and they were priced attractively RM240,000. These, together with semi-detached houses (also similar to the Bernam Jaya ones) proved easy to sell. There were enough people in Alor Gajah who were able to afford the houses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The harder problem was that there was still a large market for the market segment that single storey houses used to occupy – houses that cost below RM200,000 down to RM120,000. The State of Melaka by that time had instituted new rules that require a portion of houses to be sold at RM150,000 or less. To overcome this problem we proposed the cluster townhouse.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">KASA HEIGHTS TOWNHOUSES</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In Alor Gajah, we had designed 288 units of cluster townhouses. Due to the constraint on the selling price, the client insisted the buildings be laid out along straight lines to minimize cost. Still, priced at RM150,000 there was a considerable amount of trepidation on the part of the developer. After all, the terrace townhouse had proven itself to be unpopular; not too long ago, at RM150,000, purchasers could buy single-storey terrace houses.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Nevertheless, the cluster townhouses proved themselves to be an acceptable alternative, and all the units were sold out in three months.</span><br />
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<a href="http://www.tslr.net/p/contents-page.html" style="font-family: inherit;"><span style="font-family: "arial" , "helvetica" , sans-serif;">Back to Table of Contents</span></a><br />
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<span style="color: orange; font-family: "arial" , "helvetica" , sans-serif;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-12794554461205095622016-11-27T11:16:00.000+08:002017-09-06T01:16:23.468+08:00How can the Honeycomb Concept make Housing more Affordable?<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , sans-serif;">In
this last part of the book, we will look at specific designs that can address
the problems of delivering low-cost, low-medium cost and affordable housing
that almost all Malaysians can afford to own a house.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">HOUSING
AFFORDABILITY IN MALAYSIA<o:p></o:p></span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Housing
affordability is commonly expressed as Price-Income Ratio (PIR), defined as
median home price to median household income. International Demographia rates
affordability as follows:<o:p></o:p></span><br />
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<td style="border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 134.45pt;" valign="top" width="179"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<b><span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Rating
<o:p></o:p></span></span></b></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<br /></div>
</td>
<td style="border-left: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 4.0cm;" valign="top" width="151"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<b><span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Median
Multiple<o:p></o:p></span></span></b></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 134.45pt;" valign="top" width="179"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Severely Unaffordable<o:p></o:p></span></span></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 4.0cm;" valign="top" width="151"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">≥ 5.1<o:p></o:p></span></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<br /></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 134.45pt;" valign="top" width="179"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Seriously Unaffordable<o:p></o:p></span></span></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 4.0cm;" valign="top" width="151"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">4.1 – 5.0<o:p></o:p></span></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<br /></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 134.45pt;" valign="top" width="179"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Moderately Unaffordable<o:p></o:p></span></span></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 4.0cm;" valign="top" width="151"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">3.1 – 4.0<o:p></o:p></span></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<br /></div>
</td>
</tr>
<tr>
<td style="border-top: none; border: solid windowtext 1.0pt; mso-border-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 134.45pt;" valign="top" width="179"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">Affordable<o:p></o:p></span></span></div>
</td>
<td style="border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; mso-border-alt: solid windowtext .5pt; mso-border-left-alt: solid windowtext .5pt; mso-border-top-alt: solid windowtext .5pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 4.0cm;" valign="top" width="151"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="color: red;">≤ 3.0<o:p></o:p></span></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; mso-element-anchor-horizontal: column; mso-element-anchor-vertical: paragraph; mso-element-frame-hspace: 9.0pt; mso-element-left: center; mso-element-top: .05pt; mso-element-wrap: around; mso-element: frame; mso-height-rule: exactly;">
<br /></div>
</td>
</tr>
</tbody></table>
</div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This
is the median household income in Malaysia in 2014 by state. <o:p></o:p></span></div>
</div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgrRUUDz2UMvWl6k6qmZ4ZHTH9pmW33HchqI7ktoVomyRsCEimcb9rxJ3cxoKcCom_58Vap0ptoox-KqZXqxg_oDNPOdJFlDwR94ldxvhtyWLIM31cSEx2eWftDph6PXZ1mXgQsFBrVnta5/s1600/Mean+Income+2014.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="480" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgrRUUDz2UMvWl6k6qmZ4ZHTH9pmW33HchqI7ktoVomyRsCEimcb9rxJ3cxoKcCom_58Vap0ptoox-KqZXqxg_oDNPOdJFlDwR94ldxvhtyWLIM31cSEx2eWftDph6PXZ1mXgQsFBrVnta5/s480/Mean+Income+2014.jpg" width="438" /></a></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">So,
for example, the median monthly income in Kelantan is RM2716 in Kelantan, in
Perak, RM3451, in Melaka is RM5029, in Selangor, RM6,214, in Kuala Lumpur,
RM7,620. Affordability at 3 times annual income In Kelantan it is about
RM98,000; in Perak RM125,000; in Melaka RM184,000; in Selangor RM224,000; in
Kuala Lumpur RM274,00<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
question is: what sort of housing can be developed that is within these
affordability limits. The usual approach to this question is to look at
conventional types of houses like terrace houses, low-rise and high-rise and to
see how the construction cost of these housing units can be minimized for each
type of housing. However, I believe that making housing more affordable is not
all about price: quality can play a major role in reducing cost. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Let
me explain.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">QUALITY
AND AFFORDABLE HOUSING<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Malaysians
moved from kampongs to terrace houses when they migrated to towns: land in
towns was too costly to allow people to build detached houses on their own
piece of land. And when terrace houses become too expensive, they moved to
low-rise walk-up flats, or if they could afford it, high-rise apartments. For
many, living on the ground, on landed property, remains their dream. If they
must give up this dream, it is with reluctance.<o:p></o:p></span></div>
<br />
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Looking
at our southern neighbour, Singapore, moving people from kampongs or overcrowded
shop-houses with over 100 persons living above a single shop, to modern
high-rise flats was not easy. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhzQkz5cdW-KBAA1RWUI_RVMeTFQsvu2LVsfBzgz2DESr5q6VfTKAKcQ7YWoIx_9zZvHITdfU41qg6zgV_L1caDRvY14q5oyCoXz35M-lIF-c3LMySKIfsrC7L6j-2Vau3w6ftJXA__OPBl/s1600/Singapore+squatter.jpeg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="275" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhzQkz5cdW-KBAA1RWUI_RVMeTFQsvu2LVsfBzgz2DESr5q6VfTKAKcQ7YWoIx_9zZvHITdfU41qg6zgV_L1caDRvY14q5oyCoXz35M-lIF-c3LMySKIfsrC7L6j-2Vau3w6ftJXA__OPBl/s480/Singapore+squatter.jpeg" width="480" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiz3t09d5Lm50z_owRCt7gYpJfGOQd-yQeDFMTIj-Fhozadh5K-lsk08Pbu58-URf_dG7TQbArbWBbifNGWjaIg-qydcwyEulGBMX94MTwR92JnZnLRnh5oe0505ofdDAte7EfuHoGpNLdl/s1600/Singapore+shophouse.jpeg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="309" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiz3t09d5Lm50z_owRCt7gYpJfGOQd-yQeDFMTIj-Fhozadh5K-lsk08Pbu58-URf_dG7TQbArbWBbifNGWjaIg-qydcwyEulGBMX94MTwR92JnZnLRnh5oe0505ofdDAte7EfuHoGpNLdl/s480/Singapore+shophouse.jpeg" width="480" /></a></div>
<div class="separator" style="clear: both; text-align: center;">
<br /></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Lee
Kuan Yew wrote “There were enormous problems when we resettled farmers and
others from almost rent-free wooden squatter huts with no water, power or
modern sanitation, and therefore no utility bills, into high-rise dwellings
with all these amenities but also a monthly bill to pay. It was a wrenching
experience…”<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">“Several
pig farmers couldn’t bear to part with their pigs and reared them in their high-rise
flats…a couple with 12 children …brought a dozen rear chickens and ducks to at
the kitchen…”<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">“For
a long while many…walked up the stairs because they were afraid of lifts. There
were people who continued to use kerosene lamps instead of electric bulbs.”<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Malaysia’s
experience was much more sanguine: the first big move was from kampong houses
or squatter huts to terrace houses. The move was looked at as a step up – a
desirable upgrade. However, as landed property becomes unaffordable, a move to
apartments is seen as a step down.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Dato’
Alan Tong, pioneer of condominiums in Malaysia, has recounted how he had to add
more and more facilities to his first condo – OG Heights – to attract buyers
who were more used to landed property. Of course, as people got used to
high-rise living, they learned to appreciate its advantages and adapted to the
disadvantages. So now, condos in Malaysia can fetch prices as high as that of
landed property. And in Singapore, the majority are happy and are proud of
their HDB apartments.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">SUBSTANTIALLY
REDUCING THE COST OF HOUSING<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
cost of land and construction are the two main components that determine
housing price and affordability. In looking for solutions to reducing costs,
many have looked to see how construction costs can be reduced and have
recommended the development of efficient and standard designs so that housing
can be mass produced. The adoption of industrialized building systems is also
recommended to make the production of houses more factory production. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">However,
there are at least two limitations with this cost saving approach: the first is
that the benefits of IBS and mass production is best achieved when there is a
high degree of repetition. Housing demand on the other hand, like demand for most consumer
products, favours variety. So, designing standard plans so that whole
neighbourhoods comprise only a house-type to maximize repetition is catering
for the convenience of the builder, not the interest of the buyer.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
second problem is that the savings in construction cost to be gained from mass
production is limited. From the practical experience of many, including mine,
it is possible to save money from the adoption of IBS, but the effect is just
not large enough. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">IBS
is about the process of building and mainly relates to assembling the main
structural elements. However, the structure and fabric of the house makes up
just one portion of the cost of housing. Services and infrastructural also make
up a substantial amount. Still another factor to consider in trying to substantially
reduce is the cost of land other costs related to it.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Adopting
IBS might speed up construction, reduce waste and result in better quality
finishes, but realistically, the possible savings expressed as a percentage of
total construction cost reduce is only about 5%.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">It
is also possible to consider the price of land as artificial and to reduce it
by releasing government land at a subsidized rate or resort to compulsory land
acquisition at below market price, but those actions are beyond the scope of
this book. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
