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Modular constructionis increasingly popping up in the Bay Area and elsewhere as a sustainable, lower-cost, quicker way to deliver affordable housing, butunfamiliarity andmisconceptionsare curtailing its use.

Although somearen't ready to thinkoutside the stick-built box, certain commercial real estate companies, tech companies and those fighting for affordable housing creation are pushing for a modular approach to at least be considered across the board.

Courtesy of Emily Hagopian

The Mayfair modular multifamily project under construction in El Cerrito.

The image issues stem in part from confusion around the definition of modular construction. Prefabrication is an umbrella term covering a range of building types from modular to panel construction to manufactured structures. The lumping together of these different types can leave the impression that it is all akin to mobile homes.

While mobile or manufactured home construction has advanced in quality and sophistication from prior decades, the moveable nature does not lend itself to standing the test of time compared to conventional construction. Conversely, other prefab construction types such as modular are slowly earning a reputation as high-quality, durable, aesthetically pleasing and greener.

Modular, which utilizes factory-assembled prefab units or modules that can be stacked together in flexible ways, is particularly growing in popularity as a means to deliver multifamily product to the housing-starved Northern California region where groups seeking to block new development in general often prevail in at least stalling projects.

The downside of being in the Bay Area is we've got all these problems, but on the upside, this is sort of the Paris of the 1920s as far as being at the center of the world of innovation, Lowney Architecture President Ken Lowney said. Most people think of that in technical terms of software and computers and interconnectivity. There are people moving to the Bay Area specifically for entrepreneurial culture and sophistication that's here to help solve this problem.

Lowney, who said his firm leads the western U.S. in modular design, has been working on prefab construction for the past decade, resulting in over 60 projects at various development stages, and he has worked with factories in multiple countries. He said that although several factors like high construction costs and the housing and homelessness crises have driven modular construction to the forefront, what he called psychological barriers persist against making it more ubiquitous in the world of construction.

The first barrier Lowney cited is thenot-in-my-backyard, or NIMBY, attitude typical in many Bay Area communities. People say more housing should be built, just not near them. The second, he said, is the risk profile associated with modular, as considerable sums have to be paid to a factory upfront for the work to begin, while the factory itself could end up going out of business, a situation that happened to Lowney on a couple of occasions.

Another psychological barrier is the lack of similarities and complexity of the process, Lowney said. It's not like building and thinking as you would with a site build. So all the decisions have to be made upfront, and there's a steep penalty if you change your mind later in the process. There are multiple permits that have to happen. There are a lot of moving parts to that. There's a lot of grayness. Even if you're familiar with it it's one thing to talk about it over a beer, and it's another thing to invest millions of dollars in it.

Courtesy of KTGY Architecture + Planning

An affordable housing project at 4300 San Pablo Ave. in Emeryville, California.

Still, the burgeoning building type is steadily being championed by groupsthat work with those on the economic margins. Alicia Garcia, associate director of WeHOPE, first delved into modular construction when she joined the board of directors of a startup called United Hope Builders based in East Palo Alto, which works to build steel modular dwellings for disadvantaged communities. In her work with WeHOPE, Garcia is part of a team of service providers for those experiencing homelessness and realized that only through the building of affordable housing for those with extremely low incomes can the homelessness crisis be solved.

After touring the country, speaking with experts and searching for solutions, modular construction emerged for Garcia as an effective and lower-cost way to build housing.

Our model is to partner with cities, counties, churches and other landowners to place these units on their land and to buy some of our own land in the future so that we can provide energy-efficient, stable, nice homes so that homeless people can become formerly homeless people and live with dignity, Garcia said.

Working with Idaho-based modular home factory indieDwell, Garcia said that her group has just placed two modular housing units on a city-owned property in East Palo Alto that will soon become home to two homeless families. Habitat for Humanity also just finished a 32-unit modular building in San Jose on city-owned land. Garcia said she sees modular as having far-reaching potential, such as being used to supply more student housing.

For Lowney, modular construction shows promise far beyond enabling projects to be built faster and with lower price tags. Growth in conventional construction productivity lags behind other industries and costs the global economy $1.6 trillion per year, according to a report by McKinsey & Co. Lowney said he thinks change is afoot with technologies like automation and 3D printing entering the field.

Another Idaho factory, Autovol, is harnessing robotics and automation to help build Virginia Steel Studios, an apartment complex that is nearing completion in San Jose, according to a press release. CEO Rick Murdock said in the release that automated modular construction would "take the back-breaking work off of people, and use new techniques that weren't humanly possible."

Meanwhile, Mighty Buildings, based in Oakland, just received $40M in Series B funding to build affordable housing using a combination of 3D printing, robotics and automation, TechCrunch reports. The company claims it can 3D print a 350 SF apartment unit in a single day.

