Upload
hadat
View
225
Download
0
Embed Size (px)
Citation preview
1
ETHEKWINI MUNICIPALITY HOUSING TYPOLOGIES STUDY
A MATRIX OF TYPOLOGIES
PRESENTATION 4/5
2
PROJECT OVERVIEW
3
1 INTRODUCTION
� THIS PROJECT HAS BEEN INITIATED BY THE ARCHITECTURE DEPARTMENT OF THE ETHEKWINI MUNICIPALITY TO DEVELOP HOUSING TYPOLOGIES FOR THE DELIVERE OF NEW PROJETS AND EXISTING SETTLEMENT UPGRADE PROJECTS IN THE ETHEKWINI MUNICPAL REGION
� THE STUDY IS TO INTEGRATE TOWN PLANNING, URBAN DESIGN AND ARCHITECTURE
COMPONENTS� THE INTENTION IS TO IDENTIFY PRACTICES WHICH OPTIMISE BOTH THE QUALITY AND
SUSTAINABILITY OF RESULTANT LIVING ENVIRONMENTS
2 BACKGROUND
� DESPITE THE DELIVERY OF ALMOST 2 MILL HOUSING UNITS BY GOVERNMENT SINCE 1994, THE DOMINANT HOUSING TYPOLOGY CONTINUES TO BE DETACHED, SINGLE FAMILY HOMES ON
LARGER FREE HOLD PLOTS � THE INCREASING PRESSURE ON URBAN LAND, DEMANDS FOR OPTIMISING EXISTING SERVICE
INFRASTRUCTURE AND THE NEGATIVE SOCIO-ECONOMIC IMPLICATIONS OF DEVELOPING ON THE URBAN PERIPHERY HAVE NECESSITATED A REVIEW OF THE LOCATION AND DESIRED DENSITIES OF HOUSING SETTLEMENTS
� IT HAS BECOME NECESSARY THAT THE SUPPLY OF HOUSING BE MORE RECEPTIVE TO THE REDEVELOPMENT OF SITES LOCATED WITHIN ALREADY SERVICED AND DEVELOPED AREAS AS WELL AS THE UPGRADING OF EXISTING SETTLEMENTS
� A STUDY AND DEVELOPMENT OF AFFORDABLE HOUSING TYPOLOGIES APPLICABLE TO PREVAILING LOCAL CONDITIONS (TYPOGRAPHY, CLIMATE, TECHNOLOGIES AND FINANCE) WILL ASSIST IN MEETING THE URBAN HOUSING CHALLENGE WITH GREATER AUTHORITY, EFFICIENCY AND UNDERSTANDING
INTRODUCTION AND BACKGROUND
3
4
3 PROJECT OBJECTIVES
� TO INFORM THE OPTIMISATION OF QUALITY AND SUSTAINABILITY IN THE DESIGN AND
ONGOING DELIVERY OF SUBSIDY HOUSING
� TO DETERMINE OPTIMAL HOUSING TYPOLOGIES FOR APPLICATION IN INFORMAL SETTLEMENT UPGRADING AND GREENFIELD PROJECTS WITHIN THE URBAN AREA OF ETHEKWINI
4 DEFINING HOUSING TYPOLOGY
� HOUSING TYPOLOGY ENCOMPASSES ATTRIBUTES OF FUNCTION AND CONFIGURATION CHARACTERISTICS OF PUBLIC AND PRIVATE BUILDINGS AND THE SPACES AROUND THESE
BUILDINGS THROUGH CONSTRUCTION� TYPOLOGY MUST CONSIDER ASPECTS OF TOWN PLANNING AND URBAN DESIGN AS WELL AS
THE DETAIL OF MULTI-UNITS OR RESIDENTIAL CLUSTERS� TYPOLOGY HAS A TIME DIMENSION AND THEREFORE MUST CONSIDER FLEXIBILITY,
ADAPTABILITY AND TRANSFORMATION OVER TIME
� THE QUALITY OF HOUSING TYPOLOGY MUST CONSIDER CONTEXT WHICH IS DEPENDANT ON A NUMBER OF FACTORS INCLUDING THE LOCATION OF SERVICES, THE BALANCE BETWEEN PRIVATE, SEMI PRIVATE, COMMUNAL AMD PUBLIC SPACE, THE MIX OF RESIDENTIAL AND NON-
RESIDENTIAL USE AND THE END-USERS SOCIAL AND CULTURAL STRUCTURES
� IN ETHEKWINI THE CONSIDERATION OF TYPOLOGY IN RELATION TO TOPGRAPHY IS CRITICAL
AS MANY INFORMAL SETTLEMENTS ARE FOUNDED ON STEEP AND UNSTABLE LAND. STEEP SLOPES IMPOSE HIGHER BUILDING AND INFRASTRUCTURE COSTS AND CREATE DIFFICULTIES OF ACCESS REQUIRING GREATER CARE IN THE DESIGN AND LAYOUT OF HOUSES
OBJECTIVES AND DEFINITIONS
4
5
1 PRECEDENTS AND LITERATURE OVERVIEW
2 PILOT PROJECT OVERVIEW
3 BUILDING THE PRINCIPLES
4 MATRIX OF TYPOLOGIES
5 DESIGN CONSIDERATIONS
PROJECT STRUCTURE
5
6
1 PRECEDENTS AND BIBLIOGRAPHY� KEY ISSUES TO INFORM THE BRIEF� BIBLIOGRAPHY AND SYNOPSIS OF RELEVANT LITERATURE
� REVIEW OF CASE STUDIES� FINDINGS TO OFF SET NEGATIVE TRENDS
2 PILOT PROJECT OVERVIEW� AREA / INFRASTRUCTURE AUDIT� SITE ANALYSIS
� READINESS FOR DEVELOPMENT AND IMPLICATIONS FOR TYPOLOGY SELECTION
3 BUILDING THE PRINCIPLES� GUIDING PRINCIPLES FOR HOUSE DESIGN AND URBAN LAYOUTS
4 MATRIX OF TYPOLOGIES� SUMMARY OF HOUSING TYPOLOGIES
� FINAL HOUSING TYPOLOGY DESIGNS� COSTINGS
5 DESIGN CONSIDERATIONS
� DENSITY AND TOPOGRAPHICAL CONSIDERATIONS� MATERIALS AND MINIMUM QUALITY LEVEL CONSIDERATIONS� SERVICING AND SUSTAINABILITY CONSIDERATIONS
PROJECT STRUCTURE
6
77
A MATRIX OF TYPOLOGIES
88
CONTENTS
1 BUILDING THE TYPOLOGY MATRIX
IN WHICH THE BUILDING BLOCKS OF THE BASIC TYPOLOGY MATRIX ARE UTILISED TO
DEVELOP A COMPREHENSIVE MATRIX OF ALL FEASIBLE LOW-INCOME HOUSING TYPOLOGIES.
(44 TYPOLOGIES)
2 SELECTING APPROPRIATE TYPOLOGIES
IN WHICH CERTAIN TYPOLOGIES FROM THE COMPREHENSIVE MATRIX ARE ELIMINATED TO IDENTIFY TYPOLOGIES THAT MEET ALL SOUTH AFRICAN LEGAL, COSTING AND SUBSIDY
CRITERIA REQUIREMENTS.
(24 TYPOLOGIES)
3 AN ARCHITECTURAL RESPONSE
IN WHICH A PROCESS IS FOLLOWED TO IDENTIFY A SELECT NUMBER OF TYPOLOGIES THAT ARE MOST APPROPRIATE TO ETHEKWINI SOCIAL, SPATIAL AND ENVIRONMENTAL CONDITIONS.
(6 TYPOLOGIES)
4 VARIATIONS AND APPLICATIONS
IN WHICH BROAD INDICATIONS ARE GIVEN ON HOW THE BASIC TYPOLOGY FOOTPRINTS CAN BE VARIED, COMBINED OR APPLIED TO SPECIFIC CONDITIONS TO SAVE TIME AND MONEY OR
MEET ALTERNATIVE SOCIAL REQUIREMENTS.
5 COSTINGS
IN WHICH BROAD COSTINGS FOR THE 24 TYPOLOGIES AS WELL AS MORE DETAILED COSTINGS FOR THE 6 SELECTED TYPOLOGIES ARE PROVIDED.
99
SYNOPSIS
THE BUILDING BLOCKS OF THE TYPOLOGY MATRIX ARE THE THREE BASIC HOUSE FORMS, NAMELY:
� NARROW FRONTAGE
� MEDIUM FRONTAGE; AND� WIDE FRONTAGE
USING THESE BUILDING BLOCKS IT IS POSSIBLE TO GENERATE A MATRIX OF 44 POSSIBLE
LOW-INCOME HOUSE TYPOLOGIES. HOWEVER OF THE 44 ONLY 24 TYPES QUALIFY FOR SOUTH AFRICAN HOUSING SUBSIDIES.
THESE 24 TYPES ARE ALL FEASIBLE FOR USE IN LOW INCOME HOUSING PROJECTS BUT 6 HAVE BEEN SELECTED AS BEING MOST APPROPRIATE FOR USE IN ETHEKWINI IN THAT THEY CAN BE DEVELOPED ON STEEP SLOPES, ARE RELATIVELY CHEAP TO CONSTRUCT, EMPLOY
SIMPLE CONSTRUCTION MATERIALS AND METHODS AND USING APPROPRIATE LAYOUTS WOULD SIGNIFICANTLY INCREASE DENSITIES.
HOWEVER ALL 44 TYPES ARE FLEXIBLE ENOUGH TO ACCOMMODATE A RANGE OF ARCHITECTURAL RESPONSES, YET ROBUST ENOUGH TO LIMIT THE NEED FOR EXTENSIVE REDESIGN AND COSTING EVERY TIME A NEW SITE IS DEVELOPED.