technical alternative to the high price of land is to introduce more intensive
types of housing with higher density, so that the cost of each acre of land can
be shared among more units. The advantage of this approach is that not only is
there a saving in land cost but higher density housing can also mean lower
infrastructure cost and building cost. </span><span style="font-family: "arial" , sans-serif;">To
illustrate this point let’s look at a typical piece of suburban land that costs
RM25 per square foot and the ball park figures for the cost of building and
infrastructure.</span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">
</span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><i>Table
1: Typical costs of Land, Building and Infrastructure where land is RM25 per
square foot.</i> </span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"></span><br />
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; margin-left: -.5pt; mso-padding-alt: 0cm 5.4pt 0cm 5.4pt; mso-yfti-tbllook: 1184; width: 459px;">
<tbody>
<tr style="height: 43.5pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td style="background: white; border-right: solid black 1.0pt; border: solid windowtext 1.0pt; height: 43.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<br /></div>
</td>
<td style="background: white; border-left: none; border: solid windowtext 1.0pt; height: 43.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Single-storey Terrace houses</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-left: none; border: solid windowtext 1.0pt; height: 43.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">Cluster Townhouse<o:p></o:p></span></span></div>
</td>
<td style="background: white; border-left: none; border: solid windowtext 1.0pt; height: 43.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">5 storey apartment</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 1;">
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid black 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">Density<o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">14<o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">20<o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">55<o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 2;">
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid black 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Plot ratio</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">0.37</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">0.46</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">1.26</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 3;">
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid black 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Land cost RMpsf</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">68</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">54</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">20<o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 16.5pt; mso-yfti-irow: 4;">
<td style="background: white; border-bottom: solid black 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid windowtext 1.0pt; border-top: none; height: 16.5pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Building Cost RMpsf</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 16.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">100</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 16.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">90</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 16.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">80</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 18.0pt; mso-yfti-irow: 5;">
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid black 1.0pt; border-top: none; height: 18.0pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Infra CostRMpsf</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 18.0pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">20</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 18.0pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">17</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 18.0pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">15</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 15.75pt; mso-yfti-irow: 6;">
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: solid windowtext 1.0pt; border-right: solid black 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">Subtotal</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">188</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">161</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 15.75pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">115<o:p></o:p></span></span></div>
</td>
</tr>
<tr style="height: 25.5pt; mso-yfti-irow: 7; mso-yfti-lastrow: yes;">
<td style="background: white; border-top: none; border: solid windowtext 1.0pt; height: 25.5pt; mso-background-themecolor: background1; mso-border-top-alt: solid windowtext 1.0pt; padding: 0cm 5.4pt 0cm 5.4pt; width: 137.0pt;" width="183"><div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">% cheaper than Terrace House<o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 25.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 74.0pt;" width="99"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<br /></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 25.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 71.0pt;" width="95"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="color: red;"><span lang="EN-GB" style="font-family: "arial" , sans-serif; mso-fareast-font-family: "Times New Roman";">14%</span><span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><o:p></o:p></span></span></div>
</td>
<td style="background: white; border-bottom: solid windowtext 1.0pt; border-left: none; border-right: solid windowtext 1.0pt; border-top: none; height: 25.5pt; mso-background-themecolor: background1; padding: 0cm 5.4pt 0cm 5.4pt; width: 62.0pt;" width="83"><div align="center" class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm; text-align: center;">
<span style="font-family: "arial" , sans-serif; mso-ansi-language: EN-MY; mso-fareast-font-family: "Times New Roman";"><span style="color: red;">39%</span><o:p></o:p></span></div>
</td>
</tr>
</tbody></table>
</div>
</div>
<div class="MsoNormal">
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Here
I’ve listed the cost of land, building and infrastructure of a range of
alternative affordable products – terrace house, cluster townhouse and 5-storey
shop-apartment - all with 1000sf net
sellable floor area (NFA). There are large cost savings for land. There are
also big cost differences between constructing a terrace house and a townhouse
or a five-storey apartment or a shop-house! And then there are cost savings
that accrue from reductions in infrastructural costs.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
reason for the savings in land cost is very simple – more units share the cost
of each acre of land. Having more units packed into each acre also reduces
infrastructure cost as the same or lower amount of road, drains, pipes and
sewers serve more units. The terrace townhouse in which the ground floor and
the first floor belong to different owners share more common walls, floors and
roofs compared with the terrace house. In the apartment, there is an even
higher percentage of common walls, floors and roofs.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Naturally,
given a free choice and not taking price into consideration, people will choose
the terrace house over the 5-storey apartment. As they would naturally prefer a
bungalow to a terrace houses. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The
challenge is to make the alternatives that are cheaper to build turn out to be
as attractive as the terrace house so that house-buyers do not see them as a
downgrade. It is here where Honeycomb housing can play a major role. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Our
aim is that the less expensive Honeycomb alternatives might even be considered
as an upgrade to the terrace house. <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In
the following chapters, there is a common theme. We look at a series of
conventional house-types – from townhouses, shop-houses to five storey flats –
and propose a new Honeycomb adaptation that makes them more attractive and
desirable. Mainly, by providing homes with a private and shared garden, we make
the homes as similar as possible to terrace houses. <o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In
the next chapter, we look at Townhouses. This house-type, is one step down from
terrace houses. In the conventional form, two-storey 24”x80” houses are divide
into two – one unt upstairs and another one downstairs.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Following
this, 5-storey walk-up flats. As building low-cost terrace houses became too
expensive, developers looked to this house-type. If Alan Tong and the HDB
provide the examples of how quality was successfully achieved in what were new
forms of housing, the experience of low-cost walk-up apartments demonstrates
the what happens when quality is lacking. We propose how to improve the quality
of these apartments by adopting the Honeycomb idea.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In
the chapter 19, we look at how the Shop-house can be adapted to answer the
problem of the most difficult segment of the affordable home market: low-cost
housing.<o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
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<span style="color: orange;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-21137682334091195852016-11-26T23:18:00.000+08:002017-09-27T17:53:21.088+08:00High-Rise Housing Proposal in Danau Kota, Kuala Lumpur<div dir="ltr" style="text-align: left;" trbidi="on">
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This was a proposal to redevelop about over 13 acres of land
in Setapak, Kuala Lumpur which contains a large mining pool and which functions
as a water retention pond. About half of the plot is below water surrounded by
about 6.5 acres of land that can be developed.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The location is within a well built up area near a major
road, high-rise apartment and a commercial centre. The client wanted to realize
the value to the land by increasing placing serviced apartments and commercial
on it while converting the pond into a public park.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The Brief<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">We proposed to meet the potential demand for high-end
serviced apartments with club and hotel standard amenities on the land found
North of the pond with commercial units along the Southern boundary fronting
Jalan Genting Kelang.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The Solution</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Five blocks of 30 storey apartments were placed on a 4-storey
podium block which houses the apartment facilities and car parking. <o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The apartments were laid out in a modified split-level
arrangement with the living room at the courtyard level, the kitchen, dining
and bedroom 3 half a floor above or
below it, and the master bedroom, bedroom 2 and bathrooms a full floor above or
below the courtyard level.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The Danau Kota proposal was only one of many Honeycomb
high-rise proposals.<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">A Dead End?</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Four years after first developing the high-rise honeycomb
idea, we had prepared many proposals but none yet had been taken up by any
developer. The model that I had pushed, the X-Plan, was perhaps perceived too
luxurious in the provision of courtyards. They were always thought of as being
most suitable for luxury condominiums. But, my experience and reputation were
in affordable housing, not high-end. <o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">I could only tout the X-Plan as being no more expensive than
conventional high-rise designs. And there was uncertainty even in in that:
developers can take advantage of the savings from eliminating corridors and
providing fewer lifts, but will authorities approve higher densities?<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">What would be the cost of providing and maintaining the
courtyards and the landscaping? Six storeys high, they were open to the sky to
allow even grass to grow. But potential clients asked: would driving rain would
be a problem? Isn’t a roofed walkway necessary
to connect the lift lobby to the unit? At what cost?<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">And what about the cost of the staircase in each home? <o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">Would the high-rise Honeycomb be suitable for affordable
housing in Malaysia?<o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">I did not have the answers at that time. I had to simply accept
that the idea wasn’t yet sufficiently compelling.
I decided that the best way to progress further was to answer that last question.