Such industry changes have sparked opposition from S.F.s building trades unions concerned about slipping work quality standards and lower wages on modular projects not made by union hands. Factory_OS, based on Mare Island in Vallejo, stands out as a union shop that has partnered with the Northern California Carpenters Regional Council employing hundreds of union workers. Factory_OS, which just received $55M in Series B financing from Autodesk, Citi, Facebook, Google, Morgan Stanley and Lafayette Square,said in a press release that it can drive down production costs by 20% to 40% and can build 40% faster than conventional construction.

Factory_OS fabricated the modular components for a supportive housing project in Mission Bay developed by BRIDGE Housing and Community Housing Partnership. The project will deliver 140 housing units with a groundbreaking late last year and is part of Mayor London Breeds Homelessness Recovery Plan.

Courtesy of Lowney Architecture

Rendering of The Mayfair multifamily modular project in El Cerrito.

Lowneysaid a number of factorsdetermine whether a modular approach is viable for a given project. One is that prefab factories are scarce and may or may not have work schedules that mesh with development teams' timelines. He also said current limitations result in modular projects, in reality, being hybrids. For instance, custom site-built foundations and roofs are common. Utility connections still have to be made on-site.

An intentional hybrid approach can serve a purpose, as is the case with an intergenerational affordable housing project at 4300 San Pablo Ave. in Emeryville. Developed by EAH Housing and designed by KTGY Architecture + Planning, the project will supply 68 housing units for seniors and youths transitioning out of foster care under a flexible construction approach. One option under consideration is to use a mass timber ground level for a reduced carbon footprint and then either proceed with stick-built or modular for the units above.

Using mass timber on the base just opens up a whole other toolkit for us, KTGY principal Jessica Musick said. Just the natural warmththat is associated with mass timber our hope is that it gets expressed on the exterior of the building, so as a pedestrian walking down the street, you see the inherent warmth of the material. That's a big difference than with concrete. Concrete can be beautiful, but this has inherent design qualities to it where you don't have to try so hard as with other building materials or other potentially costly design moves.

Musick said she expects that with continued high construction costs, modular flex options will increasingly be considered for projects where designs will be laid out in a modular-ready fashion. Some firms are also researching whether a mass timber/modular hybrid approach may have advantages from an engineering standpoint beyond just the aesthetic upsides.

Our goal was to provide EAH the flexibility and a little bit more time to make that decision, Musick said.

From Lowneys view, the prospect of going 100% modular would be ideal if it results in cost savings. He said he likes the quality assurance and control in a factory environment coupled with saving 15% in construction costs and delivering product 35% to 40% faster.

In the Bay Area, where developers struggle with getting project proposals to pencil, some consider modular as a way to build more cheaply. Lowney cited the Mayfair project in El Cerrito his firm is nearing completion on as an example of modular construction with no compromises on quality or appearance. The project is a transit-oriented development near BART that offers 223 housing units, 67 of which are designated affordable. With a landscaped courtyard and a mix of colors and design elements on the facade, no passerby would think it was modular, Lowney said.

I think that modular should always be considered and then eliminated if it doesn't make sense for the particular project, Lowney said. But in many instances, it is a very beneficial solution that will save money and time."

More here:
Modular Construction Has An Image Problem. Housing Proponents Are Trying To Fix It - Bisnow

As renters and buyers are becoming more environmentally aware around the world, property developers now need to meet even higher green standards. Sustainability is a sign of quality and a desirable aspect of new properties. Research has shown that 73% of millennials are willing to pay more for sustainable products, but its not only about younger buyers. Green retirement villages that are entirely powered by renewable energies are also opening. There are more financing initiatives in place to encourage green living and tax credits for those using renewable energies to power their homes. Here are a few examples of how higher green standards are affecting the housing market in different countries.

The global shift towards sustainable living has meant that eco-friendly property is changing the market. Energy-efficiency is one of the key factors renters and buyers look for in a home. It not only helps to reduce their environmental impact but also lowers utility bills. Greener homes are therefore viewed as a better investment overall. Renewable energy sources are much more accessible and theres a growing trend in the use of solar power, ground, and air source heat pumps, and biomass systems. Many energy providers also offer a renewables-backed electricity supply making sustainable living much easier to achieve.

Due to the increase in demand for eco-friendly properties, there are also higher green standards in place for new building projects. The UK government, in particular, has set out plans to improve the energy-efficiency of new builds. There are now higher green standards for new builds in the UK with the objective that by 2025, carbon emissions are decreased by 75%. This means reducing emissions by 31% from 2021. There are also schemes in place to help homeowners improve the energy performance of their existing properties. This is just one example of how higher green standards will play a part in economic recovery and it will be beneficial for landlords and tenants alike.

As well as introducing higher standards for new builds, there are also incentives in place for homeowners if they make the effort to improve the energy-efficiency of their property. Companies such as LendInvest are offering green cashback on loans given to bridge-to-let customers who increase their energy rating. It seems theres never been a better time to invest in making your property more sustainable. Initiatives such as these allow borrowers to benefit financially from a more positive environmental impact. By turning your home into an eco-sanctuary, youll not only increase its value but also save on your financing.