FINALLY AN INDICATION OF HOW THE BASIC BUILDING BLOCKS CAN BE USED TO GENERATE
ADDITIONAL ALTERNATIVE HOUSING TYPOLOGIES (SINGLE QUARTERS, ESSENTIAL SERVICE CORE PROVISION ETC) IS PROVIDED.
1010
THE COMPREHENSIVE MATRIX
1111
THE BUILDING BLOCKS OF THE TYPOLOGY MATRIX ARE THE THREE BASIC HOUSE FORMS, NAMELY:
� NARROW FRONTAGE
� MEDIUM FRONTAGE; AND� WIDE FRONTAGE.
THE BASIC FORMAT FOR THE COMPREHENSIVE TYPOLOGY MATRIX IS AS FOLLOWS:
� COLUMNS INDICATE SINGLE, DOUBLE AND MULTIPLE STOREY BUILDING OPTIONS, � EACH COLUMN IS SUBDIVIDED INTO DETACHED, SEMI-DETACHED OR ROW HOUSING
OPTIONS.� ROWS INDICATE RESIDENTIAL BUILDINGS IN SINGLE OWNERSHIP, RESIDENTIAL USES IN
MULTIPLE OWNERSHIP OR MIXED USE BUILDINGS WITH NON-RESIDENTIAL USES ON THE
GROUND FLOOR AND RESIDENTIAL USES ON THE UPPER FLOORS.
ALL FEASIBLE TYPOLOGIES ARE INDICATED GRAPHICALLY, UNFEASIBLE LOW-INCOME OPTIONS ARE BLANKED OUT IN RED.
IN THE CASE OF NARROW FRONTAGE TYPOLOGIES IT WOULD, FOR EXAMPLE, BE UNFEASIBLE FROM A COST AND PRACTICAL POINT OF VIEW TO DEVELOP A MULTIPLE STOREY BUILDING COMPRISING DETACHED, LOW-INCOME, RESIDENTIAL UNITS.
TYPOLOGY BUILDING BLOCKS
121212
TYPOLOGY BUILDING BLOCKS
� NARROW, MEDIUM AND WIDE FRONTAGES
� DETACHED, SEMI-DETACHED AND ROW COMBINATIONS
� SINGLE, DUPLEX AND DOUBLE STOREYS
� STREET, CLUSTER AND COURTYARD LAYOUTS
13
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
X
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
10 11
62 3 4 5
13
129
13
THE MATRIX NARROW FRONTAGE
13 POSSIBLE TYPOLOGIES
1414
THE MATRIX MEDIUM FRONTAGE
16 POSSIBLE TYPOLOGIES
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
20 21 22
23 24 25
14 15 16 17 18 19
28 29
26 27
1515
THE MATRIX WIDE FRONTAGE
16 POSSIBLE TYPOLOGIES
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
3130 32
35
3836 37
33 34 39 40 41
42 43 44
1616
THE MATRIX CONSOLIDATED
THE FOLLOWING SLIDE COMBINES THE NARROW, MEDIUM AND WIDE FRONTAGE OPTIONS IDENTIFIED ABOVE INTO A SINGLE, CONSOLIDATED MATRIX.
TO ASSIST IN SELECTING AN APPROPRIATE TYPOLOGY WHEN UNDERTAKING A SPECIFIC PROJECT
AN ANALYSIS OF EACH TYPOLOGY IS PROVIDED TO INDICATE:
� THE MOST APPROPRIATE SLOPE ON WHICH THE UNIT COULD BE DEVELOPED (FLAT, GENTLE,
MODERATE, STEEP OR VERY STEEP),� THE MOST SUITABLE URBAN LAYOUT FOR THE UNIT (WHETHER IT CAN BE USED IN STREET,
CLUSTER OR COURTYARD APPLICATIONS),
� ITS BUILDABILITY (WHETHER IT CAN BE SELF BUILT OR REQUIRES SPECIALISED PROFESSIONAL
INPUTS FROM ENGINEERS OR ARCHITECTS),� ITS EXPANDABILITY (HOW SUITABLE IT IS FOR FUTURE ALTERATIONS AND ADDITIONS BY
OWNERS),� ITS SUSTAINABILITY (WHAT ECO- FRIENDLY APPLICATIONS COULD BE ADDED TO THE UNIT
(SOLAR PANELS, RAIN WATER TANKS, SEPTIC TANKS ETC),
� WHETHER OR NOT THE UNIT QUALIFIES FOR A HOUSING SUBSIDY OR NOT INDICATED AS FOLLOWS:
� THE LIKELY DENSITIES TO BE ACHIEVED ON THE VARIOUS SLOPES INDICATED AS FOLLOWS:
� THE COST OF CONSTRUCTION PER APPORTIONED UNIT INDICATED AS FOLLOWS:
NOTE: STATED DENSITIES ARE INDICATIVE AND FOR COMPARATIVE PURPOSES AS THEY DO NOT
TAKE INTO ACCOUNT CHANGING TERRAIN, AND THE NEED FOR NON-RESIDENTIAL FACILITIES.
LAYOUTS ARE ALL BASED ON MINIMAL ROAD PROVISION BY USING PANHANDLE LAYOUTS
High (> 60 units / ha)
Medium (30 -60 unit / ha)
Low (<30 units / ha)
High (> R110 000)
Medium (R90-110 000)
Low (< R90 000)
Yes
No
1717
THE MATRIX CONSOLIDATED
44 POSSIBLE TYPOLOGIES
House type Narrow frontage house typologies Medium frontage house typologies Wide frontage house typologies
Storeys Single storey Double storey Triple / multiple storey Single storey Double storey Triple / multiple storey Single storey Double storey Triple / multiple storey
Option 1 Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
X
All res All res All res - duplex All res - duplex All res All res - duplex All res - duplex All res All res - duplex All res - duplex
Option 2 Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Option 3 Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Topography applications
Flat (<1:8)X X X X X X X X X
Gentle (1:5 - 1:8)X X X X X X X X X
Moderate (1:3 - 1: 5)X X X
Steep (1:2.5 - 1:3)X X X X X X X X X X X X X X X
Very steep (>1:2.5)X X X X X X X X X X X X X X X
Layout applications
Street ���� ���� ���� ���� ���� ���� X ���� X ���� ���� ���� ���� ���� ���� X ���� ���� ���� ���� ���� ���� ���� ���� ���� ���� X
Cluster ���� ���� X ���� ���� ���� X ���� X ���� ���� ���� ���� ���� ���� X ���� ���� ���� ���� X ���� ���� ���� ���� ���� X
Courtyard ���� ���� X ���� ���� X X ���� X ���� X X ���� ���� X X ���� X ���� ���� X ���� ���� X ���� ���� X
Buildability
Professional ability essential X X X ���� ���� ���� X ���� X X X X ���� ���� ���� X ���� ���� X X X ���� ���� ���� ���� ���� ����
Self build extensions ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Expandability
Forwards X X X X X X X X X X X X X X X X X X X X X X X X X X X
Backwards ���� ���� ���� ���� ���� ���� X ���� X ���� ���� ���� ���� ���� ���� X ���� ���� ���� ���� ���� ���� ���� ���� ���� ���� ����
Sideways ���� ���� X ���� ���� X X ���� X ���� ���� X ���� ���� X X ���� X ���� ���� X ���� ���� X ���� ���� X
Vertically ���� ���� ���� X X X X X X ���� ���� ���� X X X X X X ���� ���� ���� X X X X X X
Sustainability
Solar panels ���� ���� ���� ���� ���� ���� X ���� X ���� ���� ���� ���� ���� ���� X ���� ���� ���� ���� ���� ���� ���� ���� ���� ���� ����
Aerobic / anaerobic septic tanks ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Wind turbines ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Biogas heating and cooking tanks ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Rainwater harvesting ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Grey water recirculation (gardens) ���� ���� ���� ���� ���� ���� X ���� X ���� ���� ���� ���� ���� ���� X ���� ���� ���� ���� ���� ���� ���� ���� ���� ���� ����
Eco friendly building materials (straw bale etc) ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X ���� ���� ���� ���� ���� ���� X X X
Housing subsidy qualification
Yes
No
All res 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32
All res - separate ownership on each floor 7 8 9 12 20 21 22 26 27 33 34 35 39 40 41
Non-res use on groundfloor 10 11 13 23 24 25 28 29 36 37 38 42 43 44
Density (moderate slopes)
High (> 60 units / ha)
Medium (30 -60 unit / ha)
Low (<30 units / ha)Typology 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32 33 34 35
Units per hectare for flat slope 39.0 45.5 86.0 53.0 60.5 111.5 42.0 46.5 73.5 53.0 60.5 111.5 45.0 45.0 47.5 90.0 90.0 95.0
Units per hectare for gentle slope 31.0 35.5 67.5 41.5 47.5 87.5 33.0 36.5 57.5 38.0 42.0 65.0 35.0 35.5 37.0 70.0 71.0 74.0
Units per hectare for moderate slope 25.5 30.0 56.0 34.5 39.5 73.0 27.5 30.5 48.0 31.5 35.0 54.5 29.5 29.5 31.0 59.0 59.0 62.0
Units per hectare for steep slope 16.5 19.0 36.5 25.5 25.5 47.0 18.0 19.5 31.0 20.5 22.5 35.0 19.0 19.0 20.0 38.0 38.0 40.0