If the ordinary Malaysian can afford to own a Honeycomb apartment, then it
would be compelling. <o:p></o:p></span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">A tough challenge!.<o:p></o:p></span></div>
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If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-68464057270262370272016-11-25T23:15:00.001+08:002017-09-27T17:42:06.261+08:00Reducing the Cost of Lifts and the Cost of Land<div dir="ltr" style="text-align: left;" trbidi="on">
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<div style="margin-bottom: .0001pt; margin: 0cm;">
<b><span style="font-family: "arial" , sans-serif; font-size: 11pt;">A New Typology </span></b><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">By rearranging how residents and
visitors access apartments, the High-Rise Honeycomb apartment is new typology that
goes to the heart of the problem with high-rise – the problem of “intermediate spaces”
in high rise apartments. Narrow
single-storey corridors are replaced with sky-courts up to six-storeys high. Access
to apartments are only found on every third floor. </span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">Moving forward here are some other
aspects to consider:</span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<b><span style="font-family: "arial" , sans-serif; font-size: 11pt;">Reducing the cost of lifts.</span></b><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">In the early Singapore examples,
skip stop lifts were adopted to save cost. The savings on the cost of the lift
doors plays the smaller part. The main savings came from having lifts that
travel faster between stops (because they are further apart) and so reduce the
number of lifts that are needed.</span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><span class="apple-converted-space"><br /></span></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjmbSUW0YA7PrsFtNZ8zmfPFdmYdnqGocp0hX1UJtbJqXSsEI9GyiGPL5Oqs78QZFKlQete0wC0rH0idqpT84LNgixV72Fv1HFgyz25-D_JgiJ1wEu-k11l4SI9Y6U0DE0oK1Haf82XkBu3/s1600/Lift+stops.tif" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="354" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjmbSUW0YA7PrsFtNZ8zmfPFdmYdnqGocp0hX1UJtbJqXSsEI9GyiGPL5Oqs78QZFKlQete0wC0rH0idqpT84LNgixV72Fv1HFgyz25-D_JgiJ1wEu-k11l4SI9Y6U0DE0oK1Haf82XkBu3/s1600/Lift+stops.tif" width="400" /></a></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">The lifts in this sky neighbourhood
model only needs to stop every three floors at the courtyard levels. But
residents don’t need to go up or down from the floors with lift stops to go to
their own apartment like the Singapore examples. From the entrance level of
each apartment, residents walk straight to their homes, they only walk one
floor up or one floor down to get to their bedrooms.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">So, in this 30 storey example, only
9 stops are required on the 27 storey tower block.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">We<span class="apple-converted-space"> </span>used an online calculator provided by
Kone on the design prototype. When we input lift stops at every one of the 27
residential floors, the calculator estimated that 3 lifts were needed.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiStfFjS_kf3nvTOrif2lja5O41gwcGWpdRZQcdZx4k0DCtQl1I4fvhBqerY1bWlAOb6F_EN-MxjITwJMSmwDlce-I6tl7VbQXzpfPuaCd0fiNoVtu7XDATgkpRP0zWsrggwuKw8IJSoqMM/s1600/27+stops.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="268" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiStfFjS_kf3nvTOrif2lja5O41gwcGWpdRZQcdZx4k0DCtQl1I4fvhBqerY1bWlAOb6F_EN-MxjITwJMSmwDlce-I6tl7VbQXzpfPuaCd0fiNoVtu7XDATgkpRP0zWsrggwuKw8IJSoqMM/s480/27+stops.png" width="480" /></a></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">However, when we entered the actual
lift stops required, which is 9 stops, the calculator estimated that only 2
lifts were needed.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhj-fNhpEUfBD9GVnctsPcGL90ACxxHHBBzxqhbCbh2_AxOY6ZSYvTvmvfRpj9qZ93wXfNtba5SobkeEfkrxFaBp7al17WgFzlbGrWOEuZrgFlbts7w_5gnb7jLyBWR8IVdvQJtOR2YitB_/s1600/9+stops.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="255" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhj-fNhpEUfBD9GVnctsPcGL90ACxxHHBBzxqhbCbh2_AxOY6ZSYvTvmvfRpj9qZ93wXfNtba5SobkeEfkrxFaBp7al17WgFzlbGrWOEuZrgFlbts7w_5gnb7jLyBWR8IVdvQJtOR2YitB_/s480/9+stops.png" width="480" /></a></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-size: 11pt;"><br /></span></div>
<div style="margin: 0cm 0cm 0.0001pt;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">Yes, extra cost will certainly be
incurred to construct and landscape the six storey high sky-courts. However,
savings arising from totally eliminating corridors and reducing lift stops can
claw back much of the extra cost.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<b><span style="font-family: "arial" , sans-serif; font-size: 11pt;">Reducing the cost of land</span></b><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">Then there is the cost of land -
which in city centre development can be far more important than the cost
of construction.</span><span style="font-size: 11pt;"><o:p></o:p></span></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<br /></div>
<div style="margin-bottom: .0001pt; margin: 0cm;">
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">This 274-apartment building on a
small site of 1.89 acres produces a plot ratio of 4.9 and a<span class="apple-converted-space"> </span>density of 145 units/acre which is far
above the current planning standard in Malaysia of only 60 units per acre. If
planning authorities can accept the argument that high-rise housing can be
socially acceptable then they might be persuaded to approve a higher density.<span class="apple-converted-space"> </span></span><br />
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span>
<br />
<table border="0" cellpadding="0" cellspacing="0" class="MsoNormalTable" style="border-collapse: collapse; mso-padding-alt: 0cm 0cm 0cm 0cm; mso-yfti-tbllook: 1184; width: 316px;">
<tbody>
<tr style="height: 16.5pt; mso-yfti-firstrow: yes; mso-yfti-irow: 0;">
<td colspan="2" style="background: #5B9BD5; border-bottom: solid white 3.0pt; border: solid white 1.0pt; height: 16.5pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 236.65pt;" width="316"><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">30 STOREY
DESIGN PROTOTYPE </span></b><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
</tr>
<tr style="height: 18.1pt; mso-yfti-irow: 1;">
<td style="background: #5B9BD5; border-top: none; border: solid white 1.0pt; height: 18.1pt; mso-border-top-alt: solid white 3.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 117.75pt;" width="157"><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">Plot
ratio</span></b><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span></b><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
<td style="background: #2E74B5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 18.1pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 3.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 118.85pt;" width="158"><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">4.9</span><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
</tr>
<tr style="height: 16.75pt; mso-yfti-irow: 2;">
<td style="background: #5B9BD5; border-top: none; border: solid white 1.0pt; height: 16.75pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 117.75pt;" width="157"><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">Density</span></b><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span></b><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
<td style="background: #2E74B5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 16.75pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 118.85pt;" width="158"><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">163 units
/acre</span><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
</tr>
<tr style="height: 41.05pt; mso-yfti-irow: 3;">
<td style="background: #5B9BD5; border-top: none; border: solid white 1.0pt; height: 41.05pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 117.75pt;" width="157"><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">Communal
courtyard</span></b><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span></b><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
<td style="background: #2E74B5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 41.05pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 118.85pt;" width="158"><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">70% land
area, 194.6 sf / per unit</span><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;"> </span><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
</tr>
<tr style="height: 41.05pt; mso-yfti-irow: 4; mso-yfti-lastrow: yes;">
<td style="background: #5B9BD5; border-top: none; border: solid white 1.0pt; height: 41.05pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 117.75pt;" width="157"><b><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">Communal
courtyard and private front yard
garden </span></b><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
<td style="background: #2E74B5; border-bottom: solid white 1.0pt; border-left: none; border-right: solid white 1.0pt; border-top: none; height: 41.05pt; mso-background-themecolor: accent1; mso-background-themeshade: 191; mso-border-left-alt: solid white 1.0pt; mso-border-top-alt: solid white 1.0pt; padding: 3.15pt 6.25pt 3.15pt 6.25pt; width: 118.85pt;" width="158"><span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 10pt;">107% land
area </span><span style="font-family: "arial" , sans-serif; font-size: 10pt;"><o:p></o:p></span></td>
</tr>
</tbody></table>
<br />
<span style="font-family: "arial" , sans-serif; font-size: 11pt;">The very reason for high rise
housing is the exorbitant cost of land in urban centres. The high density and
plot ratio of the sky neighbourhood layout would contribute to savings on land
cost. Even a small fractional increase in density can easily pay for the extra
cost of the sky-courts. I believe that as land becomes scarcer and even more
expensive in urban centres, the need for high density high rise housing will
become more apparent to Malaysia and other countries. After all providing,
green and social spaces in the sky-courts can be said to be a method of producing
artificial land that is a small fraction of the price of the real thing.</span><br />
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span>
<span style="font-family: "arial" , sans-serif; font-size: 11pt;"><br /></span></div>
</div>
</div>
</div>
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-78743394085296879122016-11-23T10:57:00.001+08:002017-09-14T17:45:05.803+08:00Comparison with Singapore High-Rise Layouts<div dir="ltr" style="text-align: left;" trbidi="on">
<div class="TextBody">
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In the last chapter, the comparisons done in that study only took
account of typical floor plans; they did not consider the area breakdown of the
whole block. As such, any amenities for social use found on the ground floors or
on intermediate floors of these blocks were not considered.</span> <span lang="EN-GB" style="font-family: "arial" , sans-serif;">In a new study, we compared the Sky Neighbourhood layout with the
selection of apartment layouts for public housing in Singapore that we’ve just
looked at. The area breakdown of each apartment block is calculated starting
from the ground floor up to the top floor.<o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">All the examples we looked at were of single
blocks, except for </span><span lang="EN-US" style="font-family: "arial" , sans-serif;">Pinnacle @ Duxton
project, which comprised seven blocks connected at the bottom, middle and top floors.
To better compare it with the other conventional blocks, only one block of this
project, Block E, was drawn up and analyzed.</span><span lang="EN-GB" style="font-family: "arial" , sans-serif;"><o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<b><span lang="EN-GB" style="font-family: "arial" , sans-serif;">Results
and Discussions<o:p></o:p></span></b></div>
<div class="MsoNormal">
<b><span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></b></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">The overall comparison is shown here, with
the figures for the High-Rise Honeycomb example also included:<o:p></o:p></span><br />
<br /></div>
<div class="MsoNormal">
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhivQQ-bAQikFl6wb8nZSRbMQS2Y4P_qc6QTTP2lobJFYMnpKxk6-5IgobZYNYsc1h2Y3Dn9W3muOT_7yxO7MEg5WSTBhHWlrKiyB8crhcT7WoEoAF-pWQQdxQ5pu8ZQku8zI0IvMCg0OMO/s1600/1+Overall.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="187" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhivQQ-bAQikFl6wb8nZSRbMQS2Y4P_qc6QTTP2lobJFYMnpKxk6-5IgobZYNYsc1h2Y3Dn9W3muOT_7yxO7MEg5WSTBhHWlrKiyB8crhcT7WoEoAF-pWQQdxQ5pu8ZQku8zI0IvMCg0OMO/s460/1+Overall.jpg" width="480" /></a></div>
<br /></div>
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<b><span style="font-family: "arial" , sans-serif;">The Most Efficient Layout<o:p></o:p></span></b></div>
<div class="MsoNormal" style="line-height: normal; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto; mso-outline-level: 3;">
<b><span style="font-family: "arial" , sans-serif;"><br /></span></b></div>
<div class="MsoNormal" style="line-height: normal; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto; mso-outline-level: 3;">
<span style="font-family: "arial" , sans-serif;">Among
the Singapore examples, the most efficient layout in terms of Sellable Area is
710 Ang Mo Kio Avenue 8. It is also the Singapore example with the lowest
percentage of Circulation Space at 8.7%.<o:p></o:p></span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgicp9IQ2weppfw-nTsYSec8MsDq-iJqK0mnmYr9RbHDTAw-tDxK9dBRX1mFVKqg0sfR1Z7U-6O34U79SfiskIXTez9yHGyN96gekOpHbaGC0RYgZSJp9WsVGXtzMfI75D1bLuuTf8rryrA/s1600/2+Ang+Mo+Kio+Av+8.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="47" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgicp9IQ2weppfw-nTsYSec8MsDq-iJqK0mnmYr9RbHDTAw-tDxK9dBRX1mFVKqg0sfR1Z7U-6O34U79SfiskIXTez9yHGyN96gekOpHbaGC0RYgZSJp9WsVGXtzMfI75D1bLuuTf8rryrA/s480/2+Ang+Mo+Kio+Av+8.jpg" width="480" /></a></div>
<br /></div>
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<span style="font-family: "arial" , sans-serif;">This
is a very leanly designed tower block where the four apartments on each floor
have doors opening directly into a central lift lobby. On top of this the whole
block is serviced by only a single escape staircase. Being 25 stories tall and
having a small footprint, the amenities - located in the void deck on the
ground floor - also made up a small percentage of the total built-up area, ie.