Many countries have a solar investment tax credit in place. This means that homeowners who install solar panels will receive a tax credit in exchange for the investment. Government initiatives in the US, UK, and across Europe for example have been set up to encourage the use of renewable energies. There are also plenty of new housing concepts inspiring people to live sustainably. The technology needed to run a fully self-sustainable household exists, now the main objective is to change peoples attitudes and habits. Many people dont see using renewables to power their home as realistic or believe it will make much difference. This is not the case, however, and there are several campaigns to raise awareness.

Advance developments in PropTech have had a massive impact on the real estate industry. Renters and buyers are now able to understand the sustainability of their properties by using tools that employ deep learning and artificial intelligence. Smart technology is constantly collecting data to analyze the energy performance of a building. One of the PropTech predictions for the future is that it will be used to improve the energy-efficiency of property and encourage more sustainable living. The technology will empower property managers to make the right decisions towards sustainability. It outlines areas for improvement by allowing them to perform a thorough energy evaluation of the building.

According to Forbes, prefab housing is key to a sustainable future. Self-sustainable prefabricated homes are on the rise thanks to companies such as Dvele, for example. Their prefab homes run entirely on solar energy and are not dependent on any power grid. They are also affordably and ethically manufactured off-site. Eco-friendly modular housing is on the rise globally, in fact, we have seen many examples in different locations in recent years. The appeal of these prefab homes is that they embody current trends of efficiency and minimalism, not to mention their affordability. Whereas these types of properties may not be 100% realistic in certain urban areas, their popularity is still increasing.

Its not only younger residents that are seeking more eco-friendly properties. There are also retirement villages popping up around the world that are solely fueled by renewable energies. The Audley Group in the UK, for example, plans to power all retirement villages with green energy by next year. The organization runs over nineteen villages offering on-site care. These will soon be entirely run on renewable resources such as solar and wind power. The aim is to finally move towards a zero-carbon status. The company is also investing in innovative technologies including natural ventilation and ground source heating. Although these villages mainly offer luxury housing at the moment, it appears there are increasing eco-friendly options for renters and homeowners of all ages.

These are just a few examples of how higher green standards are affecting the housing market and its been predicted that youll see more of these in the future. With government-backed initiatives, its becoming financially beneficial to invest in greener property. Its clear that in order to succeed in the property market, you need to shift your priorities towards renewable energies and sustainable materials over traditional building methods. Eco-homes are not only a more valuable investment, but they also create a healthier living environment to suit the socially-conscious consumers of today.

View post:
How Higher Green Standards Are Affecting the Housing Market - Innovation Origins

'Methane gas, if it accumulates in sufficient amounts and is exposed to an ignition source, can be explosive,' says ministry spokesperson, but city official says they're aware and it's being monitored

Gas migration from former landfill sites could impact plans to build supportive, modular homes on Vespra Street in Barrie.

At the very least, a risk assessment could be needed for the site of the proposed $3-million project,says Ontarios Ministry of the Environment, Conservation and Parks (MECP).

The ministry is aware of the property located at 65 Vespra St., because the City of Barrie has completed environmental investigations of historic waste disposal sites in the area and identified landfill gas to be in the vicinity of the property, said MECPspokesman Gary Wheeler.

Landfills in this area operated until the mid-1960s, says Golder Associates in a 2017 report commissioned by the city. There were landfills, for example, on both sides of Bunkers Creek in an area bound to the west by Anne Street, Bradford Street to the east, Perry Street to the north, and to the south by Victoria Street.

On Nov. 17, 2020 in the MECPs regular liaison meeting with Barries environmental department, the 65 Vespra St. property (a former fire hall) was discussed, Wheeler said, and the city indicated it was looking at the potential for affordable housing to be developed at the site.

At that time, the ministry indicated that the City of Barrie would need to address any potential for landfill gas migration from the historic waste disposal sites in the area and that a record of site condition (RSC) would need to be filed with the ministry prior to changing to a more sensitive land use, such as residential, Wheeler said.

Lindsay Davidson, MECP spokeswoman, said gases produced through the decomposition of organic material in landfill sites are approximately 50 per cent methane, the primary component of natural gas, and 50 per cent carbon dioxide, or CO2.

Methane gas, if it accumulates in sufficient amounts and is exposed to an ignition source, can be explosive, she said.

Andrea Miller, Barries general manager of infrastructure and growth management, said the city is aware of the gas migration.

There is work already being completed by the city as part of our historic waste site monitoring program to monitor environmental influences in the area around Vespra, including the gas noted by MECP, she said.This work has been going on for several years. This work is not specific to any properties, but it certainly will inform work needed for specific sites, like Vespra (Street).