Units per hectare for very steep slope 12.0 14.0 26.5 18.5 18.5 34.5 13.0 14.5 22.5 15.0 16.5 25.5 14.0 14.0 14.5 28.0 28.0 29.0
Typology 7 8 9 20 21 22
Units per hectare for flat slope 78.0 78.0 126.0 76.0 84.0 132.0
Units per hectare for gentle slope 62.0 62.0 99.0 56.0 62.0 98.0
Units per hectare for moderate slope 51.0 51.0 83.0 47.0 52.0 81.0
Units per hectare for steep slope 33.0 33.0 53.0 30.0 33.0 53.0
Units per hectare for very steep slope 24.0 24.0 39.0 22.0 24.0 38.0
Costing per apportioned unit
High (> R110 000)
Medium (R90-110 000)
Low (< R90 000)Typology 1 2 3 4 5 6 14 15 16 17 18 19 30 31 32 33 34 35
Flat (0) 96,800.00 92,400.00 101,200.00 118,800.00 111,300.00 111,300.00 90,300.00 88,200.00 86,100.00 118,800.00 108,650.00 106,000.00 88,000.00 84,000.00 88,000.00 84,000.00 86,000.00 88,000.00
Gentle (1.1) 99,316.80 94,802.40 103,831.20 120,344.40 112,746.90 112,746.90 92,647.80 90,493.20 88,338.60 120,344.40 110,062.45 107,378.00 90,288.00 86,184.00 90,288.00 85,092.00 87,118.00 89,144.00
Moderate (1.2) 101,833.60 97,204.80 106,462.40 121,888.80 114,193.80 114,193.80 94,995.60 92,786.40 90,577.20 121,888.80 111,474.90 108,756.00 92,576.00 88,368.00 92,576.00 86,184.00 88,236.00 90,288.00
Steep (1.3) 104,350.40 99,607.20 109,093.60 123,433.20 115,640.70 115,640.70 97,343.40 95,079.60 92,815.80 123,433.20 112,887.35 110,134.00 94,864.00 90,552.00 94,864.00 87,276.00 89,354.00 91,432.00
Very steep (1.4) 106,867.20 102,009.60 111,724.80 124,977.60 117,087.60 117,087.60 99,691.20 97,372.80 95,054.40 124,977.60 114,299.80 111,512.00 97,152.00 92,736.00 97,152.00 88,368.00 90,472.00 92,576.00
Typology 7 8 9 20 21 22
Flat (0) 92,400.00 92,400.00 99,000.00 86,100.00 86,100.00 84,000.00
Gentle (1.1) 93,601.20 93,601.20 100,287.00 87,219.30 87,219.30 85,092.00
Moderate (1.2) 94,802.40 94,802.40 101,574.00 88,338.60 88,338.60 86,184.00
Steep (1.3) 96,003.60 96,003.60 102,861.00 89,457.90 89,457.90 87,276.00
Very steep (1.4) 97,204.80 97,204.80 104,148.00 90,577.20 90,577.20 88,368.00
20 21 22
23 24 25
1
7 8
10 11
6 142 3 15 164 5 17 18 19 3130 32
35
3813
12
28 29
26 27
36 37
33 34 39 40 419
42 43 44
NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL
SPREADSHEETS WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS,
DRAWINGS AND SPREADSHEETS - FEB 2010’
1818
TYPOLOGY SELECTION
1919
THIS SECTION APPLIES A SET OF CRITERIA TO THE FULL SUITE OF TYPOLOGIES IDENTIFIED IN THE COMPREHENSIVE MATRIX TO SELECT A LIMITED NUMBER OF TYPOLOGIES THAT WOULD
BE MOST APPLICABLE FOR DETAILED DEVELOPMENT.
A THREE STEP PROCESS IS FOLLOWED IN THIS SECTION:
� APPROPRIATE CRITERIA ARE IDENTIFIED;� THE CRITERIA ARE APPLIED TO EACH TYPOLOGY IN A SYSTEMATIC WAY TO IDENTIFY THE
TYPOLOGIES THAT WOULD QUALIFY FOR HOUSING SUBSIDIES IN THIS WAY THE 44 TYPOLOGIES OF THE COMPREHENSIVE MATRIX ARE REDUCED TO 24 POSSIBLE TYPES
� THESE 24 TYPES ARE THEN SUBJECTED TO A FURTHER SELECTION PROCESS TO IDENTIFY 6 TYPES THAT COULD BE CONSIDERED FOR DEVELOPMENT IN THE ETHEKWINI CONTEXT.
SELECTION CRITERIA
2020
ESTABLISHING THE CRITERIA
1. HOUSING SUBSIDY QUALIFICATION
2. COST
3. DENSITY
4. URBAN FORM
2121
THE MATRIX
44 POSSIBLE TYPOLOGIES
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
X
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
10 11
62 3 4 5
13
129
20 21 22
23 24 25
14 15 16 17 18 19
28 29
26 27
3130 32
35
3836 37
33 34 39 40 41
42 43 44
2222
TYPOLOGY SELECTION HOUSING SUBSIDY QUALIFICATION
ELIMINATE 20 = 24 TYPOLOGIES
� EXCLUDE ALL TRIPLE / MULTIPLE STOREY UNITS
� EXCLUDE ALL UNITS WITH NON-RESIDENTIAL USES
ON GROUND FLOOR
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
X
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
62 3 4 5
9
20 21 22
14 15 16 17 18 19
3130 32
3533 34
2323
THE MATRIX COSTING
MODERATE SLOPE SITES ONLY
HIGH (> R110 000.00 PER UNIT)
MEDIUM (R90 – 110 000.00 PER UNIT)
LOW (< R90 000.00 PER UNIT)
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
62 3 4 5
9
20 21 22
14 15 16 17 18 19
3130 32
3533 34
2424
THE MATRIX
FROM 24 SUBSIDY QUALIFCATION UNITS
ELIMINATE 5 = 19 TYPOLOGIES
COSTING
� EXCLUDE ALL UNITS COSTING MORE THAN THE
SUBSIDY LIMIT
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
2 3
9
20 21 22
14 15 16 19
3130 32
3533 34
2525
DENSITY IMPLICATIONS
HIGH (> 60 UNITS PER HA)
MEDIUM (30-60 UNITS PER HA)
LOW (< 30 UNITS PER HA)
MODERATE SLOPE SITES ONLY
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
2 3
9
20 21 22
14 15 16 19
3130 32
3533 34
64 5
17 18
TYPOLOGY SELECTION
2626
DENSITY IMPLICATIONS
� EXCLUDE ALL LOW DENSITY UNITS Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
1
7 8
2 3
9
20 21 22
14 15 16 19
3130 32
3533 34
64 5
17 18
FROM 24 SUBSIDY QUALIFCATION UNITS
ELIMINATE 4 = 20 TYPOLOGIES
TYPOLOGY SELECTION
2727
HOUSING SUBSIDY BREAKDOWN
KZN DEPT OF HOUSING BREAKDOWN OF COST PER UNIT
THE NEW QUANTUM OF THE NATIONAL HOUSING SUBSIDY FOR OWNERSHIP HOUSING IS
BROKEN DOWN AS FOLLOWS:
� R56,000 BASIC SUBSIDY FOR TOP STRUCTURE
� R8,400 EXTRA 15% ON R56,000 FOR ADVERSE GEOTECHNICAL/TOPOGRAPHIC CONDITIONS + GOOD LOCATION
� R22,000 PROVINCIAL TOP-UP FOR INTERNAL INFRASTRUCTURE SERVICES
� R20,000 MUNICIPAL INFRASTRUCTURE GRANT / BULKS
� R3,500 LAND PRICE SUBSIDY
TOTAL R109,900
2828
COSTINGS SUMMARY STATEMENT
Typology 1 Typology 2 Typology 3 Typology 4 Typology 5 Typology 6 Typology 7 Typology 8 Typology 9 Typology 14 Typology 15 Typology 16 Typology 17 Typology 18 Typology 19 Typology 20 Typology 21 Typology 22 Typology 30 Typology 31 Typology 32 Typology 33 Typology 34 Typology 35
1 NF/SI/DE 2 NF/SI/SD 3 NF/SI/RO 4 NF/DU/DE 5 NF/DU/SD 6 NF/DU/RO 7 NF/DO/DE 8 NF/DO/SD 9 NF/DO/RO 14 MF/SI/DE 15 MF/SI/SD 16 MF/SI/RO 17 MF/DU/DE 18 MF/DU/SD 19 MF/DU/RO 20 MF/DO/DE 21 MF/DO/SD 22 MF/DO/RO 30 WF/SI/DE 31 WF/SI/SD 32 WF/SI/RO 33 WF/DO/DE 34 WF/DO/SD 35 WF/DO/RO
Narrow Frontage :
Detached
Narrow Frontage :
Semi-detached
Narrow Frontage :
Row
Narrow Frontage :
Duplex Detached
Narrow Frontage :
Duplex Semi-
detached
Narrow Frontage :
Duplex Row
Narrow Frontage :
Double Storey
Detached
Narrow Frontage :
Double Storey Semi
detached
Narrow Frontage :
Double Storey Row
Medium Frontage :
Detached
Medium Frontage :
Semi-detached
Medium Frontage :
Row
Medium Frontage :
Duplex Detached
Medium Frontage :
Duplex Semi
detached
Medium Frontage :
Duplex Row
Medium Frontage :
Double Storey
Detached
Medium Frontage :
Double Storey Semi
detached
Medium Frontage :
Double Storey Row
Wide Frontage :
Detached
Wide Frontage :
Semi detached Wide Frontage : Row
Wide Frontage :
Double Storey
Detached
Wide Frontage :
Double Storey Semi
detached
Wide Frontage :
Double Storey Row
Number of units 1 2 4 1 2 4 2 4 8 1 2 4 1 2 4 2 4 8 1 2 2 2 4 4
Construction Area (m2) 44.00 84.00 184.00 54.00 106.00 212.00 88.00 176.00 360.00 42.00 84.00 168.00 54.00 106.00 212.00 84.00 168.00 336.00 40.00 80.00 80.00 80.00 160.00 160.00
Stand Size
Stand Size for flat (m2) 152.50 263 275 113.40 197.60 215.20 153 306 380 142.70 258 327.20 113.40 197.60 215.20 158.40 286 364 133.40 265 253.40 133.40 265 253.40