3.9%. <o:p></o:p></span></div>
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<b><span style="font-family: "arial" , sans-serif;">Highest Percentage of of Amenity Space <o:p></o:p></span></b></div>
<div class="MsoNormal" style="line-height: normal; mso-margin-bottom-alt: auto; mso-margin-top-alt: auto; mso-outline-level: 3;">
<b><span style="font-family: "arial" , sans-serif;"><br /></span></b></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">The Singapore example
with the most generous provision of amenity space, which is 6 Ang Mo Kio
Avenue 3, the 11 storey slab-block with a large ground floor void deck.<o:p></o:p></span></div>
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<br /></div>
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh1nBXwCnBzzs5xQAoudQ3HphSg54Ugi_yU4w_uqVdZGYrYdy-R53ExlATGLUcN7W9pzSo5B-QKru_aXfOYjHS1S-fcTnIe5MjUOaB2eA5kU-Kuh4UcS6Ja9Pw-3jYmo_tD3rZIpWiaCnOU/s1600/3+Amenities.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh1nBXwCnBzzs5xQAoudQ3HphSg54Ugi_yU4w_uqVdZGYrYdy-R53ExlATGLUcN7W9pzSo5B-QKru_aXfOYjHS1S-fcTnIe5MjUOaB2eA5kU-Kuh4UcS6Ja9Pw-3jYmo_tD3rZIpWiaCnOU/s1600/3+Amenities.jpg" /></a></div>
<br />
<b><span style="font-family: "arial" , sans-serif;">How
is the High-Rise Honeycomb example compared with the others?</span></b></div>
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<br /></div>
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<span style="font-family: "arial" , sans-serif;">The Sky Neighbourhood
layout, in comparison with the Singapore examples, produced breakdown
percentages that are quite unprecedented. The amount of circulation space is
very low – at 4.8% it is less than half of the most efficient Singapore
example. In the Sky Neighbourhood, corridors have been eliminated: here access
to the apartments is via the communally owned gardens in the sky-courts.<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">The Sky Neighbourhood
model also has a very high percentage of amenities area. At 11.05% of the total
built-up area, this is 50% more than the Singapore example with the most
generous provision of amenity space - which is 6 Ang Mo Kio Avenue 3, the 11
storey slab-block with a large ground floor void deck.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTS9pY1YACAb8oUKS0rs_EojsQmT7onvJPUwx9U3kTx9w7FTcvXjwH4UFp37INQQmkIyO5a5PdMMxRgBimcYhRJTYsWv-iBv2genwpLR27dxU-fjfs60_PY21lUtRGgNSDtxazP7FHgTkP/s1600/4+Honeycomb.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="186" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgTS9pY1YACAb8oUKS0rs_EojsQmT7onvJPUwx9U3kTx9w7FTcvXjwH4UFp37INQQmkIyO5a5PdMMxRgBimcYhRJTYsWv-iBv2genwpLR27dxU-fjfs60_PY21lUtRGgNSDtxazP7FHgTkP/s480/4+Honeycomb.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">In terms of internal
apartment floor area expressed as a percentage of the total built-up area, the
Sky Neighbourhood layout at 78% has about the same efficiency as the fourth
most efficient Singapore example, 6 Ang Mo Kio Avenue 3, at 77.9%. </span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">However,
when the external area is added on to the internal apartment floor area, to get
the total saleable area, expressed as a percentage of the total built-up area,
the Sky Neighbourhood layout at 84.1% has about the same efficiency as the
second most efficient Singapore example, Membina Courts, at 84.4%. </span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">The
difference is that whereas the private external areas in the Singapore examples
are balconies, in the Sky Neighbourhood model, they are the private gardens
that serve as a buffer between the communal sky-court garden and the apartment front
doors and windows: an arrangement that mimics the front yards of low-rise
homes.<o:p></o:p></span></div>
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<br /></div>
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<b><span style="font-family: "arial" , sans-serif;">How
does Pinnacle@Duxton compare with the others?<o:p></o:p></span></b></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">It achieved a rather low
yield on sellable area at 75.6% even though this is a Slab-Block with double
frontage corridors. But the high percentage of circulation area can be easily
explained by the provision of 5 lift cores in the lobby to provide for this 50
storey building.<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">As mentioned earlier,
the celebrated Sky Terraces at the 25<sup>th</sup> floor do not make up
such an especially high percentage of the total built-up area. An old
slab-block from the 70’s may have had one void deck on the ground floor below a
10 storey block. The tower block from the 80’s, or a cluster block from the
90’s, would also have had a single void deck on the ground floor below a 25
storey block.<o:p></o:p></span></div>
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<br /></div>
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<span style="font-family: "arial" , sans-serif;">The void decks on Level
1 and the Sky Terrace of the 50 storey Pinnacle@Duxton, expressed as a
percentage of the total built-up area, in fact make up a smaller percentage
than that achieved by the older, lower apartments which have void decks on the
ground floors like the slab-blocks at Ang Mo Kio Avenue 3 and Woodlands Drive
41.<o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">The innovative
Pinnacle@Duxton apartment is without doubt a seminal building that set off a
new positive direction in the design of high-rise apartments. It was sold at
what were very attractive prices and on launching, were oversubscribed many
times. However, this was a subsidized housing project by the Housing
Development Board that believed (correctly in my opinion) that the design
inefficiencies inherent in the provision of the sky terraces were merited and the
extra cost of building this project was well worth it!<o:p></o:p></span></div>
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<br /></div>
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<b><span style="font-family: "arial" , sans-serif;">Conclusion</span></b><span style="font-family: "times new roman" , serif; font-size: 13.5pt;"><o:p></o:p></span></div>
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<br /></div>
<div class="MsoNormal" style="line-height: normal; margin-bottom: .0001pt; margin-bottom: 0cm;">
<span style="font-family: "arial" , sans-serif;">So, this new study shows
that providing green social spaces as additional amenity areas added to the
floor plans of conventional corridor of lift lobby layouts introduces
inefficiencies in the design. It also corroborates with the findings of our earlier
study: that by replacing corridors with sky-courts, cost savings can be made
while at the same time improving the social quality of high-rise. <o:p></o:p></span></div>
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<span style="font-family: inherit;"><a href="http://www.tslr.net/p/contents-page.html">Back to Table of Contents</a></span><br />
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<span style="font-family: inherit;"><a href="http://www.tslr.net/2016/11/reducing-cost-of-lifts-and-cost-of-land.html">Continue to next Post</a></span><br />
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<span style="color: orange;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
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<span style="color: orange;">I'll post this book to the first reader who spots 5 mistakes...!</span></div>
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s1600/Bertam+birds+eye+view.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="179" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s320/Bertam+birds+eye+view.jpg" width="320" /></a><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-42000074880209081402016-11-20T17:52:00.000+08:002017-09-27T09:42:13.830+08:00The Singapore Experience<div dir="ltr" style="text-align: left;" trbidi="on">
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Back in the 1960’s the Singapore government took
note of all the bad press against high-rise housing but then carried on building
them nevertheless. </span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">They set up the Housing Development Board and embarked on a
mission to house the nation with large-scale public housing development.
Compared to the cramped and unhygienic living conditions in overcrowded shop
houses and squatter areas, flats built by HDB were spacious and equipped with
basic services such as electricity, flush toilets and piped water. Still it
took an effort to overcome the resistance of
people who used to live in the slums and squatters - people were reluctant to
be relocated.</span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><span style="background: white;"><br /></span></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">But the effort continued: by 1976, more than
50% of the population was living in HDB flats. Now over 80% of Singapore
residents live in public high-rise housing and most of the rest in private
ones. Satisfaction surveys now show that the residents of HDB flats are quite
happy with their situation. So, eager to learn more about socially responsible
high-rise design I looked to Singapore.<o:p></o:p></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">A preliminary survey
of the various apartment layouts adopted for public housing in Singapore was
done, looking particularly at how the lobbies, lifts and corridors were
arranged. It was observed that there were variations in whether:</span><br />
<br />
<ul style="text-align: left;">
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">the blocks had
void decks on the ground floor or not,</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;">were
slab or tower blocks,</span></li>
<li><span style="font-family: "arial" , "helvetica" , sans-serif;"><span lang="EN-US" style="font-family: "arial" , sans-serif;">had
single-loading or double-loading corridors, or had central lobbies,</span>had
lifts that stopped on every floor or were ‘skip-stop’ lifts</span></li>
</ul>
</div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://2.bp.blogspot.com/-ykNX4_fcJ5k/WC_Q-u3BvjI/AAAAAAABXDQ/T6HjQfIQ7CAakTYomdYSkiiR9duks0oOwCPcB/s1600/Map.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="270" src="https://2.bp.blogspot.com/-ykNX4_fcJ5k/WC_Q-u3BvjI/AAAAAAABXDQ/T6HjQfIQ7CAakTYomdYSkiiR9duks0oOwCPcB/s1600/Map.jpg" width="480" /></a></div>
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<br /></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;">In general, later
buildings were taller than the earlier ones. It was clear that the quality of
the apartments improved More recently, apartments with sky-decks have been
introduced.<o:p></o:p></span><br />
<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">I decided to visit and
study a selection of apartments with at least one of the following layout
features: <o:p></o:p></span></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal" style="margin-bottom: .0001pt; margin-bottom: 0cm;">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">• slab
blocks with single-loading corridor without a void deck,<o:p></o:p></span></div>
<div class="MsoNormal" style="margin-bottom: .0001pt; margin-bottom: 0cm;">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">• single
loading corridor with ‘skip-stop’ lifts<o:p></o:p></span></div>
<div class="MsoNormal" style="margin-bottom: .0001pt; margin-bottom: 0cm;">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">• tower
blocks with central lobbies, <o:p></o:p></span></div>
<div class="MsoNormal" style="margin-bottom: .0001pt; margin-bottom: 0cm;">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">• cluster
blocks, <o:p></o:p></span></div>
<div class="MsoNormal" style="margin-bottom: .0001pt; margin-bottom: 0cm;">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">• blocks
which have sky-decks<o:p></o:p></span></div>
<div class="MsoNormal">
<br /></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">An example of an
apartment layout adopted for public housing from each decade after the 1950’s