Miller said D-4 studies are required to assess site specific details, and this is noted in the consultant work completed for the city for the Vespra Street property.D-4 studies are normally done by the applicant seeking development approval.The city would normally receive a completed D-4 study, and any required mitigation, in the clearance of conditions of a development approval, she said.

The ministry Guideline D-4 Land Use on or Near Landfillsdocument is a guide for land-use planning authorities on how to decide what types of land uses are appropriate near landfilled waste, Wheeler said.

The city will note the D-4 study requirement as part of the terms/principles for site development that will form part of the RFP (request for proposals) seeking someone to construct and operate the (supportive, modular housing) site as per councils direction, Miller said.

Last month, council added $3 million to its 2021 budget for a supportive, modular housing project on Vespra Street.One-person, 450- to 500-square-foot, stackable housing units, each costing about $195,000,will be built at the former Barrie fire-hall site.

That cost includes a $500,000 estimate for soil remediation (capped at $750,000) and the total cost of the development will be funded from debt, with final amounts to be determined through request-for-proposals planning and approval of a building proposal, with the annual debt servicing costs to be paid from the citys reinvestment reserve.

After consulting with the County of Simcoe and social agencies dealing with homelessness, and before issuing the request for proposals, community and corporate services general manager Dawn McAlpine will report back to Barrie councillors on the target residents for the project, subsidy sources, key project parameters and how the citys funding can be leveraged to access other funding opportunities.

City staff will then issue a call for proposals for a service provider to construct and manage the project, and operate the housing units.

Staff will also hold a neighbourhood meeting with the successful proponent and area residents to get feedback to help the overall implementation of the project.

Under theEnvironmental Protection Actand Regulation 153 (Records of Site Condition, or RSC), a propertys use shall not be changed to a more sensitive one unless a record of site condition has been filed in the ministrys Brownfields Environmental Site Registry.

A record of site condition outlines the environmental conditions of the soil, ground water and sediment at, on and under a site confirming its suitability for the intended property use from an environmental perspective.

The ministry deems the former use of the property at 65 Vespra St. as a fire hall to be "commercial"property use under Reg. 153 and as such, a proposed change to affordable housing would be deemed a change to the more sensitive "residential"property use under the regulation and require the filing of a RSC.

An RSC must be submitted and filed to the Environmental Site Registry, Wheeler said, if a property owner wishes to change the use of a property from a commercial, industrial or community use to a more sensitive use, such as agricultural, institutional, parkland, or residential use.

The city has said the Vespra Street sites use is to be a social services facility; as defined in the city zoning bylaw, it provides social services support which may include counselling, recreational facilities, education and training, places of assembly, temporary lodging, serving meals and offering daycare.The Ontario government defines supportive housing as a combination of housing assistance and supports that enable people to live as independently as possible in their community.

At this point, it is unclear how the property will be used, Wheeler said. Social services facility is not referenced in O.Reg. 153/04, and the ministry recommends that the proponent engage the municipality, as ultimately the municipal building official will make the decision as to whether a record of site condition is required.

Landfill gas is not directly addressed through the ministrys RSCprocess, Wheeler said, as the regulation only addresses soil, ground waterand sediment conditions for specific parameters at, on or under the site.

If a risk assessment is required to file a Record of Site Condition for the site, then actions (typically risk-management measures) to mitigate any potential risk from landfill gas migration may be included in the risk assessment process, Wheeler said. A risk assessment is required when a site is unable to meet generic site condition standards under the regulation.

At this time, no risk assessment has been initiated or completed for the site, he added.

Under the Planning Act, planning authorities ensure that the appropriate policies are in place and assessment be completed for proposed developments within 500 metres of the waste disposal site, open or closed.

Typically, requirements for mitigating the potential for landfill gas migration would be addressed through the completion of this assessment, Wheeler said.

Link:
Landfill gases could play role in Vespra St. housing project - BarrieToday

Navasota City Hall was constructed to resemble that of the late 1903 City Hall that was demolished. Navasota City Manager Brad Stafford discusses with Navasota Examiner Publisher Ana Cosino and Willy 98.7 Radio Personality Kenny Graves how the interior walls were designed.

Stafford discusses everything from the Navasota Public Library to the Texas Birthday Bash and so much more in the weekly edition of Grilling Stafford.

Highlights from Grilling Stafford Episode 39

How many COVID-19 cases does Navasota currently have? I dont know. We didnt get the report this week. Ive said this now for almost a year on Grilling Stafford, we do not get accurate information from the State of Texas, from CDC or anybody else. It is very difficult for us to inform the public with the information we get. Somebody told me it sounded like I was frustrated last week, and it is frustrating. There are a lot of expectations put on us and when you dont receive good information it is pretty hard to give answers. So, sorry about that, but no answers this week.