Avarage Stand Size for gentle (m2) 194 334 356 144 252 276 194 388 484 182 330 420 159 284 368 214 388 492 170 338 324 170 338 324
Avarage Stand Size for moderate (m2) 233 402 424 173 302 328 233 466 580 218 394 500 190 340 444 257 464 588 204 406 388 204 406 388
Avarage Stand Size for steep (m2) 360 622 660 267 468 508 360 720 904 338 610 772 294 528 684 397 718 912 315 628 600 316 628 600
Avarage Stand Size for very steep (m2) 496 856 908 368 644 700 496 992 1236 464 840 1064 405 726 940 546 988 1252 434 862 826 434 862 826
Units per Hectare
> 60 units / ha
30 -60 unit / ha
<30 units / ha
Units per Hectare for Flat 39 45.5 86 53 60.5 111.5 78 78 126 42 46.5 73.5 53 60.5 111.5 76 84 132 45 45 47.5 90 90 95
Units per Hectare for Gentle 31 35.5 67.5 41.5 47.5 87.5 62 62 99 33 36.5 57.5 38 42 65 56 62 98 35 35.5 37 70 71 74
Units per Hectare for Moderate 25.5 30 56 34.5 39.5 73 51 51 83 27.5 30.5 48 31.5 35 54.5 47 52 81 29.5 29.5 31 59 59 62
Units per Hectare for Steep 16.5 19 36.5 25.5 25.5 47 33 33 53 18 19.5 31 20.5 22.5 35 30 33 53 19 19 20 38 38 40
Units per Hectare for Very steep 12 14 26.5 18.5 18.5 34.5 24 24 39 13 14.5 22.5 15 16.5 25.5 22 24 38 14 14 14.5 28 28 29
Total Unit Cost (Flat)
Cost per Unit 74,800.00 70,400.00 79,200.00 96,800.00 89,300.00 89,300.00 70,400.00 70,400.00 77,000.00 68,300.00 66,200.00 64,100.00 96,800.00 86,650.00 84,000.00 64,100.00 64,100.00 62,000.00 66,000.00 62,000.00 66,000.00 62,000.00 64,000.00 66,000.00
Land Value (estimated @ R10/m2) ha 1,525.00 2,630.00 2,750.00 1,134.00 1,976.00 2,152.00 1,530.00 3,060.00 3,800.00 1,427.00 2,580.00 3,272.00 1,134.00 1,976.00 2,152.00 1,584.00 2,860.00 3,640.00 1,334.00 2,650.00 2,534.00 1,334.00 2,650.00 2,534.00
Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00
Professional fees (10%) 9,832.50R 9,503.00R 10,395.00R 11,993.40R 11,327.60R 11,345.20R 9,393.00R 9,546.00R 10,280.00R 9,172.70R 9,078.00R 8,937.20R 11,993.40R 11,062.60R 10,815.20R 8,768.40R 8,896.00R 8,764.00R 8,933.40R 8,665.00R 9,053.40R 8,533.40R 8,865.00R 9,053.40R
Total Unit Cost (Flat) 108,157.50 104,533.00 114,345.00 131,927.40 124,603.60 124,797.20 103,323.00 105,006.00 113,080.00 100,899.70 99,858.00 98,309.20 131,927.40 121,688.60 118,967.20 96,452.40 97,856.00 96,404.00 98,267.40 95,315.00 99,587.40 93,867.40 97,515.00 99,587.40
Rate per m2 2,458.13 2,488.88 2,485.76 2,443.10 2,351.01 2,354.66 2,348.25 2,386.50 2,512.89 2,402.37 2,377.57 2,340.70 2,443.10 2,296.01 2,244.66 2,296.49 2,329.90 2,295.33 2,456.69 2,382.88 2,489.69 2,346.69 2,437.88 2,489.69
Total Unit Cost (Gentle)
Cost per Unit 77,316.80 72,802.40 81,831.20 98,344.40 90,746.90 90,746.90 71,601.20 71,601.20 78,287.00 70,647.80 68,493.20 66,338.60 98,344.40 88,062.45 85,378.00 65,219.30 65,219.30 63,092.00 68,288.00 64,184.00 68,288.00 63,092.00 65,118.00 67,144.00
Land Value (estimated @ R10/m2) ha 1,940.00 3,340.00 3,560.00 1,440.00 2,520.00 2,760.00 1,940.00 3,880.00 4,840.00 1,820.00 3,300.00 4,200.00 1,590.00 2,840.00 3,680.00 2,140.00 3,880.00 4,920.00 1,700.00 3,380.00 3,240.00 1,700.00 3,380.00 3,240.00
Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00
Professional fees (10%) 10,125.68R 9,814.24R 10,739.12R 12,178.44R 11,526.69R 11,550.69R 9,554.12R 9,748.12R 10,512.70R 9,446.78R 9,379.32R 9,253.86R 12,193.44R 11,290.25R 11,105.80R 8,935.93R 9,109.93R 9,001.20R 9,198.80R 8,956.40R 9,352.80R 8,679.20R 9,049.80R 9,238.40R
Total Unit Cost (Flat) 111,382.48 107,956.64 118,130.32 133,962.84 126,793.59 127,057.59 105,095.32 107,229.32 115,639.70 103,914.58 103,172.52 101,792.46 134,127.84 124,192.70 122,163.80 98,295.23 100,209.23 99,013.20 101,186.80 98,520.40 102,880.80 95,471.20 99,547.80 101,622.40
Rate per m2 2,531.42 2,570.40 2,568.05 2,480.79 2,392.33 2,397.31 2,388.53 2,437.03 2,569.77 2,474.16 2,456.49 2,423.63 2,483.85 2,343.26 2,304.98 2,340.36 2,385.93 2,357.46 2,529.67 2,463.01 2,572.02 2,386.78 2,488.70 2,540.56
Total Unit Cost (Moderate)
Cost per Unit 79,833.60 75,204.80 84,462.40 99,888.80 92,193.80 92,193.80 72,802.40 72,802.40 79,574.00 72,995.60 70,786.40 68,577.20 99,888.80 89,474.90 86,756.00 66,338.60 66,338.60 64,184.00 70,576.00 66,368.00 70,576.00 64,184.00 66,236.00 68,288.00
Land Value (estimated @ R10/m2) ha 2,330.00 4,020.00 4,240.00 1,730.00 3,020.00 3,280.00 2,330.00 4,660.00 5,800.00 2,180.00 3,940.00 5,000.00 1,900.00 3,400.00 4,440.00 2,570.00 4,640.00 5,880.00 2,040.00 4,060.00 3,880.00 2,040.00 4,060.00 3,880.00
Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00
Professional fees (10%) 10,416.36R 10,122.48R 11,070.24R 12,361.88R 11,721.38R 11,747.38R 9,713.24R 9,946.24R 10,737.40R 9,717.56R 9,672.64R 9,557.72R 12,378.88R 11,487.49R 11,319.60R 9,090.86R 9,297.86R 9,206.40R 9,461.60R 9,242.80R 9,645.60R 8,822.40R 9,229.60R 9,416.80R
Total Unit Cost (Flat) 114,579.96 111,347.28 121,772.64 135,980.68 128,935.18 129,221.18 106,845.64 109,408.64 118,111.40 106,893.16 106,399.04 105,134.92 136,167.68 126,362.39 124,515.60 99,999.46 102,276.46 101,270.40 104,077.60 101,670.80 106,101.60 97,046.40 101,525.60 103,584.80
Rate per m2 2,604.09 2,651.13 2,647.23 2,518.16 2,432.74 2,438.14 2,428.31 2,486.56 2,624.70 2,545.08 2,533.31 2,503.21 2,521.62 2,384.20 2,349.35 2,380.94 2,435.15 2,411.20 2,601.94 2,541.77 2,652.54 2,426.16 2,538.14 2,589.62
Total Unit Cost (Steep)
Cost per Unit 82,350.40 77,607.20 87,093.60 101,433.20 93,640.70 93,640.70 74,003.60 74,003.60 80,861.00 75,343.40 73,079.60 70,815.80 101,433.20 90,887.35 88,134.00 67,457.90 67,457.90 65,276.00 72,864.00 68,552.00 72,864.00 65,276.00 67,354.00 69,432.00
Land Value (estimated @ R10/m2) ha 3,600.00 6,220.00 6,600.00 2,670.00 4,680.00 5,080.00 3,600.00 7,200.00 9,040.00 3,380.00 6,100.00 7,720.00 2,940.00 5,280.00 6,840.00 3,970.00 7,180.00 9,120.00 3,150.00 6,280.00 6,000.00 3,160.00 6,280.00 6,000.00
Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00
Professional fees (10%) 10,795.04R 10,582.72R 11,569.36R 12,610.32R 12,032.07R 12,072.07R 9,960.36R 10,320.36R 11,190.10R 10,072.34R 10,117.96R 10,053.58R 12,637.32R 11,816.74R 11,697.40R 9,342.79R 9,663.79R 9,639.60R 9,801.40R 9,683.20R 10,086.40R 9,043.60R 9,563.40R 9,743.20R
Total Unit Cost (Flat) 118,745.44 116,409.92 127,262.96 138,713.52 132,352.77 132,792.77 109,563.96 113,523.96 123,091.10 110,795.74 111,297.56 110,589.38 139,010.52 129,984.09 128,671.40 102,770.69 106,301.69 106,035.60 107,815.40 106,515.20 110,950.40 99,479.60 105,197.40 107,175.20
Rate per m2 2,698.76 2,771.66 2,766.59 2,568.77 2,497.22 2,505.52 2,490.09 2,580.09 2,735.36 2,637.99 2,649.94 2,633.08 2,574.27 2,452.53 2,427.76 2,446.92 2,530.99 2,524.66 2,695.39 2,662.88 2,773.76 2,486.99 2,629.94 2,679.38
Total Unit Cost (Very Steep)
Cost per Unit 84,867.20 80,009.60 89,724.80 102,977.60 95,087.60 95,087.60 75,204.80 75,204.80 82,148.00 77,691.20 75,372.80 73,054.40 102,977.60 92,299.80 89,512.00 68,577.20 68,577.20 66,368.00 75,152.00 70,736.00 75,152.00 66,368.00 68,472.00 70,576.00