was selected, such that the variations mentioned above were all represented. <o:p></o:p></span></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<b style="font-family: arial, sans-serif;">1950's</b></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">Before the HDB was the Singapore Improvement Trust under the colonial government. The Trust was building medium-rise 7-storey apartments like this one in Redhill Close.These apartments comprising two bedroom units are still in good shape, having been renovated and equipped with new lifts. </span></div>
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<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJw7JE-TBefj0FlCXvHDBtzry355283SeCuCYvCPd12qZIiEwXWyuZG9jWbwfx6ljTc7rAOVEWYmihmY6wYWd30QZuP-b6XBwvC6rklJ8Jv1NZODALwyDA2NvT1oHiHUvaW1jMNyH0FbnQ/s1600/RedHill.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="270" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJw7JE-TBefj0FlCXvHDBtzry355283SeCuCYvCPd12qZIiEwXWyuZG9jWbwfx6ljTc7rAOVEWYmihmY6wYWd30QZuP-b6XBwvC6rklJ8Jv1NZODALwyDA2NvT1oHiHUvaW1jMNyH0FbnQ/s1600/RedHill.jpg" width="480" /></a></div>
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<br /></div>
<div class="separator" style="clear: both; text-align: center;">
<br /></div>
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<span style="font-family: "arial" , sans-serif;">The lifts here were skip stop lifts with lift-stops only floor 1 (the ground floor to Malaysians) and floor 4.</span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;"><b>1960's</b></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">The HDB was indeed quick off the blocks. Their first assignment were apartments that were built to rehouse victims of a major fire in 1961. Many of the early blocks have been demolished and rebuilt. But this one in Circuit Road is still there.</span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhuepEn-UuF4ip_T8Uy1w6NYcxYQ-N-vw9RP8yOTGzgYI07sGxWglYv1i04WF-FSVdhfwMtTiRcVwjKGfFiEdct9lMIVKYqAID8s8si-PGC-TNquYbt8XjEkpS582UevplHf341rA0xdJNn/s1600/Circuit+Road.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="270" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhuepEn-UuF4ip_T8Uy1w6NYcxYQ-N-vw9RP8yOTGzgYI07sGxWglYv1i04WF-FSVdhfwMtTiRcVwjKGfFiEdct9lMIVKYqAID8s8si-PGC-TNquYbt8XjEkpS582UevplHf341rA0xdJNn/s1600/Circuit+Road.jpg" width="480" /></a></div>
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<br /></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">The design is in many ways the same as Redhill Close, with two bedroom apartments and skip-stop lifts, except that it is taller at 10 storeys.</span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;"><b>1970's</b></span></div>
<div class="MsoNormal">
<span lang="EN-US" style="font-family: "arial" , sans-serif;">The apartments had the "void decks " on the ground floor for communal use. From now on this was going to be feature in all HDB flats.</span></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh8tNQYoDDCG_drMKWy44gflkSPpLC00lfLAcCvwrJBPzx-rxUQSL8Bx7kGMkI5gGAFjFaGy7hDA6MN0upEwuw-1lYmRE-VVt0Rwzxgqtzf3wENyGnPIxakXujGEGgZCSPa6_kRnLQVyvL2/s1600/Ang+Mo+Kio+Av+3.png" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="270" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh8tNQYoDDCG_drMKWy44gflkSPpLC00lfLAcCvwrJBPzx-rxUQSL8Bx7kGMkI5gGAFjFaGy7hDA6MN0upEwuw-1lYmRE-VVt0Rwzxgqtzf3wENyGnPIxakXujGEGgZCSPa6_kRnLQVyvL2/s1600/Ang+Mo+Kio+Av+3.png" width="480" /></a></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span lang="EN-US" style="font-family: "arial" , sans-serif;"> Apart from two bedroom apartments, Ang Mo Kio Avenue 3 also contained 3 bedroom apartments and some extra large 2 bedroom apartments, injecting more variety in the product mix. </span></div>
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<span style="font-family: "arial" , sans-serif;">No more skip-stop lifts! These contained really spacious apartments with three bedrooms and a large kitchens, living and dining rooms. And only 4 units per floor.in this tower block with a cenral lift lobby layout.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The remarkable thing about this flat for me is that there is only one staircase for this 25 storey buildings. Normally in Malaysia, there must be at least two.. This is in fact a very efficient layout in terms of minimizing circulation space. There are apparently hundreds of these built around the various HDB new towns.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">The floor plan of this 13 storey building looks quite conventional, but l</span><span style="font-family: "arial" , "helvetica" , sans-serif;">ike the example from the previous decade,</span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;">you will notice how the apartments are so much bigger than the earlier apartments in the 1970's. Singaporeans were starting to enjoy the fruits of their rapid economic development. </span><br />
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<span style="vertical-align: baseline;"><span style="font-family: "arial" , "helvetica" , sans-serif;">HDB was already building housing for the middle income group, not just the low. The corner units here looks have four bedrooms!</span></span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><b>2000's</b></span><br />
<span style="font-family: "arial" , "helvetica" , sans-serif;">HDB started experimenting with cluster blocks. This a kind of a hybrid, combining the best features of slab blocks with tower blocks. The units here are linked in pairs and joined to the central lobby by corridors. Every unit is like a semi-detach house in the air. Having a central lobby reduced lift costs, and it seems that the corridors are not too inefficient..</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This 27-storey building plan has a high wall to floor area ratio but HDB tolerated this feature which would have made this building more expensive that the previous layouts. Singapore would have reached by now a developed nation status. The apartments look spacious and well-designed.</span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">My only quible is the quality of the void deck is much less pleasant than the void decks in all the earlier blocks. It's that at the void deck on the ground, you can look up at the airwells created by the cluster layout. It doesn't feel pleasant standing around these air wells and the void deck becomes more of a circulation space rather than a space for the community. </span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">However, in on top of the low-rise car park block adjacent to the apartments are roof-top gardens. A new trend had started. </span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;"><b>Late 2000's</b></span><br />
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<span style="font-family: "arial" , "helvetica" , sans-serif;">These much celebrated apartments signalled a new direction for HDB. Here was the first 50 storey high apartment. HDB organised an international competition for this project and the winning design by </span><span style="font-family: "arial" , "helvetica" , sans-serif;">ARCstudio's husband and wife team of Belinda Hwang and Khoo Beng Peng who won.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In addition to the void deck on the ground floor it had sky terraces on the 25th floor as well as on the rooftop, as well as sky-bridges that connected all the seven blocks. the plans above are of only one block.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">In the competition, the judges expressed some concern about the bridges becoming a security threat to residents. But, they also solved a major concern with tall buildings: in the event of fire in any one block residents from the higher floors can transfer to an adjoing block at mid-level rather than walk all the way down.</span></div>
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<span style="font-family: "arial" , "helvetica" , sans-serif;">This was a subsidized housing project and cost was a major concern. The roof and sky-terraces may appear luxurious, but when I did the area breakdown analysis I found something surprising: the percentage of amenity space, which includes the rooftop and sky terrace, is quite similar compared to the earlier buildings with void decks on the ground floor. This is because the earlier buildings could have had one void deck per 12 floors. Here there are 3 “void deck floors” floors for 50 storeys,that is equivalent to about 1 per 17 floors. So, percentage wise, the amenities here were on par!</span></div>
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<span style="color: orange;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-73099584489942800672016-11-17T18:58:00.000+08:002017-09-27T09:30:56.584+08:00Comparison with Existing Apartment Layouts<div dir="ltr" style="text-align: left;" trbidi="on">
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">We can categorize </span><span style="font-family: "arial" , sans-serif;">existing high-rise apartment layouts by the method of
access to each apartment - single or double loading corridors for slab blocks,
and central lobbies for tower blocks and so on. We selected examples of the
common and not so common typologies, analyzed their usage of space in the same
way that we did for the Sky Neighbourhood example and tabulated the results.</span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This plans shows the apartment block at Woodlands Drive 41, in Singapore with a “single loading corridor”. </span><span style="font-family: "arial" , sans-serif;">This arrangement is not very efficient. </span><span lang="EN-GB" style="font-family: "arial" , sans-serif;">Circulation here takes up a considerable 18.8% of the total floor area.</span><br />
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">Apartments with a central loading corridor is more efficient serving apartments on two rows along it. . However, compared with the single loading corridor, the ventilation and light from these air wells are not so good.</span><br />
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<span style="font-family: "arial" , sans-serif;">This is a view of Puri Apartments in Puchong,
Selangor with a “double-loading corridor”. Here circulation makes up 16.03% of
the total floor area.</span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh-gRUHj-ihhkfvDOBJP1bhrnubXLmaicYttzLlUBxABVyHHFwi_DMx6oM0ZiDS0qk_Na9PWFNMYCfg4t0FyV5VwNgum-I4UyWq9_nq59XExp-koISdIVS4N6U5NSdWM9XKpyEd4dK4xlLj/s1600/Tower+Block+Plan.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="427" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh-gRUHj-ihhkfvDOBJP1bhrnubXLmaicYttzLlUBxABVyHHFwi_DMx6oM0ZiDS0qk_Na9PWFNMYCfg4t0FyV5VwNgum-I4UyWq9_nq59XExp-koISdIVS4N6U5NSdWM9XKpyEd4dK4xlLj/s1600/Tower+Block+Plan.jpg" width="480" /></a></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">This is the Blues Point Tower in Sydney. </span><span style="font-family: "arial" , sans-serif;">In the “tower block”, apartments are positioned around
a central lift lobby. In this set up, there is a minimum of corridor space, but
on the other hand the number of units that can be served by the single lift
lobby is limited. Here, the efficient arrangement of circulation space is
offset by the rather inefficient sharing of lifts by a small number of housing
units.</span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In this tower block, circulation takes up
11.9% of the floor area; the lift only serves 7 units on this floor.<o:p></o:p></span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh46EgUiF5JQutec03prZr056oo4cpwI_N26Bz4007cutbfFO24d9Lbyk3lVxMHmneq6UWdrNeygN222hmupZ31qMLu6wzLm5tXe3Imjs_N4GKSKZ5sVXwqUqTCudpw94mU7QRu0bgzLufR/s1600/Scissors+Double+Loading+plan+1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="116" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEh46EgUiF5JQutec03prZr056oo4cpwI_N26Bz4007cutbfFO24d9Lbyk3lVxMHmneq6UWdrNeygN222hmupZ31qMLu6wzLm5tXe3Imjs_N4GKSKZ5sVXwqUqTCudpw94mU7QRu0bgzLufR/s1600/Scissors+Double+Loading+plan+1.jpg" width="480" /></a></div>
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<span style="font-family: "arial" , sans-serif;">The scissors corridor is a clever
innovation, introduced by Le Corbusier in Unite D’Habitation in Marseilles.