It would be nice to have meeting or study rooms at the Navasota Public Library, could these be considered? Is there enough room to add an addition on the back? We have a small room in there, of course that is basically the history room where they can go in there and people have utilized that. We have meeting rooms at the Navasota Center. Study rooms, we dont really have one in there. And as far as room goes, Im not sure we have enough room on the backside there before you get to the property line to maintain our proper setbacks. And of course, we all know what it takes to do an addition it takes a little bit of money. But we could look into it if the money was there.

Whats the story behind the beautiful copper paneling in the City Hall lobby? So, thats a good one. I dont mind answering that one. When we were doing public hearings about building this structure, we had an audience member who said he had the old pressed tin that was in the old 1903 city hall that somebody got, and he built a barn out of it. He asked if we would like a piece of that tin. So, an architect went to his barn and took a piece of that tin, put it in his little sports car and drove it back to Houston and found a company that could do a replica of that. So that is our connection to the 1903 building on that wall.

There is a sign on the Northside of town off of Business 6 that reads: Stagecoach Crossing. Can you explain what that will be? Stagecoach Crossing is a proposed subdivision right in front of Stoneridge, where a developer came in, bought that land and he has been talking to us about a subdivision utilizing modular homes.

What is the difference between modular homes and mobile homes? Im going to give you a short version of that because there is a lot to that. Manufactured homes are what a lot of people will call a mobile home or trailer house. A modular home is built under different standards. It is held to the same code that a site-build home is built to, however it is built in a factory setting, so its a controlled setting. There are a lot of other things that go into that and multiple issues that go into what the difference is.

Will the city be utilizing shuttles during the Texas Birthday Bash for people to park at the High School? We will. We have shuttles for the parking lot at the high school and this year we have another addition to that. This year we will also offer parking at the local VFW. There will be shuttles to carry you back and forth from there as well. That is something that Madison Brooks has been working on for us.

To view the full video of Grilling Stafford Episode 39, or to watch archived episodes, visit The Examiner website, http://www.navasotaexaminer.com. If you would like to submit a question for Grilling Stafford, email news@navasotaexaminer.com. New episodes of Grilling Stafford are released every Thursday.

Read more:
The history in the walls of City Hall - The Navasota Examiner

In an effort to reduce homelessness, a major supportive housing building could be constructed immediately north of the future SkyTrain Arbutus Station and the new 99 B-Line bus loop.

The provincial government announced today its intention to develop a vacant lot at 2086-2098 West 7th Avenue and 2091 West 8th Avenue the northeast corner of the intersection of Arbutus Street and West 8th Avenue into a 12-storey tower.

This transit-oriented location is adjacent to the Arbutus Greenway to the east, Delamont Park to the north, and St. Augustine School to the west.

Site of the homeless supportive housing project at 2086-2098 West 7th Avenue and 2091 West 8th Avenue, Vancouver. (Google Maps)

Site of the homeless supportive housing project at 2086-2098 West 7th Avenue and 2091 West 8th Avenue, Vancouver. (BC Housing)

Site of the homeless supportive housing project at 2086-2098 West 7th Avenue and 2091 West 8th Avenue, Vancouver. (Google Maps)

All 140 units in the building will be studios, with supports for single adults, seniors, and people with disabilities who are experiencing or at risk of homelessness.

The units will have a private bathroom and kitchen, and at least 5% will be fully accessible. Residents will have shared amenity spaces such as laundry, a communal kitchen and dining area, and program space.

The building will be managed by a non-profit housing operator, which will be required to provide 24/7 on-site presence and offer support services to the residents, including daily meals, healthcare services, access and referral to addiction recovery and mental health programs, Indigenous cultural programming, skills building, relationship building, and connection to volunteer or employment opportunities.

Artistic rendering of the homeless supportive housing project at 2086-2098 West 7th Avenue and 2091 West 8th Avenue, Vancouver. (BC Housing)

In a statement, Mayor Kennedy Stewart said such projects will provide much-needed housing and help us create safe, inclusive communities for everyone. By creating hundreds more warm, safe and supportive homes with basic necessities, such as food, washrooms and laundry, we can ensure that fewer people are outside struggling to survive. This is how we make sure Vancouver is a city that works for everyone.

This permanent building would be constructed using modular construction methods to expedite the implementation of the housing.

Currently, BC Housing and the City of Vancouver have just commenced the pre-application neighbourhood consultation phase. A formal rezoning application will be submitted to the municipal government this spring with an aim to reach a decision with city council in Fall 2021.

If approved, construction would begin in the middle of 2022 for a completion in late 2023 or early 2024.

November 2020 conceptual design of SkyTrains future Arbutus Station at the northeast corner of Arbutus Station and West Broadway. This transit hub is located just south of the proposed supportive housing development. (Government of BC)

The projects construction and operating costs will be funded by the provincial government, and grants from Canada Mortgage and Housing Corporation will be pursued.