Land Value (estimated @ R10/m2) ha 4,960.00 8,560.00 9,080.00 3,680.00 6,440.00 7,000.00 4,960.00 9,920.00 12,360.00 4,640.00 8,400.00 10,640.00 4,050.00 7,260.00 9,400.00 5,460.00 9,880.00 12,520.00 4,340.00 8,620.00 8,260.00 4,340.00 8,620.00 8,260.00
Services 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00 22,000.00
Professional fees (10%) 11,182.72R 11,056.96R 12,080.48R 12,865.76R 12,352.76R 12,408.76R 10,216.48R 10,712.48R 11,650.80R 10,433.12R 10,577.28R 10,569.44R 12,902.76R 12,155.98R 12,091.20R 9,603.72R 10,045.72R 10,088.80R 10,149.20R 10,135.60R 10,541.20R 9,270.80R 9,909.20R 10,083.60R
Total Unit Cost (Flat) 123,009.92 121,626.56 132,885.28 141,523.36 135,880.36 136,496.36 112,381.28 117,837.28 128,158.80 114,764.32 116,350.08 116,263.84 141,930.36 133,715.78 133,003.20 105,640.92 110,502.92 110,976.80 111,641.20 111,491.60 115,953.20 101,978.80 109,001.20 110,919.60
Rate per m2 2,795.68 2,895.87 2,888.81 2,620.80 2,563.78 2,575.40 2,554.12 2,678.12 2,847.97 2,732.48 2,770.24 2,768.19 2,628.34 2,522.94 2,509.49 2,515.26 2,631.02 2,642.30 2,791.03 2,787.29 2,898.83 2,549.47 2,725.03 2,772.99
Cost per Hectare
Cost per Hectare (Flat) 4,218,142.50 4,756,251.50 9,833,670.00 6,992,152.20 7,538,517.80 13,914,887.80 8,059,194.00 8,190,468.00 14,248,080.00 4,237,787.40 4,643,397.00 7,225,726.20 6,992,152.20 7,362,160.30 13,264,842.80 7,330,382.40 8,219,904.00 12,725,328.00 4,422,033.00 4,289,175.00 4,730,401.50 8,448,066.00 8,776,350.00 9,460,803.00
Cost per Hectare (Gentle) 3,452,856.88 3,832,460.72 7,973,796.60 5,559,457.86 6,022,695.53 11,117,539.13 6,515,909.84 6,648,217.84 11,448,330.30 3,429,181.14 3,765,796.98 5,853,066.45 5,096,857.92 5,216,093.19 7,940,647.00 5,504,532.88 6,212,972.26 9,703,293.60 3,541,538.00 3,497,474.20 3,806,589.60 6,682,984.00 7,067,893.80 7,520,057.60
Cost per Hectare (Moderate) 2,921,788.98 3,340,418.40 6,819,267.84 4,691,333.46 5,092,939.61 9,433,146.14 5,449,127.64 5,579,840.64 9,803,246.20 2,939,561.90 3,245,170.72 5,046,476.16 4,289,281.92 4,422,683.65 6,786,100.20 4,699,974.62 5,318,375.92 8,202,902.40 3,070,289.20 2,999,288.60 3,289,149.60 5,725,737.60 5,990,010.40 6,422,257.60
Cost per Hectare (Steep) 1,959,299.76 2,211,788.48 4,645,098.04 3,537,194.76 3,374,995.64 6,241,260.19 3,615,610.68 3,746,290.68 6,523,828.30 1,994,323.32 2,170,302.42 3,428,270.78 2,849,715.66 2,924,641.91 4,503,499.00 3,083,120.70 3,507,955.77 5,619,886.80 2,048,492.60 2,023,788.80 2,219,008.00 3,780,224.80 3,997,501.20 4,287,008.00
Cost per Hectare (Very steep) 1,476,119.04 1,702,771.84 3,521,459.92 2,618,182.16 2,513,786.66 4,709,124.42 2,697,150.72 2,828,094.72 4,998,193.20 1,491,936.16 1,687,076.16 2,615,936.40 2,128,955.40 2,206,310.37 3,391,581.60 2,324,100.24 2,652,070.08 4,217,118.40 1,562,976.80 1,560,882.40 1,681,321.40 2,855,406.40 3,052,033.60 3,216,668.40
Topography
Foundations (26%) 25,168.00 48,048.00 105,248.00 15,444.00 28,938.00 57,876.00 24,024.00 48,048.00 102,960.00 23,478.00 45,864.00 89,544.00 15,444.00 28,249.00 55,120.00 22,386.00 44,772.00 87,360.00 22,880.00 43,680.00 45,760.00 21,840.00 44,720.00 45,760.00
Super structure 71,632.00 136,752.00 299,552.00 103,356.00 193,662.00 387,324.00 160,776.00 321,552.00 689,040.00 66,822.00 130,536.00 254,856.00 103,356.00 189,051.00 368,880.00 149,814.00 299,628.00 584,640.00 65,120.00 124,320.00 130,240.00 146,160.00 299,280.00 306,240.00
Flat (0) 96,800.00R 184,800.00R 404,800.00R 118,800.00R 222,600.00R 445,200.00R 184,800.00R 369,600.00R 792,000.00R 90,300.00R 176,400.00R 344,400.00R 118,800.00R 217,300.00R 424,000.00R 172,200.00R 344,400.00R 672,000.00R 88,000.00R 168,000.00R 176,000.00R 168,000.00R 344,000.00R 352,000.00R
Gentle (1.1) 99,316.80R 189,604.80R 415,324.80R 120,344.40R 225,493.80R 450,987.60R 187,202.40R 374,404.80R 802,296.00R 92,647.80R 180,986.40R 353,354.40R 120,344.40R 220,124.90R 429,512.00R 174,438.60R 348,877.20R 680,736.00R 90,288.00R 172,368.00R 180,576.00R 170,184.00R 348,472.00R 356,576.00R
Moderate (1.2) 101,833.60R 194,409.60R 425,849.60R 121,888.80R 228,387.60R 456,775.20R 189,604.80R 379,209.60R 812,592.00R 94,995.60R 185,572.80R 362,308.80R 121,888.80R 222,949.80R 435,024.00R 176,677.20R 353,354.40R 689,472.00R 92,576.00R 176,736.00R 185,152.00R 172,368.00R 352,944.00R 361,152.00R
Steep (1.3) 104,350.40R 199,214.40R 436,374.40R 123,433.20R 231,281.40R 462,562.80R 192,007.20R 384,014.40R 822,888.00R 97,343.40R 190,159.20R 371,263.20R 123,433.20R 225,774.70R 440,536.00R 178,915.80R 357,831.60R 698,208.00R 94,864.00R 181,104.00R 189,728.00R 174,552.00R 357,416.00R 365,728.00R
Very steep (1.4) 106,867.20R 204,019.20R 446,899.20R 124,977.60R 234,175.20R 468,350.40R 194,409.60R 388,819.20R 833,184.00R 99,691.20R 194,745.60R 380,217.60R 124,977.60R 228,599.60R 446,048.00R 181,154.40R 362,308.80R 706,944.00R 97,152.00R 185,472.00R 194,304.00R 176,736.00R 361,888.00R 370,304.00R
Bulk services
Services (roads, stomwater, water supply, sewer
drainage, electrical, etc) for Flat 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00 3,562,162.00
Total costs per apportioned unit
< R90 000
R90-110 000
> R110 000
Flat (0) 96,800.00 92,400.00 101,200.00 118,800.00 111,300.00 111,300.00 92,400.00 92,400.00 99,000.00 90,300.00 88,200.00 86,100.00 118,800.00 108,650.00 106,000.00 86,100.00 86,100.00 84,000.00 88,000.00 84,000.00 88,000.00 84,000.00 86,000.00 88,000.00
Gentle (1.1) 99,316.80 94,802.40 103,831.20 120,344.40 112,746.90 112,746.90 93,601.20 93,601.20 100,287.00 92,647.80 90,493.20 88,338.60 120,344.40 110,062.45 107,378.00 87,219.30 87,219.30 85,092.00 90,288.00 86,184.00 90,288.00 85,092.00 87,118.00 89,144.00
Moderate (1.2) 101,833.60 97,204.80 106,462.40 121,888.80 114,193.80 114,193.80 94,802.40 94,802.40 101,574.00 94,995.60 92,786.40 90,577.20 121,888.80 111,474.90 108,756.00 88,338.60 88,338.60 86,184.00 92,576.00 88,368.00 92,576.00 86,184.00 88,236.00 90,288.00
Steep (1.3) 104,350.40 99,607.20 109,093.60 123,433.20 115,640.70 115,640.70 96,003.60 96,003.60 102,861.00 97,343.40 95,079.60 92,815.80 123,433.20 112,887.35 110,134.00 89,457.90 89,457.90 87,276.00 94,864.00 90,552.00 94,864.00 87,276.00 89,354.00 91,432.00
Very steep (1.4) 106,867.20 102,009.60 111,724.80 124,977.60 117,087.60 117,087.60 97,204.80 97,204.80 104,148.00 99,691.20 97,372.80 95,054.40 124,977.60 114,299.80 111,512.00 90,577.20 90,577.20 88,368.00 97,152.00 92,736.00 97,152.00 88,368.00 90,472.00 92,576.00
Description
FOR ALL FRONTAGE TYPES THE HIGHEST DENSITIES ARE ACHIEVED FOR THE MULTI-STOREY (DOUBLE AND DUPLEX) ATTACHED (SEMIS AND ROW
HOUSES) UNITS.GENERALLY THE STEEPER THE SLOPE THE HIGHER THE COST. MOST EXPENSIVE UNITS TEND TO BE MEDIUM FRONTAGE DUPLEX TYPES ON ALL SLOPES, WHILE THE CHEAPEST UNITS TEND TO BE WIDE FRONTAGE,
DOUBLE STOREY TYPES ON ALL SLOPES.
NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL SPREADSHEETS
WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS, DRAWINGS AND
SPREADSHEETS - FEB 2010’
2929
SELECTED TYPOLOGIES
ARCHITECTURAL RESPONSE
3030
THIS SECTION PROVIDES DETAILS FOR THOSE UNITS THAT QUALIFY FOR HOUSING SUBSIDIES (24 TYPOLOGIES).
DETAILS PROVIDED INCLUDE:
� DIMENSIONED FLOOR PLANS� UNIT SIZE� STAND SIZE
� FLOOR AREA RATIO (FAR) AT DELIVERY� FAR AT OPTIMUM TAKING INTO ACCOUNT MAXIMUM PRIVATE EXPANSION POTENTIAL� ESTIMATED DENSITIES
HOUSE TYPES ARE CODED AS PER THE FOLLOWING EXAMPLE:
TYPOLOGY SELECTION
NARROW, MEDIUM OR WIDE FRONTAGE TYPE
SINGLE, DUPLEX OR DOUBLE STOREY
TYPOLOGY NUMBER IN THE COMPREHENSIVE
MATRIX
DETACHED, SEMI-DETACHED OR ROW
HOUSE
5 NF/SI/DE
3131
THE MATRIX DETAILED – NARROW FRONTAGE
3232
THE MATRIX DETAILED – MEDIUM FRONTAGE
3333
THE MATRIX DETAILED – WIDE FRONTAGE
3434
THIS SECTION PROVIDES DETAILS FOR THOSE UNITS SELECTED FROM THE 24 AS BEING MOST APPROPRIATE TO ETHEKWINI (6 TYPOLOGIES).
THE SELECTED TYPES AIMED TO OFFER UNITS THAT MEET ALL THE ORIGINAL PRINCIPLES FOR
ACHIEVING GOOD HOUSE AND URBAN FORM AS WELL AS PROVIDING A RANGE OF TYPES THAT INCLUDE COMBINATIONS OF EACH OF THE FOLLOWING CATEGORIES:
� NARROW, MEDIUM AND WIDE FRONTAGE TYPES
� SINGLE STOREY, DUPLEX AND DOUBLE STOREY TYPES� DETACHED, SEMI-DETACHED AND ROW TYPES� TYPES SUITED TO FLAT, MODERATE AND STEEP SLOPES
� TYPES THAT ACHIEVE LOW, MEDIUM AND HIGH DENSITIES� TYPES THAT VARY IN COST FROM LOW TO HIGH
THE 6 SELECTED TYPOLOGIES ARE THE FOLLOWING:
TYPOLOGY 5: NARROW FRONTAGE/DUPLEX/SEMI-DETACHEDTYPOLOGY 8: NARROW FRONTAGE/DOUBLE STOREY/SEMI-DETACHEDTYPOLOGY 21: MEDIUM FRONTAGE/DOUBLE STOREY/SEMI-DETACHEDTYPOLOGY 22: MEDIUM FRONTAGE/DOUBLE STOREY/ROWTYPOLOGY 30: WIDE FRONTAGE/SINGLE STOREY/ DETACHEDTYPOLOGY 34: WIDE FRONTAGE/DOUBLE STOREY/SEMI DETACHED
TYPOLOGY SELECTION
3535
QUALITY OF URBAN FORM PRINCIPLES
ELIMINATE 7 = 6 TYPOLOGIES
1. MINIMUM HOUSE SIZE (40m2)
2. NARROW STREET FRONTAGE
3. HOUSE POSITIONED CLOSE TO THE STREET
4. SHORT SERVICE RUNS FROM STREET TO BUILDING
5. PRIVATELY EXPANDABLE
6. REPLICABLE AND COMBINABLE DESIGN
7. INCREASED DENSITIES
8. PUBLIC / PRIVATE THRESHOLDS
9. ROOM DIMENSIONS BASED ON BASIC FURNITURE LAYOUTS
10. CLEAR THRESHOLDS BETWEEN PUBLIC AND PRIVATE SPACE
11. VARIATION OF STREET FACADES
12. MINIMAL HEIGHT OF STREET BOUNDARY WALLS
13. STAND DIMENSIONS TO ALLOW INCREMENTAL
SUBDIVISION
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
8
21 22
14
30
34
5
TYPOLOGY SELECTION
3636
SUMMARY STATEMENT
TYPOLOGY 5
NARROW FRONTAGE/DUPLEX/SEMI-DETACHED� HIGH COST� MEDIUM DENSITY
TYPOLOGY 8NARROW FRONTAGE/DOUBLE STOREY/SEMI-DETACHED� MEDIUM COST� MEDIUM DENSITY
TYPOLOGY 21MEDIUM FRONTAGE/DOUBLE STOREY/SEMI-DETACHED
� LOW COST� MEDIUM DENSITY
TYPOLOGY 22MEDIUM FRONTAGE/DOUBLE STOREY/ROW
� LOW COST
� HIGH DENSITY
TYPOLOGY 30WIDE FRONTAGE/SINGLE STOREY/ DETACHED
� MEDIUM COST� LOW DENSITY
TYPOLOGY 34WIDE FRONTAGE/DOUBLE STOREY/SEMI DETACHED
� LOW COST� MEDIUM DENSITY
Narrow frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Medium frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
Wide frontage house typologies
Single storey Double storey Triple / multiple storey
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res All res - duplex All res - duplex
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
All res - separate ownership on each floor All res - separate ownership on each floor All res - separate ownership on each floor
Detached Semi-detached Row Detached Semi-detached Row Detached Semi-detached Row
Non-res use on groundfloor Non-res use on groundfloor Non-res use on groundfloor
8
21 22
14
30
34
5
TYPOLOGY SELECTION
3737
3838
3939
4040
4141
4242
4343
THIS SECTION ILLUSTRATES ONE POSSIBLE ARCHITECTURAL RESPONSE TO THE 6 SELECTED TYPOLOGIES.
THE TYPOLOGIES ARE INTENDED TO BE FLEXIBLE ENOUGH TO ACCOMMODATE A RANGE OF
ARCHITECTURAL RESPONSES, YET ROBUST ENOUGH TO LIMIT THE NEED FOR EXTENSIVE REDESIGN AND COSTING EVERY TIME A NEW SITE IS DEVELOPED.
IT IS IMPORTANT THAT THE SAME DESIGN IS NOT APPLIED TO MASSIVE ARES WHICH WOULD
ONCE AGAIN CREATE THE BLAND LIVING ENVIRONMENTS AND SAMENESS TYPICALLY ASSOCIATED WITH LOW-INCOME HOUSING PROJECTS.
IT IS IMPORTANT THAT IN ADDITION TO THE HOUSE ITSELF, DESIGN ATTENTION MUST BE PAID TO THE URBAN LAYOUT, PUBLIC ENVIRONMENT, ROAD AND SERVICE INFRASTRUCTURE AND SOCIAL AND ECONOMIC FACILITIES TO CREATE INTEGRATED HARMONIOUS LIVING
ENVIRONMENTS.