Here, internal double loading corridors serve two rows of maisonettes opposite
each other in an interlocking arrangement. </span><br />
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<a href="https://4.bp.blogspot.com/-aCnV4xwkPew/WC2Hwr7qqBI/AAAAAAABXBg/jFqdpeXOnLg1gYGX9oNSbqxxcBLw6xYtQCPcB/s1600/Double%2Bloading%2Bscissors%2Bsection%2B1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="622" src="https://4.bp.blogspot.com/-aCnV4xwkPew/WC2Hwr7qqBI/AAAAAAABXBg/jFqdpeXOnLg1gYGX9oNSbqxxcBLw6xYtQCPcB/s1600/Double%2Bloading%2Bscissors%2Bsection%2B1.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span>
<span style="font-family: "arial" , sans-serif;">These corridors – and the
‘skip-stop’ lifts - are only required to serve every three floors. The
percentage of floor space taken up by the central corridor is very low at only
8.12% of the three floors served by the corridor, and the lifts in this case
need only stop on one floor and skip the other two: that one stop serves 58 units. </span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJAwkrq2OuzpSehbjq5i0orqwfi6X9qEaTNNjPkcCpbxy6p3nDsj5_akTQ6Re0BwWfNyV-usr35R1NFH5U_jwoypWNifhARMZvlkixgO69_iWiA-JRSCNik1XE_Xr2d1kBeKlV0C8hCeI1/s1600/Double+loading+scissors+section+2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="872" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgJAwkrq2OuzpSehbjq5i0orqwfi6X9qEaTNNjPkcCpbxy6p3nDsj5_akTQ6Re0BwWfNyV-usr35R1NFH5U_jwoypWNifhARMZvlkixgO69_iWiA-JRSCNik1XE_Xr2d1kBeKlV0C8hCeI1/s1600/Double+loading+scissors+section+2.jpg" width="360" /></a></div>
<span style="font-family: "arial" , sans-serif;">This is an extremely efficient layout, and is not more common because the
corridor in this type of layout is rather long, narrow and has almost no
windows. Also, the apartment units are also designed to be long and narrow,
with bedrooms that hardly seem to be able to fit a double bed. Still,
considerable ingenuity has been applied to securing the efficient deployment of
circulation space and lifts.</span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj-ANYvlElGmDps6_q9f7Do1uT2j1yanH6A5VCrAZiJAt7nm1sNsQ57zbiKvUVh3-c8QgoqLDVzKoyQpW11cO6N13QiWG0H0M0LMeW2JI0CuRpy2FgjWrjNTIRlkYN9BJhirysj_vcUKRo/s1600/Single+loading+scissors+view.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="234" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj-ANYvlElGmDps6_q9f7Do1uT2j1yanH6A5VCrAZiJAt7nm1sNsQ57zbiKvUVh3-c8QgoqLDVzKoyQpW11cO6N13QiWG0H0M0LMeW2JI0CuRpy2FgjWrjNTIRlkYN9BJhirysj_vcUKRo/s1600/Single+loading+scissors+view.jpg" width="480" /></a></div>
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<a href="https://1.bp.blogspot.com/-_9TvObs4rzU/WC2Hwm5pmfI/AAAAAAABXBg/tpbV17RsKSUiDtcFTSw5We1MC_BlLZaXgCPcB/s1600/Single%2Bloading%2Bplan%2B1.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="610" src="https://1.bp.blogspot.com/-_9TvObs4rzU/WC2Hwm5pmfI/AAAAAAABXBg/tpbV17RsKSUiDtcFTSw5We1MC_BlLZaXgCPcB/s1600/Single%2Bloading%2Bplan%2B1.jpg" width="480" /></a></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjI6rQeq6cPBc79OJ-lqXbEFbLsX_1tR553LLSvn1mCrOUckk1xJ1kRC17n_5gUpc1HIs6IFHKa0D5Vv9P9hAtAwTPTJb2KBbs_I_GObNb8FjS8x4i3PaHE7N6aJTz9S4SaET1wz7grCEXQ/s1600/Single+loading+plan+2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="263" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjI6rQeq6cPBc79OJ-lqXbEFbLsX_1tR553LLSvn1mCrOUckk1xJ1kRC17n_5gUpc1HIs6IFHKa0D5Vv9P9hAtAwTPTJb2KBbs_I_GObNb8FjS8x4i3PaHE7N6aJTz9S4SaET1wz7grCEXQ/s1600/Single+loading+plan+2.jpg" width="480" /></a></div>
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<span style="font-family: "arial" , sans-serif;">In the 1970’s, Alison and Peter Smithson developed an improvement on the scissors corridor layout concept by having single loading <i>external </i>corridors. Here, the quality of the access corridor was much improved. The wide, well ventilated access external corridors were promoted as ‘streets in the air’. Here the circulation space was not as efficient as Unite D’Habitation but was still good at 12.58%.</span><br />
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<span style="font-family: "arial" , sans-serif;"><b>Conclusion</b></span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<span style="font-family: "arial" , sans-serif;">This table shows the five
examples of some common and not so common layout plans and compares them with the “sky
neighbourhood” design. In this example, the circulation spaces, including any
corridors and services, occupy less than about 5.1%. In contrast, the
circulation space for conventional apartments range from 8.12% to 18.8%. Indeed
circulation space in the “sky neighbourhood” design is minimized to less than
any existing type of apartment. <o:p></o:p></span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
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<a href="https://1.bp.blogspot.com/-Fb4t2QS9-BM/WC2MaeoOfII/AAAAAAABXCE/BObcJ1v8UtALwmKFVlpGLN9PIukgi8tHgCPcB/s1600/Comparison.PNG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="202" src="https://1.bp.blogspot.com/-Fb4t2QS9-BM/WC2MaeoOfII/AAAAAAABXCE/BObcJ1v8UtALwmKFVlpGLN9PIukgi8tHgCPcB/s480/Comparison.PNG" width="480" /></a></div>
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<span style="font-family: "arial" , sans-serif;">The sellable apartment space
inclusive of the respective private courtyards is about 86.5% of the available
space. This compares with the sellable apartment area making up about 81% to
88% of the total area in the conventional apartments, and 92% for Unite
D’Habitation. <o:p></o:p></span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , sans-serif;">Even after adding in the communal
courtyard space to circulation space, the total for it, at 13.5%, is lower than
the circulation space in the majority of conventional apartments. </span><span lang="EN-GB" style="font-family: "arial" , sans-serif;">This is very substantial efficiency improvement that is all the more
remarkable because it is achieved by making the apartment design more
attractive, not less, by extending the benefits of having a landscaped sky
court to every apartment. Indeed, the introduction of the sky court is the key.
<o:p></o:p></span></div>
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<div class="TextBody" style="margin-bottom: .0001pt; margin-bottom: 0cm; text-align: justify;">
<span lang="EN-US" style="font-family: "arial" , sans-serif; font-size: 11pt; line-height: 107%;">However the comparisons
done in this study only took account of typical floor plans; they did not take
into account the area breakdown of the whole tower block. As such any amenities
for social use found on the ground floors or on intermediate floors of these
blocks were not taken into account.<o:p></o:p></span></div>
<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s1600/Bertam+birds+eye+view.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="179" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s320/Bertam+birds+eye+view.jpg" width="320" /></a><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com1tag:blogger.com,1999:blog-4442925373328951762.post-43863526727226708592016-11-15T23:40:00.000+08:002017-09-27T09:31:24.678+08:00How is High Rise Honeycomb Cost-Efficient<div dir="ltr" style="text-align: left;" trbidi="on">
<div dir="ltr" style="text-align: left;" trbidi="on">
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">So on to question no 2: will the cost of this
new type of apartment be exorbitant, making it suitable only for the high end
market. <o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">To answer this question we designed a 30
storey prototype so that it can be compared with other types of apartments, and
help explain how the new concept provides for circulation more efficiently.<o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhZY_BNKZYEGJJmZ1wMmKUTZOJTfyza7azUmxxanDzDfvJlQVnfrb40mhk6j0RrYRRfW3_2swmyertFyWtnpB57aj121f4MNxrlQf3TU70E3EWhBoM1Q6X37N5k52fcfq_Qk3wZ1mzaWmjw/s1600/Copy+of+Fig+25.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="226" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhZY_BNKZYEGJJmZ1wMmKUTZOJTfyza7azUmxxanDzDfvJlQVnfrb40mhk6j0RrYRRfW3_2swmyertFyWtnpB57aj121f4MNxrlQf3TU70E3EWhBoM1Q6X37N5k52fcfq_Qk3wZ1mzaWmjw/s1600/Copy+of+Fig+25.jpg" width="480" /></a></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">In this design prototype, apartments face
landscaped 6 storey high sky-courts. 274 apartment units are served by 16
sky-courts, each courtyard typically consisting of 18 apartments. <o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;">On the ground floor of the podium block are
the entrance lobby, shops and the service and utility rooms. On the 1st to 3rd
floors are car parks. <o:p></o:p></span><br />
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<a href="https://2.bp.blogspot.com/-9bgQVqgmlBg/V3c5By5HT3I/AAAAAAABS_0/1jN_JgBrQLsvehzGi6A_-CYa4GP3nptPQCPcB/s1600/HR7%2BGF%2B%2526%2BFF%2BPlan.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="256" src="https://2.bp.blogspot.com/-9bgQVqgmlBg/V3c5By5HT3I/AAAAAAABS_0/1jN_JgBrQLsvehzGi6A_-CYa4GP3nptPQCPcB/s1600/HR7%2BGF%2B%2526%2BFF%2BPlan.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span>
<span style="font-family: "arial" , sans-serif;">On the podium are 18 apartments, community
and prayer halls and a big green area.</span></div>
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<a href="https://2.bp.blogspot.com/-J-44sbeRqoc/V3YOhtV16VI/AAAAAAABS9o/5Aq6rDxlCZsKbAbDZmZkeNf9MUUB_fksQCPcB/s1600/HR8%2BPodium%2BLevel.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="338" src="https://2.bp.blogspot.com/-J-44sbeRqoc/V3YOhtV16VI/AAAAAAABS9o/5Aq6rDxlCZsKbAbDZmZkeNf9MUUB_fksQCPcB/s1600/HR8%2BPodium%2BLevel.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;">The apartments, mainly duplex units, are
arranged in an X form with pairs of courtyards that swing from one side to the
other on every three floors. </span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgt7k6Y11bBMKCpC1fYZ8ujYrvGp6vaH4UK00Ikb8Agetc-EXQC3CJu1q4T9PoLb9JjI0lzSKcQH6tz1HwMmTXwjBORyK8lZQkqy2anXZInecnslEG0IZ3_mhyphenhypheny3TMmLyYTTIvhKyQpdi9z/s1600/HR10+Courtyard+B+Floor+Plans.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="188" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgt7k6Y11bBMKCpC1fYZ8ujYrvGp6vaH4UK00Ikb8Agetc-EXQC3CJu1q4T9PoLb9JjI0lzSKcQH6tz1HwMmTXwjBORyK8lZQkqy2anXZInecnslEG0IZ3_mhyphenhypheny3TMmLyYTTIvhKyQpdi9z/s1600/HR10+Courtyard+B+Floor+Plans.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;">These are the floor plans for the apartments with