The provincial government also announced today its proposal to build a 12-storey building at1406-1410 East King Edward Avenue in Vancouver with 90 studio units.

Both projects combined account for the majority of the provincial governments strategy, announced in September 2020, to build 350 additional permanent supportive modular homes within Vancouver for the homeless.

This is in addition to the approximately 1,000 supportive homes the provincial government has built in Vancouver since 2017, and the 98 temporary supportive modular homes coming to 1580 Vernon Drive in the False Creek Flats this summer.

See the article here:
140 homes for the homeless proposed next to future Arbutus Station in Kitsilano | Urbanized - Daily Hive

Humans are creatures of habit, so they say. We each have our own special ways of finding comfort and peace of mind. More often than not, that sense of comfort is exhibited most obviously in thespaces where we live. We know our homes better than anyone else because we design them ourselves and simply know what we like. Each of us feels the need to design and organize our spaces, and considering our differences in design preferences and modes oforganization, we have that in common. Building a household room divider that lends itself to that common need, designers Giulia Pesce and Ruggero Batista created Patchwork.

Patchwork is Giulia and Ruggeros proposed creative design solution for depersonalized home spaces such as reception centers for unhoused individuals. Their home organization project offers a wide range of functionality in regards to privacy, space demarcation, personalization, and organization of personal belongings. In collaboration with design agency Hans Thyge & Co., Giulia and Ruggeros Patchwork is meant for use in cohabitation spaces like hostels, school dormitories, or reception centers for unhoused populations.

Patchwork is comprised of different, interchangeable panels that fold and expand like a traditional room divider. Patchwork panels provide plenty of different uses for each individual and function as a typical divider, work station, headboard, or some combination from the above. Patchwork incorporates a built-in closet space where users can hang their clothes and, thanks to a concealed padlock accessory, can also stow away personal possessions for secure storage. Patchwork also comes with supplemental shelving units, individual mirrors, and handy hooks so that the additional panels can be outfitted according to each users unique needs.

In order to create an effective solution that offers privacy and the chance to personalize any space one might call home, Giulia and Ruggero committed to field research that took place in a wide array of co-living spaces. Following their visits to unhoused population centers and refugee camps, the designers say, During field studies in reception centers for homeless people and refugees in Italy, we observed as the facilities used often do not provide the possibility to organize and hang clothes in a functional way. Upon discovering this deficiency, Giulia and Ruggero created Patchwork, their micro-solution for our shared need to find privacy and individualization no matter where we might find ourselves living.

Designers: Giulia Pesce & Ruggero Batista

Through the use of modular panels, designers Giulia and Ruggero were able to create room dividers for co-living spaces that also function as storage units for personal belongings.

The nondescript padlock offers both security and peace of mind for users who hope to stow away their more prized personal possessions.

Different forms of hooks and shelving units can be added to each Patchwork unit so that users can design their spaces according to their unique needs.

The different panels are interchangeable and they can be accessorized so as to createdifferent personal units in the shared cohabitation space.

More:
This modular furniture system was designed to provide privacy and organization for co-living spaces! - Yanko Design

I love each and every kind of vacation, I do not have any prejudices against any, whether its by the beach, on a mountaintop, on a cruise in the middle of the ocean every type of holiday has my heart. However, I do harbor a soft spot for cabin getaways! I would prefer nothing better than lounging about in a peaceful little cabin tucked away in the middle of the woods. Away from the world, society, and the Internet! Its a beautiful chance to reconnect with nature, breathe in some fresh oxygen, and simply rejuvenate yourself with a clear mind and even clearer surroundings. I dont know when Ill be able to embark on a cabin vacation next, but in anticipation of one, heres a list of the best cabin designs Yanko Design has seen this January, that are sure to give you the travel bug! From a cabin-style eco-hotel to a little pyramid-shaped cabin in the Finnish forest, weve got an assortment of cabin designs to match your every mood!

Cube Two is a 263-square-foot home that is designed for the future and smart living. This modern compact home is a prefabricated structure that already comes fitted with the latest home appliances that can all be controlled by an AI assistant named Canny. The exterior has smooth curved corners that give it a friendly vibe and the interior offers enough space for a family of four to live comfortably with two bedrooms and an open living area. To make it feel roomier, there is a skylight that runs across the ceiling and floods the space with natural light, and also provides a wonderful frame of the night sky.

Studio Puisto, a sustainable interior design studio based in Finland, recently debuted the first prototype of cabins soon to be part of a larger hospitality project called Kivijrvi Resort. The resorts first completed cabin is called Niliaitta, which refers to the traditional storage structure built at the end of a high pillar, used by the Smi people to store food and equipment, keeping it safe from the grasp of hungry or curious wildlife. In order to immerse guests of Kivijrvi Resort in the elements of nature as safely, but also as close as possible, Studio Puisto installed a floor-to-ceiling window that stands some distance from the cabins deep gable roof. From Niliaittas front-facing window, guests enjoy the most dominant landscapes as the cabins location was purposefully selected to offer the most unobstructed views of Finlands forest and nearby body of water.