TYPOLOGY SELECTION
4444
TYPOLOGY 5 (NF/DU/SD) NARROW FRONTAGE / DUPLEX / SEMI-DETACHED
� HIGH COST� MEDIUM DENSITY
4545
TYPOLOGY 8 (NF/DU/SD) NARROW FRONTAGE / DOUBLE STOREY / SEMI-DETACHED
� MEDIUM COST� MEDIUM DENSITY
4646
TYPOLOGY 21 (MF/DO/SD) MEDIUM FRONTAGE / DOUBLE STOREY / SEMI-DETACHED
� LOW COST� MEDIUM DENSITY
4747
TYPOLOGY 22 (MF/DO/RO) MEDIUM FRONTAGE / DOUBLE STOREY / ROW
� LOW COST� HIGH DENSITY
4848
TYPOLOGY 30 (WF/SI/DE) WIDE FRONTAGE / SINGLE STOREY / DETACHED
� MEDIUM COST� LOW DENSITY
4949
TYPOLOGY 34 (WF/DO/SD) WIDE FRONTAGE / DOUBLE STOREY / SEMI - DETACHED
� LOW COST� MEDIUM DENSITY
5050
COSTINGS
Typology 5 Typology 8 Typology 21 Typology 22 Typology 30 Typology 34
5 NF/DU/SD 8 NF/DO/SD 21 MF/DO/SD 22 MF/DO/RO 30 WF/SI/DE 34 WF/DO/SD
Narrow Frontage :
Duplex Semi-detached
Narrow Frontage :
Double Storey Semi
detached
Medium Frontage :
Double Storey Semi
detached
Medium Frontage :
Double Storey Row
Wide Frontage :
Detached
Wide Frontage :
Double Storey Semi
detached
Number of units 2 4 4 8 1 4
Construction Area (m2) 108.54 176.00 168.00 336.00 40.00 160.00
Stand Size
Stand Size for flat (m2) 198 306 284 364 133.40 265
Avarage Stand Size for gentle (m2) 252 388 388 492 170 338
Avarage Stand Size for moderate (m2) 302 466 464 588 204 406
Avarage Stand Size for steep (m2) 468 720 718 912 315 628
Avarage Stand Size for very steep (m2) 644 992 988 1252 434 862
Units per Hectare
> 70 units / ha
40 -70 unit / ha
<40 units / ha
Units per Hectare for Flat 60.7 78 84 132 45 90
Units per Hectare for Gentle 47.5 62 62 98 35 71
Units per Hectare for Moderate 39.5 51 52 81 29.5 59
Units per Hectare for Steep 25.5 33 33 53 19 38
Units per Hectare for Very steep 18.5 24 24 38 14 28
Total Unit Cost (Flat)
Cost per Unit R 97,850.00 R 76,243.75 R 67,982.50 R 65,890.00 R 77,060.00 R 66,537.50
Land Value (estimated @ R10/m2) ha R 1,980.00 R 3,060.00 R 2,840.00 R 3,640.00 R 1,334.00 R 2,650.00
Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00
Professional fees (10%) R 12,183.00 R 10,130.38 R 9,282.25 R 9,153.00 R 10,039.40 R 9,118.75
Total Unit Cost (Flat) R 134,013.00 R 111,434.13 R 102,104.75 R 100,683.00 R 110,433.40 R 100,306.25
Rate per m2 R 2,469.38 R 2,532.59 R 2,431.07 R 2,397.21 R 2,760.84 R 2,507.66
Total Unit Cost (Gentle)
Cost per Unit R 99,295.90 R 77,444.95 R 69,101.80 R 66,982.00 R 79,348.00 R 67,655.50
Land Value (estimated @ R10/m2) ha R 2,520.00 R 3,880.00 R 3,880.00 R 4,920.00 R 1,700.00 R 3,380.00
Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00
Professional fees (10%) R 12,381.59 R 10,332.50 R 9,498.18 R 9,390.20 R 10,304.80 R 9,303.55
Total Unit Cost (Flat) R 136,197.49 R 113,657.45 R 104,479.98 R 103,292.20 R 113,352.80 R 102,339.05
Rate per m2 R 2,509.63 R 2,583.12 R 2,487.62 R 2,459.34 R 2,833.82 R 2,558.48
Total Unit Cost (Moderate)
Cost per Unit R 100,743.80 R 78,646.15 R 70,221.10 R 68,074.00 R 81,636.00 R 68,773.50
Land Value (estimated @ R10/m2) ha R 3,020.00 R 4,660.00 R 4,640.00 R 5,880.00 R 2,040.00 R 4,060.00
Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00
Professional fees (10%) R 12,576.38 R 10,530.62 R 9,686.11 R 9,595.40 R 10,567.60 R 9,483.35
Total Unit Cost (Flat) R 138,340.18 R 115,836.77 R 106,547.21 R 105,549.40 R 116,243.60 R 104,316.85
Rate per m2 R 2,549.11 R 2,632.65 R 2,536.84 R 2,513.08 R 2,906.09 R 2,607.92
Total Unit Cost (Steep)
Cost per Unit R 102,190.70 R 79,847.35 R 71,340.40 R 69,166.00 R 83,924.00 R 69,891.50
Land Value (estimated @ R10/m2) ha R 4,680.00 R 7,200.00 R 7,180.00 R 9,120.00 R 3,150.00 R 6,280.00
Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00
Professional fees (10%) R 12,887.07 R 10,904.74 R 10,052.04 R 10,028.60 R 10,907.40 R 9,817.15
Total Unit Cost (Flat) R 141,757.77 R 119,952.09 R 110,572.44 R 110,314.60 R 119,981.40 R 107,988.65
Rate per m2 R 2,612.08 R 2,726.18 R 2,632.68 R 2,626.54 R 2,999.54 R 2,699.72
Total Unit Cost (Very Steep)
Cost per Unit R 103,637.60 R 81,048.55 R 72,459.70 R 70,258.00 R 86,212.00 R 71,009.50
Land Value (estimated @ R10/m2) ha R 6,440.00 R 9,920.00 R 9,880.00 R 12,520.00 R 4,340.00 R 8,620.00
Services R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00 R 22,000.00
Professional fees (10%) R 13,207.76 R 11,296.86 R 10,433.97 R 10,477.80 R 11,255.20 R 10,162.95
Total Unit Cost (Flat) R 145,285.36 R 124,265.41 R 114,773.67 R 115,255.80 R 123,807.20 R 111,792.45
Rate per m2 R 2,677.08 R 2,824.21 R 2,732.71 R 2,744.19 R 3,095.18 R 2,794.81
Cost of units per Hectare (excl. bulk services)
Cost per Hectare (Flat) R 8,134,589.10 R 8,691,861.75 R 8,576,799.00 R 13,290,156.00 R 4,969,503.00 R 9,027,562.50
Cost per Hectare (Gentle) R 6,469,380.78 R 7,046,761.59 R 6,477,758.76 R 10,122,635.60 R 3,967,348.00 R 7,266,072.55
Cost per Hectare (Moderate) R 5,464,437.11 R 5,907,675.02 R 5,540,454.92 R 8,549,501.40 R 3,429,186.20 R 6,154,694.15
Cost per Hectare (Steep) R 3,614,823.14 R 3,958,418.81 R 3,648,890.52 R 5,846,673.80 R 2,279,646.60 R 4,103,568.70
Cost per Hectare (Very steep) R 2,687,779.16 R 2,982,369.72 R 2,754,568.08 R 4,379,720.40 R 1,733,300.80 R 3,130,188.60
comparison (27m) 54m 35m of brickwork
Bulk services per HectareServices (roads, stomwater, water supply, sewer drainage,
electrical, etc) for Flat R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00 R 3,562,162.00
Total costs per apportioned unit
< R90 000
R90-100 000
> R100 000
Flat (0) R 119,850.00 R 98,243.75 R 89,982.50 R 87,890.00 R 99,060.00 R 88,537.50
Gentle (1.1) R 121,295.90 R 99,444.95 R 91,101.80 R 88,982.00 R 101,348.00 R 89,655.50
Moderate (1.2) R 122,743.80 R 100,646.15 R 92,221.10 R 90,074.00 R 103,636.00 R 90,773.50
Steep (1.3) R 124,190.70 R 101,847.35 R 93,340.40 R 91,166.00 R 105,924.00 R 91,891.50Very steep (1.4) R 125,637.60 R 103,048.55 R 94,459.70 R 92,258.00 R 108,212.00 R 93,009.50
Extra over cost to Fascade
Face brick (R175/m2 extra over rate from plaster and paint) R 11,550.00 R 16,625.00 R 10,150.00 R 20,300.00 R 1,750.00 R 6,825.00
Textured plaster (R20/m2 extra over rate from normal plaster) R 160.00 R 380.00 R 480.00 R 1,020.00 R 0.00 R 0.00
Palisade fencing (R490/m extra over cost from brick balustrading) R 5,390.00 R 6,370.00 R 4,900.00 R 9,800.00 R 9,310.00 R 3,325.00
Total cost R 17,100.00 R 23,375.00 R 15,530.00 R 31,120.00 R 11,060.00 R 10,150.00
Total cost per unit R 8,550.00 R 5,843.75 R 3,882.50 R 3,890.00 R 11,060.00 R 2,537.50
DescriptionCOSTING SPREADSHEETS HAVE BEEN PREPARED BY LDM QUANTITY SURVEYORS AS PART OF THIS PROJECT.
HIGHEST OVERALL DENSITIES ARE ACHIEVED BY MEDIUM-FRONTAGE DOUBLE-STOREY ROW TYPES ON FLAT AND GENTLE AND SLOPES.
ON STEEP AND VERY STEEP SLOPES THE WIDE-FRONTAGE, DOUBLE-STOREY SEMI-DETACHED TYPES ACHIEVE THE HIGHEST COMPARATIVE DENSITIES.
THE MEDIUM-FRONTAGE DOUBLE-STOREY ROW AND THE WIDE-FRONTAGE DOUBLE-STOREY SEMI-DETACHED TYPESON ALL SLOPES ACHIEVE LOWEST COSTS PER U APPORTIONED UNIT.
DENSITY AND COST RANGES PER APPORTIONED UNIT WITH AN LOCATION FOR BULK SERVICES ON VARIOUS SLOPES ARE INDICATED AS FOLLOWS:
< R90 000
R90-100 000
> R100 000
> 70 units / ha
40 -70 unit / ha
<40 units / ha
NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL SPREADSHEETS
WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS, DRAWINGS AND
SPREADSHEETS - FEB 2010’
6 SELECTED TYPOLOGIES
5151
VARIATIONS AND APPLICATIONS
5252
VARIATIONS AND APPLICATIONS
THIS SECTION LOOKS AT HOW THE BASIC TYPOLOGIES CAN BE ADAPTED, VARIED OR APPLIED IN
VARIOUS WAYS TO MEET THE NEEDS OF A RANGE OF PROJECT TYPES OR REQUIREMENTS.
THE INTENTION IS TO DEMONSTRATE BOTH THE INHERENT ROBUSTNESS AND FLEXIBILITY EMBEDDED WITHIN THE BASIC TYPOLOGIES IN THAT THEY CAN BE APPLIED IN WAYS THAT
GENERATE COMPLETELY NEW HOUSE TYPES WITHOUT THE NEED FOR EXTENSIVE REDESIGN ON A PROJECT-BY-PROJECT BASIS.
VARIATIONS AND APPLICATIONS INCLUDE:
� COMBINING THE TYPOLOGIES
� MINIMISING THE UNIT DELIVERABLE
� INVESTIGATING SINGLE QUARTERS
� ADAPTING THE UNIT TO SUIT VARYING SLOPES
ALTHOUGH BEYOND THE SCOPE OF THIS PROJECT BECAUSE THEY DO NOT QUALIFY FOR HOUSING
SUBSIDIES ARE MULTI-STOREY (3 OR MORE) WALK-UPS AS WELL AS UNITS WITH NON-RESIDENTIAL
GROUND FLOOR FUNCTIONS.