the sky-courts facing the East and West.</span><br />
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVHM3l8rGSjtR928Si3rereqe2UabG5wiFvIqEF8cyWKsSNBruHY_c0aFX8VDZ2gdNVvSfGLPzGg6Cx3gjMjfD-QXhP79D0MK-dkuqYz1ipmy4njPti51TnpH5Ikm86spRWpeXSZ-r580f/s1600/HR9+Courtyard+A+Floor+Plans.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="182" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhVHM3l8rGSjtR928Si3rereqe2UabG5wiFvIqEF8cyWKsSNBruHY_c0aFX8VDZ2gdNVvSfGLPzGg6Cx3gjMjfD-QXhP79D0MK-dkuqYz1ipmy4njPti51TnpH5Ikm86spRWpeXSZ-r580f/s1600/HR9+Courtyard+A+Floor+Plans.jpg" width="480" /></a></div>
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<div class="separator" style="clear: both; text-align: center;">
<span style="font-family: "arial" , sans-serif; text-align: left;">And these are the floor plans for the apartments with sky-courts facing North and South.</span></div>
</div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">Space usage was divided into five categories:
apartment interior, apartment external area, the shared sky-court area,
circulation space, and services. This tabulation is that of a typical courtyard
and the three stories of apartments that are accessed from it.</span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">It shows that with the “Sky Neighbourhood”,
the circulation space is only 4.32% of the total floor area served by it. This is a
remarkably low figure. <o:p></o:p></span><br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi0pkbPbpNyiuEyC3h-Plt5w_Pz5mWi1pbWY_QAUUikYbviw49fxFSWUf_VjW-H6dGI9MnpNT81SMwQhZbKs9-ekcPmxIILma7tRJANCcdphmZ3LMab3oHbQRAv1cnOIXTkNSe4OFtlVTfL/s1600/Sky+Neighbourhood+area+breakdown.PNG" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="183" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi0pkbPbpNyiuEyC3h-Plt5w_Pz5mWi1pbWY_QAUUikYbviw49fxFSWUf_VjW-H6dGI9MnpNT81SMwQhZbKs9-ekcPmxIILma7tRJANCcdphmZ3LMab3oHbQRAv1cnOIXTkNSe4OFtlVTfL/s1600/Sky+Neighbourhood+area+breakdown.PNG" width="480" /></a></div>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<span style="font-family: "arial" , sans-serif;">The reason is simple: we can see it as taking long, narrow mono-functional corridors and transforming the same area into a regular shape that can be used for multiple uses.</span><br />
<div style="text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgIXjR-hj5QGdMtEd6JmIdmQdTM4bhzxSiKYYk9qj4Vrb7L4LUnfpq59jC7xP2qQzs1hmHZyI4YJZV7Jv98EsZyEtefAzyYdFpPUL_4GlDuBa-kk5jZd2nW3g3v1lk44_rjWyDTvh6WJ5H/s1600/Transforming+the+corridor.gif" imageanchor="1" style="margin-left: 1em; margin-right: 1em; text-align: center;"><img border="0" height="270" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjgIXjR-hj5QGdMtEd6JmIdmQdTM4bhzxSiKYYk9qj4Vrb7L4LUnfpq59jC7xP2qQzs1hmHZyI4YJZV7Jv98EsZyEtefAzyYdFpPUL_4GlDuBa-kk5jZd2nW3g3v1lk44_rjWyDTvh6WJ5H/s1600/Transforming+the+corridor.gif" width="480" /></a></div>
<div style="text-align: center;">
<span style="font-family: "arial" , sans-serif; text-align: left;">To appreciate this fact let’s now compare it
with some examples of high-rise apartments with some existing layouts. </span><br />
<span style="font-family: "arial" , sans-serif; text-align: left;"><br /></span>
<span style="font-family: "arial" , sans-serif; text-align: left;"><br /></span>
<br />
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<a href="http://www.tslr.net/p/contents-page.html" style="font-family: inherit;">Back to Table of Contents</a></div>
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</div>
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</div>
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<span lang="EN-GB" style="font-family: "arial" , sans-serif;"></span></div>
<div style="text-align: left;">
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<span style="font-family: inherit;"><a href="http://www.tslr.net/2016/11/comparison-with-existing-apartment.html">Continue to next Post</a></span><br />
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<span style="color: orange;"><br /></span>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s1600/Bertam+birds+eye+view.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="179" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s320/Bertam+birds+eye+view.jpg" width="320" /></a></div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-81984952051040978532016-11-12T23:58:00.001+08:002017-09-26T18:02:23.561+08:00So, why would we want sky-courts? <div dir="ltr" style="text-align: left;" trbidi="on">
<div dir="ltr" style="text-align: left;" trbidi="on">
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">So that is how each
and every resident in this new type of apartment can be afforded with a shared
and a private garden. Before we go on to the cost aspect I’d like to dwell on
this issue first.</span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjYKEXxG76XZbUwqCTWpfGrSWW-PksA08bGBTC0CkDCOw8pRlUBf4FpzGucAk3xxKxaLe-LKFk6nV6XSwrNwjYlb9PyXX75cNlWMreVz35eo5-NpoSBgBFyK1PXOkPmBmrquRHK9rXtW8is/s1600/fig-7.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="409" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjYKEXxG76XZbUwqCTWpfGrSWW-PksA08bGBTC0CkDCOw8pRlUBf4FpzGucAk3xxKxaLe-LKFk6nV6XSwrNwjYlb9PyXX75cNlWMreVz35eo5-NpoSBgBFyK1PXOkPmBmrquRHK9rXtW8is/s1600/fig-7.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
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<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">If you live in this type of apartment, you
share a communal courtyard with small number of households, making it easy for
neighbours to get to know </span><span style="font-family: "arial" , sans-serif;">and interact</span><span lang="EN-GB" style="font-family: "arial" , sans-serif;"> each other. <o:p></o:p></span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgmc38-IhKNHXEMTu8eSRVk4xj_NZPkBdtkm1juSB_MqcG6ZVBOdWsDrZRYL1zifnry9CYUgPP7W07-mGbpnFKhtieC0tRrLsVB9qA-PaH78opVO1gHVWnnUTV4vbEgTeKStZKE3aKQCDYP/s1600/HR13+Courtyard+View+2.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="230" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgmc38-IhKNHXEMTu8eSRVk4xj_NZPkBdtkm1juSB_MqcG6ZVBOdWsDrZRYL1zifnry9CYUgPP7W07-mGbpnFKhtieC0tRrLsVB9qA-PaH78opVO1gHVWnnUTV4vbEgTeKStZKE3aKQCDYP/s1600/HR13+Courtyard+View+2.jpg" width="480" /></a></div>
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span></div>
<br />
<div class="MsoNormal">
<span lang="EN-GB" style="font-family: "arial" , sans-serif;">There is sufficient space and light to allow
trees to be planted just outside your high-rise home. </span><br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://1.bp.blogspot.com/-OMF8zkQ1B7w/V3YOiaeRqVI/AAAAAAABS9o/cBD8ObKXSOk8RHRwd18NX7c9yCVyShRBQCPcB/s1600/fig-8.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="230" src="https://1.bp.blogspot.com/-OMF8zkQ1B7w/V3YOiaeRqVI/AAAAAAABS9o/cBD8ObKXSOk8RHRwd18NX7c9yCVyShRBQCPcB/s1600/fig-8.jpg" width="480" /></a></div>
<br /></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">With many “eyes” overlooking the sky-court along with
safety measures such as a garden fence at the edge of the sky-court and child
barriers at strategic locations, the sky-court can be made safe for children. </span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi-tA4TFewG_7tqqYKk-_S1IEVhvxRDTTI1foFSwu-nGz6AfFW1M73vbbo0j4A0ItcZx7y1LDURSlv3f_cWqJrN0XxXzWT7Mrwz_C5kaCnLWGd_QpnOHgGRXiHSrlnykmKNTOCQCqcy654d/s1600/HR14+Courtyard+View+3.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="230" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEi-tA4TFewG_7tqqYKk-_S1IEVhvxRDTTI1foFSwu-nGz6AfFW1M73vbbo0j4A0ItcZx7y1LDURSlv3f_cWqJrN0XxXzWT7Mrwz_C5kaCnLWGd_QpnOHgGRXiHSrlnykmKNTOCQCqcy654d/s1600/HR14+Courtyard+View+3.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
<div class="MsoNormal">
<span style="font-family: "arial" , sans-serif;">C</span><span lang="EN-GB" style="font-family: "arial" , sans-serif;">hildren can play just outside in the courtyard</span><span style="font-family: "arial" , sans-serif;">, making the high-rise more suitable for families.</span><span lang="EN-GB" style="font-family: "arial" , sans-serif;"><o:p></o:p></span><br />
<span style="font-family: "arial" , sans-serif;"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiL6WAOABbuqULtGnqvLYWuzmirUM4NkJEj53CMh4sbMwZF3FmM7mtXG6NS0Uh9b1F6I4fXJKjs2z-WQOXm9ghilLUJbC7ED6Y58LQ40L8i0H9B0FqzQ6oWtCLFXbaF_L-MSRb6Jg26Nj1M/s1600/fig-3.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="230" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiL6WAOABbuqULtGnqvLYWuzmirUM4NkJEj53CMh4sbMwZF3FmM7mtXG6NS0Uh9b1F6I4fXJKjs2z-WQOXm9ghilLUJbC7ED6Y58LQ40L8i0H9B0FqzQ6oWtCLFXbaF_L-MSRb6Jg26Nj1M/s1600/fig-3.jpg" width="480" /></a></div>
<span style="font-family: "arial" , sans-serif;"><br /></span></div>
</div>
<div class="MsoNormal" style="line-height: 107%; margin-bottom: 8.0pt; mso-pagination: widow-orphan;">
<span style="color: orange;"><br /></span>
<br />
<a href="http://www.tslr.net/p/contents-page.html" style="font-family: inherit;">Back to Table of Contents</a><br />
<span lang="en-US" style="font-family: "arial"; font-size: 11pt;"></span><br />
<div class="MsoNormal">
</div>
<br />
<span lang="EN-GB" style="font-family: "arial" , sans-serif;"></span><br />
<div>
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<br />
<div style="text-align: right;">
<span style="font-family: inherit;"><a href="http://www.tslr.net/2016/11/how-is-high-rise-honeycomb-cost.html">Continue to next Post</a></span></div>
<span style="color: orange;"></span>
<span style="color: orange;"><br /></span>
<span style="color: orange;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
<span style="color: orange;">Please help me proof-read this book. Just point out the errors in the comments section (look at the bottom left hand side of each post). </span><br />
<span style="color: orange;">I'll post this book to the first reader who spots 5 mistakes...!</span></div>
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s1600/Bertam+birds+eye+view.jpg" imageanchor="1" style="clear: left; margin-bottom: 1em; margin-right: 1em; text-align: center;"><img border="0" height="179" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjfddEYWKrPiArXNVRi-0rQEA7f9zHiHJOSrZACGf2AIbplFH99QLRAGbiznv5_am-kq2Frxn6Nlj8hiq227Zo3v56vSmH4CZNSUUFXflqUKTBksAQj-WihSwnUniaLGZlp9AnaZa7dhYD7/s320/Bertam+birds+eye+view.jpg" width="320" /></a></div>
<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0tag:blogger.com,1999:blog-4442925373328951762.post-17052385474466983152016-11-10T00:00:00.001+08:002021-11-03T16:34:39.121+08:00High-Rise Honeycomb Housing<div dir="ltr" style="text-align: left;" trbidi="on">