Raised up on stilts to avoid disrupting the natural landscape, all of the four different cabins were built using Passive house construction methods, each with homogenous shingle facades clad from locally-sourced, untreated Alsatian chestnut wood. Closest to the eco-hotels main building, which keeps an intimate culinary experience provided with homegrown produce as well as an exhibition showroom for local art and craftwork, guests can stay in the Low Grass Cabins. Designed for guests with limited mobility, the Low Grass Cabins comprise only one floor and were built to be universally accessible. Stationed into the gentle slopes at an angle, the Low Grass Cabins form upside-down, irregular pentagons in order to lock securely into the mountainside while still offering raised views of the valley below.

The Edward Bed & Breakfast is a cabin hidden amidst a lush 75-acre property surrounded by a massive wooded area that is used for the businesss various other staying experiences. Payam Shalchian designed the 80-square foot cabin and also co-owns the B&B. The theme is ultra minimalistic the exterior is a simple wooden frame and the interior only houses essential furniture. The luxury in this case is the immersive experience you have within nature. To truly bring the outside in, the majority of the walls and ceiling panel areas are made of transparent plexiglass. The cabin is basically a sleeping zone and has another supplementary 64-square foot cabin which is a bathhouse containing a shower and composting toilet.

Studio Edwards Base Cabin gives the micro-living designs a whole new angle literally! The angular shape of this tiny house on wheels makes it stand out while still being subtle. Inspired by the typical A-frame cabins in the woods and airstream trailers, this little home is built on a tri-axle trailer. The A-frame is structurally efficient and uses less material than conventional portal framed buildings. Mute in its appearance and clad in black rubber makes it blend into its surroundings, says the team. Dont be fooled by its size, the Base Cabin comes fully equipped with a queen-size bedroom, living room, bathroom, and kitchenette. The angular paneling makes for a cozy bedroom setting with the A-frame roof. The roof lights help conserve energy and the accordion-like windows open up completely to make the home more spacious and airy.

Designed by Ortraum Architects, Kynttil, which loosely translates to candle is a quaint wooden cabin constructed alongside Lake Saimaa in Finland. The 15-square-meter cabin showcases a translucent, glazed end that provides soothing views of the water. Cross-laminated timber and larch boards were used to construct the exterior of the cabin. The interior boasts a floor-to-ceiling window and a built-in bed which allows you to laze around in bed and dreamily gaze at the lake every morning. The impressive glazed window encourages a connection with nature, making you feel as if the surrounding forest and waterbody are only a step away, and letting you relax in peace on the lakeside.

bli, which means chameleon in Bribri, designed their first modular cabin, called Kabk, specifically to befit mountain living. The first model for the bli Tropical Livings eco-tourism initiative dons an inclined roof, which allows the modular house to tuck right into mountainous terrains and offers travelers the chance to fully immerse themselves and their stays in the quiet of the wood. The modular cabin has a simple design layout of four walls that enclose a bedroom, living room, kitchen, bathroom, and dining room. The construction process also promotes frugality in regard to both time and money in that its modularity and simple layout caters to the prospect of easy and relatively affordable replication. Prepared for the most extreme of climates, Kabk is assembled using industrial zinc, an extremely durable material that reforms nicks and blemishes thanks to its own hydroxyl carbonate protective layer. Additionally, industrial zincs levels of low toxicity are ideal for modular homes situated in natural settings. Industrial zinc is recyclable, durable, and an eco-conscious option for roofs. For example, rainwater that flows off Kabks roof does not collect any hazardous waste on its way to the grounds soil. Kabks transportability is inherently green as the construction process preserves the natural settings on which Kabk is situated. Furthermore, the materials used to build the modular home industrial zinc, gypsum, and Densglass form an ecologically sound structure that can withstand irregular changes in weather.

Just like the rest of us, Matt and Lisa of Tailored Tiny Co. have been dreaming about tiny homes for quite some time andLiving Big in a Tiny House caught up with them soon after they constructed one of their own. Nestled high above an Australian forest, Matt and Lisas jet-black, two-floor cabin was constructed by the couple with help from a few friends. The tiny homes black metal siding surely stands out, but amidst high eucalyptus treetops, it offers a more inconspicuous appeal, tying it up artfully with recycled hardwood trimming for the homes protruding gables. Matt and Lisas home-on-wheels measures almost 30 feet in length and just about eight feet in width the ceiling reaches sweeping heights of 14 feet, slightly above average for the conventional tiny home.