5353
COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATIONS
COMBINING A GROUND FLOOR
SIMPLEX AND UPPER FLOOR DUPLEX MODEL IS BASED ON A DESIGN BY ELEMENTAL ARCHITECTS USED IN
IQUIQUE CHILE. IT ALLOW FOR LATERAL EXPANSION BY OWNERS OR AUTHORITIES TO MEET THE NEEDS OF EXPANDING FAMILIES AND FILLS IN
THE VOIDS BETWEEN UNITS.
5454
COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATIONS
COMBINING A GROUND FLOOR
SIMPLEX AND UPPER FLOOR DUPLEX MODEL IS BASED ON A DESIGN BY ELEMENTAL ARCHITECTS USED IN
IQUIQUE CHILE. IT ALLOW FOR LATERAL EXPANSION BY OWNERS OR AUTHORITIES TO MEET THE NEEDS OF EXPANDING FAMILIES AND FILLS IN
THE VOIDS BETWEEN UNITS.
5555
COMBINING THE TYPOLOGIES SIMPLEX AND DUPLEX COMBINATION COSTING
COSTING SPREADSHEETS HAVE BEEN PREPARED BY LDM QUANTITY SURVEYORS AS PART OF THIS PROJECT.
MEDIUM-FRONTAGE, DOUBLE-STOREY, DETACHED UNITS WITH DUPLEX-DETACHED UNITS ABOVE ACHIEVE DENSITIES FROM 95 UNITS/HA ON FLAT SLOPES TO 28 UNITS/HA ON VERY STEEP SLOPES.
COSTINGS ARE FROM R220 195 TO R235 763 RESPECTIVELY.
THE SAME GROUND FLOOR UNITS WITH DUPLEX SEMI-DETACHED UNITS ABOVE ACHIEVE DENSITIES FROM 103 UNITS/HA ON FLAT SLOPES TO 30
UNITS/HA ON VERY STEEP SLOPES.COSTINGS ARE FROM R316 046 TO R336 737 RESPECTIVELY.
Typology Typology
MF/DO/DU/DE MF/DO/DE/DU/SD
Medium Frontage : Double
Storey - Detached with Duplex
Detached
Medium Frontage : Double
Storey - Detached with Duplex
Semi-Detached
Number of units 2 3
Construction Area (m2) 107.10 161.41
Stand Size
Stand Size for flat (m2) 141 141
Avarage Stand Size for gentle (m2) 181 181
Avarage Stand Size for moderate (m2) 217 217
Avarage Stand Size for steep (m2) 337 337
Avarage Stand Size for very steep (m2) 463 463
Units per Hectare
> 70 units / ha
40 -70 unit / ha<40 units / ha
Units per Hectare for Flat 95 103
Units per Hectare for Gentle 71 75
Units per Hectare for Moderate 60 63
Units per Hectare for Steep 39 41
Units per Hectare for Very steep 28 30
Total Unit Cost (Flat)
Cost per Unit R 198,195.00 R 294,046.67
Land Value (estimated @ R10/m2) ha R 1,406.68 R 1,406.68
Services R 22,000.00 R 22,000.00
Professional fees (10%) R 22,160.17 R 31,745.33
Total Unit Cost (Flat) R 243,761.85 R 349,198.68
Rate per m2 R 4,552.19 R 6,490.22
Total Unit Cost (Gentle)
Cost per Unit R 202,086.40 R 299,219.37
Land Value (estimated @ R10/m2) ha R 1,810.00 R 1,810.00
Services R 22,000.00 R 22,000.00
Professional fees (10%) R 22,589.64 R 32,302.94
Total Unit Cost (Flat) R 248,486.04 R 355,332.30
Rate per m2 R 4,640.42 R 6,604.22
Total Unit Cost (Moderate)
Cost per Unit R 205,979.40 R 304,392.07
Land Value (estimated @ R10/m2) ha R 2,170.00 R 2,170.00
Services R 22,000.00 R 22,000.00
Professional fees (10%) R 23,014.94 R 32,856.21
Total Unit Cost (Flat) R 253,164.34 R 361,418.27
Rate per m2 R 4,727.78 R 6,717.34
Total Unit Cost (Steep)
Cost per Unit R 209,871.60 R 309,564.77
Land Value (estimated @ R10/m2) ha R 3,370.00 R 3,370.00
Services R 22,000.00 R 22,000.00
Professional fees (10%) R 23,524.16 R 33,493.48
Total Unit Cost (Flat) R 258,765.76 R 368,428.24
Rate per m2 R 4,832.39 R 6,847.62
Total Unit Cost (Very Steep)
Cost per Unit R 213,763.80 R 314,737.47
Land Value (estimated @ R10/m2) ha R 4,630.00 R 4,630.00
Services R 22,000.00 R 22,000.00
Professional fees (10%) R 24,039.38 R 34,136.75
Total Unit Cost (Flat) R 264,433.18 R 375,504.21
Rate per m2 R 4,938.23 R 6,979.14
Cost of units per Hectare (excl. bulk services)
Cost per Hectare (Flat) R 23,157,375.35 R 35,967,463.95
Cost per Hectare (Gentle) R 17,642,508.84 R 26,649,922.75
Cost per Hectare (Moderate) R 15,189,860.40 R 22,769,351.22
Cost per Hectare (Steep) R 10,091,864.64 R 15,105,557.98
Cost per Hectare (Very steep) R 7,404,129.04 R 11,265,126.40
comparison (27m) 54m 35m of brickwork
Bulk services per HectareServices (roads, stomwater, water supply, sewer drainage, electrical, etc)
for Flat R 3,562,162.00 R 3,562,162.00
Total costs per apportioned unit
< R90 000
R90-100 000
> R100 000
Flat (0) R 220,195.00 R 316,046.67Gentle (1.1) R 224,086.40 R 321,219.37
Moderate (1.2) R 227,979.40 R 326,392.07
Steep (1.3) R 231,871.60 R 331,564.77Very steep (1.4) R 235,763.80 R 336,737.47
Extra over cost to Fascade
Face brick (R175/m2 extra over rate from plaster and paint) R 11,900.00 R 15,050.00
Textured plaster (R20/m2 extra over rate from normal plaster) R 0.00 R 0.00
Palisade fencing (R490/m extra over cost from brick balustrading) R 10,290.00 R 10,290.00
Total cost R 22,190.00 R 25,340.00
Total cost per unit R 11,095.00 R 8,446.67
Description
NOTE: FOR PURPOSES OF CLARITY, PLEASE REFER TO THE ORGINAL SPREADSHEETS
WHICH HAVE BEEN INCLUDED IN THE FOLDER ‘FINAL REPORTS, DRAWINGS AND
SPREADSHEETS - FEB 2010’
5656
WIDE AND NARROW FRONTAGE COMBINATIONSCOMBINING THE TYPOLOGIES
5757
NARROW FRONTAGE
BUILT AREA = 22.7m²
CONCRETE SLAB = 43.6m²
SITE AREA = 152.2m²
WIDE FRONTAGE
BUILT AREA = 19.6m²
CONCRETE SLAB = 40m²
SITE AREA = 133.4m²
MEDIUM FRONTAGE
BUILT AREA = 24m²
CONCRETE SLAB = 42m²
SITE AREA = 143m²
PROVIDING AN ESSENTIAL COREMINIMISING THE UNIT DELIVERABLE
IN ORDER TO DELIVER BASIC
HOUSING QUICKLY, REDUCE COSTS OR ENCOURAGE BENEFICIARY INVESTMENT IT IS POSSIBLE TO
REDUCE THE BASIC TYPOLOGY FOOTPRINTS. THIS WOULD PROVIDE A SERVICED 40M2 SLAB BUT A REDUCED AREA UNDER ROOF
CONSISTING OF BATHROOM, KITCHEN AND SLEEPING AREA.
5858
INVESTIGATING SINGLE QUARTERS
NARROW FRONTAGE
BUILT AREA = 21m²/unit
SITE AREA = 124.3m²
WIDE FRONTAGE
BUILT AREA = 21m²/unit
SITE AREA = 140m²
MEDIUM FRONTAGE
BUILT AREA = 21m²/unit
SITE AREA = 137.4m²
THERE APPEARS TO BE AN
ASSUMPTION THAT THE GREATEST NEED FOR HOUSING IS FOR FAMILY
HOUSES. HOWEVER IT BECAME APPARENT DURING THIS PROJECT THAT THERE IS A HUGE DEMAND FOR SINGLE
PERSON HOUSING, PRIMARILY FOR WORKERS IN THE CITIES WHOSE FAMILIES LIVE ELSEWHERE.
SINGLE QUARTER ACCOMMODATION IS USUALLY
ASSOCIATED WITH HOSTEL ACCOMMODATION WHICH IS GENERALLY REGARDED AS UNACCEPTABLE BECAUSE OF
THE DEGRADING CONDITIONS UNDER WHICH PEOPLE ARE FORCED TO LIVE.
FAMILY HOUSING IS HOWEVER ALSO UNSUITED FOR SINGLES LIVING WHERE STRANGERS
END UP SHARING A HOUSE WITH SHARED BATHROOMS, KITCHENS ETC.
THIS SLIDE PROPOSES AN ALTERNATIVE WHERE THE BASIC HOUSE TYPOLOGIES CAN BE ADAPTED TO PROVIDE
DIGNIFIED LIVING CONDITIONS FOR SINGLE PEOPLE WHILST AT THE SAME TYPE ADDRESSING THE BASIC
PRINCIPLES OF GOOD HOUSE LAYOUT AND URBAN FORM.
5959
ADAPTING THE UNIT TO SUIT VARYING SLOPES