<div dir="ltr" style="text-align: left;" trbidi="on">
<div class="MsoNormal">
<b><span face=""arial" , sans-serif">A high-rise solution: for everyone a private and a
shared garden</span></b><b><span face=""arial" , sans-serif" lang="EN-GB"><o:p></o:p></span></b></div>
<div class="MsoNormal">
<b><span face=""arial" , sans-serif"><br /></span></b></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-GB">In this new idea for multi-storey residential
buildings - I call it the “High-Rise Honeycomb” concept - every resident can
step out of her main door to her front yard and beyond that, a landscaped
courtyard – or “sky-court” with a garden fence off the edge. <o:p></o:p></span><br />
<span face=""arial" , sans-serif" lang="EN-GB"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgGzCvYIGWwy4IueiwyGIu5OTrmqVCA8iffTr_g-N0A16TsO20r1tY4mXam9F4UIy23ZJvS52Xv73E5uznca-zsPb7IPIBOlbnlo_LnI-bd_bZsuFQd_emN3daOr7XVlI2EOYnMaC_Nx0Q-/s400/10-1.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="192" data-original-width="400" height="193" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgGzCvYIGWwy4IueiwyGIu5OTrmqVCA8iffTr_g-N0A16TsO20r1tY4mXam9F4UIy23ZJvS52Xv73E5uznca-zsPb7IPIBOlbnlo_LnI-bd_bZsuFQd_emN3daOr7XVlI2EOYnMaC_Nx0Q-/w400-h193/10-1.jpg" width="480" /></a></div><br /><br /></div>
<br />
<span face=""arial" , sans-serif">The doors lining the courtyard on the right
are the front doors to the apartments. All apartments in this “neighbourhood in
the sky” will have such doors, leading into a lofty six storey high sky-court
which contains private and shared gardens.</span></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-GB">There’ll be at least two questions that I
will address:<o:p></o:p></span></div>
<div class="MsoNormal">
</div>
<ul style="text-align: left;">
<li><span face=""arial" , "helvetica" , sans-serif">How do the floors above the courtyard level –
and there are five of them – get their access to their 6 storey sky-court?</span></li>
<li><span face=""arial" , "helvetica" , sans-serif">And will the cost of providing this lavish
looking green courtyard in the sky be exorbitant?</span></li>
</ul>
<br />
<div class="MsoNormal" style="line-height: normal;">
<b><span face=""arial" , sans-serif" lang="EN-GB">High-Rise Honeycomb: How it’s done<o:p></o:p></span></b><br />
<b><span face=""arial" , sans-serif" lang="EN-GB"><br /></span></b>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEggyUK3yYaNPAPCHMkJLSn0NHnyyaBPbFC4ITJHjdPv5qlvHvm0FvOe4OzUfcW32NI7RpD65GN2DRsYrXIYMRNOYsRkENBoSfqgNzOynUpcndcXP7B8Wak1XD5b-sK_UJqEL0HlREf6rbJ8/s1600/Problem+to+be+solved.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="398" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEggyUK3yYaNPAPCHMkJLSn0NHnyyaBPbFC4ITJHjdPv5qlvHvm0FvOe4OzUfcW32NI7RpD65GN2DRsYrXIYMRNOYsRkENBoSfqgNzOynUpcndcXP7B8Wak1XD5b-sK_UJqEL0HlREf6rbJ8/s1600/Problem+to+be+solved.jpg" width="480" /></a></div>
<span face=""arial" , sans-serif" lang="EN-GB">Let’s
begin with the first question. How is it done? </span><span face=""arial" , sans-serif">The illustration above explains the problem to be solved. These
are two sky-courts on the same floor. To be six storeys high, they have to be
flanked by 6 storeys of apartments. There has to be a central lobby with lifts
and a fire-fighting staircase. And escape staircases.</span></div>
<div class="MsoNormal" style="line-height: normal;">
<span face=""arial" , sans-serif" lang="EN-US"><br /></span></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-US">How indeed can each
one of the six storeys of apartments get direct access to a sky-court?</span><span face=""arial" , sans-serif" lang="EN-US"> </span><span face=""arial" , sans-serif" lang="EN-US">Let’s look at a
portion of this plan, to a basic module. <o:p></o:p></span><br />
<span face=""arial" , sans-serif" lang="EN-US"><br /></span>
<br />
<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjHGOoHhrmjf7M8vQ0A4qVIXANMDOEiWM-lT6hCw2UavkLvXI0pEOw1ITbk6LVMdIqvBriStUZ1bi4fdEs-QecOGgObG-UjJi7lfAuzwllY5Kmb_Dgl-tt7DcSrcOfUnosia0cs9Z3j6Pg/s1600/STAM2.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="336" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjHGOoHhrmjf7M8vQ0A4qVIXANMDOEiWM-lT6hCw2UavkLvXI0pEOw1ITbk6LVMdIqvBriStUZ1bi4fdEs-QecOGgObG-UjJi7lfAuzwllY5Kmb_Dgl-tt7DcSrcOfUnosia0cs9Z3j6Pg/s1600/STAM2.jpg" width="480" /></a></div>
<span face=""arial" , sans-serif" lang="EN-US"><br /></span></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-US"><br /></span></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-GB">The basic module in this layout comprises two
double storey apartments which occupy three floors, one placed on top of the
other such that access to both apartment units are on the courtyard level, with
one unit connected to another floor above the courtyard level and the other
apartment is joined to the floor below the courtyard level. <o:p></o:p></span></div>
<div class="MsoNormal">
<span face=""arial" , sans-serif" lang="EN-GB"><br /></span></div>
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<span face=""arial" , sans-serif">This is looking at the pair of
apartments from the front. As you can see the pair of two-storey apartments
take up three floors, but both can be accessed from the courtyard level. </span></div>
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<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhezesISMtsOwne_fMBXsI1xkODFeDI78xk4VNu57Knrv9N096pZuoGIzhR8vLk_tay21lCGvoImfHBm7ARUXDcl60xEm7aG-zG6JZH3f729MSrtL8r2S53dR3DR2J29y9lsRB3NltD7aCH/s400/10-5.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="255" data-original-width="400" height="255" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhezesISMtsOwne_fMBXsI1xkODFeDI78xk4VNu57Knrv9N096pZuoGIzhR8vLk_tay21lCGvoImfHBm7ARUXDcl60xEm7aG-zG6JZH3f729MSrtL8r2S53dR3DR2J29y9lsRB3NltD7aCH/w400-h255/10-5.jpg" width="400" /></a></div><br /><br /></div>
<span face=""arial" , sans-serif">This
is the same pair of apartments, but looking at them from the side. </span></div><div class="MsoNormal"><div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJLfhubepf9RZ5xYWwSIXYN5Ta-ynX9-kxffzPAgIlYQHPkYj8E6mfTh4qIoXq_H5QIxJU0Y89GIwuYUQkggkUPXQZc52DaqiBfDQicZQ01QMDTbrvYjjwirpNGqraRsnfGfUAB6RbAWg1/s400/10-6.jpg" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="345" data-original-width="400" height="345" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEhJLfhubepf9RZ5xYWwSIXYN5Ta-ynX9-kxffzPAgIlYQHPkYj8E6mfTh4qIoXq_H5QIxJU0Y89GIwuYUQkggkUPXQZc52DaqiBfDQicZQ01QMDTbrvYjjwirpNGqraRsnfGfUAB6RbAWg1/w400-h345/10-6.jpg" width="400" /></a></div></div><div class="MsoNormal"><div class="separator" style="clear: both; text-align: center;"><span style="text-align: left;">Stacking two
pairs of these interlocking apartments on top of each other produces a three-storey high sky-court.</span></div></div><div class="MsoNormal">
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<div class="separator" style="clear: both; text-align: center;"><a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgGrK0BhG-S9sZ_HVaNXw66HqfBsaJgki165kyjfxSHaEwOL-U-SkqHgEgoVUh5zTLsdGRZhcl7Yuasd4e_WIkZHCsZpsYyW1rHn0ZTOzIINOhNrMeE1I5Z07n-y2FZ2xDnAkSsD6ZLdvTH/s644/Lift+stops.tif" imageanchor="1" style="margin-left: 1em; margin-right: 1em;"><img border="0" data-original-height="572" data-original-width="644" height="284" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgGrK0BhG-S9sZ_HVaNXw66HqfBsaJgki165kyjfxSHaEwOL-U-SkqHgEgoVUh5zTLsdGRZhcl7Yuasd4e_WIkZHCsZpsYyW1rHn0ZTOzIINOhNrMeE1I5Z07n-y2FZ2xDnAkSsD6ZLdvTH/s320/Lift+stops.tif" width="320" /></a></div><br /><span face=""arial" , sans-serif" style="text-align: left;">H</span><span face=""arial" , sans-serif" lang="EN-GB" style="text-align: left;">owever, stacking these apartments on top of each other such that the courtyards flip
from one side to the opposite side produces a six-storey high sky court.</span></div></div>
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<span face=""arial" , sans-serif" lang="EN-US">The illustration above shows how each floor in the six-storey high sky
court can open out onto its own shared and private gardens. The first floor
above the courtyard level is part of a unit that is on the same level as the
courtyard. The second and fourth floors are both linked to the third floor
where there is another courtyard that is hidden from view. The fifth floor is
linked to the courtyard one floor above it.</span><span face=""arial" , sans-serif" lang="EN-GB"><o:p></o:p></span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiaoyCwIU7UFcmkunkmrtJrIIzXhmfYIb6nfYaK2557iv23e3lLqef3Z3znWc6fI-XMpsd1XUuii5CyzK_w7AeCisaiq8bAhCa0kb-hbp0RlK_ijmbTo-UkhZ_5CcaC4FfnDhFsSyOnOh2/s1600/Courtyard+level+plan.jpg" style="margin-left: 1em; margin-right: 1em;"><img border="0" height="360" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEjiaoyCwIU7UFcmkunkmrtJrIIzXhmfYIb6nfYaK2557iv23e3lLqef3Z3znWc6fI-XMpsd1XUuii5CyzK_w7AeCisaiq8bAhCa0kb-hbp0RlK_ijmbTo-UkhZ_5CcaC4FfnDhFsSyOnOh2/s1600/Courtyard+level+plan.jpg" width="480" /></a></div>
<span face=""arial" , sans-serif">This is a look at the
floor plans. Apartments on the courtyard garden level either have stairs going
down to bedrooms on the floor below (in red), or have stairs going up to
bedrooms on the floor above (in yellow). </span><br />
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<span face=""arial" , sans-serif" lang="EN-GB">In equatorial Malaysia, the blocks are best
aligned North, South, East and West, such that all the four sky-courts would
get sunlight. This design thus allows in plenty of light and ventilation but
provides cover from direct rainfall. </span><span face=""arial" , sans-serif" lang="EN-US">Each
and every resident in this new type of apartment can be afforded a shared
and a private garden and so t</span><span face=""arial" , sans-serif" lang="EN-GB">he features of Honeycomb housing have been
replicated for a high-rise</span><span face=""arial" , sans-serif" lang="EN-US">. <o:p></o:p></span><br />
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<span style="color: orange;">GET A FREE HARDCOPY OF THIS BOOK IN FEBRUARY!!</span><br />
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<div class="blogger-post-footer"><br/><hr/>Dear subscriber,
If you want to download the free "Honeycomb Housing" E-book, just click the subscribe me button and fill in your name and email address.
Don't worry , you will not get two subscriptions!</div>Mazlin Ghazalihttp://www.blogger.com/profile/17070411024815218906noreply@blogger.com0