Set on a rugged, 8-acre site on the secluded side of the island, the Bowen Island House offers magical views of the lush, lichen-covered rainforest and the serene bay water that surrounds it. The island is secluded from the dense population of Canadian cities but recent developments on and around it have left the natural sanctuary vulnerable. The Office of McFarlane Biggar Architects + Designers (OMB) has created an environmentally friendly alternative with a small environmental footprint to encourage sustainable travel and construction. The views and access to sunshine were really the key considerations that helped us position the home, says the architect. The cabins position is perpendicular to the rocky coastline and captures the sun from east to west, while the stained black cedar cladding helps it visually recede into the forest.

City Cabin is a relaxing urban retreat in Seattle designed by Olson Kundig. The 2400-square-foot cabin was built keeping in mind that the client wanted to feel as if she was living in the wilderness, she wanted to feel connected to nature. The house is surrounded by lush gardens on the eastern and southern sides. The house showcases a central structure with two wings extending from it. The central area has been built with floor-to-ceiling windows providing an instant view of the surrounding garden area, and making one feel linked to nature. The clerestory windows allow sunlight to stream in freely, creating a light and airy space. City Cabin is a safe little haven placed cozily in the midst of a bustling city!

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The Top 10 cabin designs of January are here to provide the perfect architectural escapism! - Yanko Design

Carpenters use the adage "measure twice, cut once" as a reminder to double-check before committingand its uttered by a character in the new film Herself (2020) to a group of novice builders. But its also an apt metaphor for the entire journey of Sandra (played by Clare Dunne), a single mother in Dublin trying to solve her housing problem. The saying cautions her to plan and preparethen take action.

Having left her violent husband, Sandra has to declare herself homeless to qualify for government assistance. She is put up in an airport hotel, where she has to use the "poor door" to access the room she shares with her two daughters while she waits for her number 653 to come up on the public housing list. (Due to a dearth of available housing stock, Dublin has become one of the most expensive cities in the worldpricier than Tokyo, Sydney, and Singapore. Pre-pandemic, the number of people without housing had quadrupled in five years.)

After Googling "Self-Build + Ireland + cheap," she lands on irishvernacular.com, which offers free plans for a self-build home by architect Dominic Stevens. When Stevens built the original home for himself in 2008, it cost 25,000. Although Sandra makes a cogent argument to the city housing office that it would be a smarter, cheaper option for them to subsidize her construction than to pay for her lodging, the proposal is dismissed. But she pursues her quest with the help of a kindly contractor, a patron, and a ragtag group to build her dream house from scratch.

The tradition of building your own home might call up images of frontier homesteading in the U.S.whether its a log cabin, a saltbox, or a bungalow. Similarly, Ireland has a rich history of DIY buildingmany construction laborers in the U.S. and U.K. were Irish "before they inherited the farm," Stevens says.

Stevens thought he was exhibiting a 1960s counterculture Whole Earth Catalog sensibility, but he soon discovered he had tapped into Irelands deeply rooted traditions. And both nations have communal building customs. In the U.S., we barn raise; In Ireland, its called Meitheala term proudly used in Herself.

Herself,directed by Phyllida Lloyd, was Clare Dunnes idea, inspired by a close friends story. A single mother of three children was compelled to declare herself homeless when her landlord reclaimed her flat, and she could not find a replacement because of scarcity. Clare, a struggling actress in New York, took inspiration from both of their adversity stories and crafted this tale of empowerment.

Without realizing it, Dunne tapped into the maker movement where women are adept at construction, made feasible by cordless power tools requiring less strength, the ubiquity of big-box stores (Home Depot, Lowes, and Woodies in Ireland), and online tutorials.

The house itself is simple: three bedrooms, two stories, and 775 square feet. Stevens says "I drew upon my experience of modular building methods, the wonderful work of self-building pioneer Walter Segal, and the rural vernacular tradition of building your house instead of going and buying it." Segal (19071985) was a Berlin-born British architect who developed a self-build method that uses standard materials to create ecologically sound homes with minimal experience.

The exterior is vertically corrugated matte black Onduline, a French roofing material made from plant fibers compressed with bitumen. It can be cut with a handsaw, and its watertight. Stevens says it looks like "expensive black cartridge paper," and the application elicits the Irish currach boat, which sports a lightweight timber frame covered with stretched canvas. Stevens also cites the black cow sheds in Leitrim, the town where he built his home, and black Scandinavian houses like those on Fr Island (including Ingmar Bergmans home) that use pitch painted on timber.

Stevens self-build project grew out of his experience working in Berlin just after the wall came down. "We lived in a city that created itself," he saysand he carried this sentiment back to Ireland. However, he says "Until I made my own house, I felt like a fraud on every building site I ever was on, because I didnt really know what a builder went through."

Stevens sees possibilities brought on by the current pandemicthe previously anonymous residents of his apartment block have begun socializing at a distance, swapping tools, and banding together to negotiate with the landlords. "Its given people power," he says.

He is reminded of Le Corbusiers 1922 statement: "It is the question of building which lies at the root of the social unrest of today; architecture or revolution." As Stevens says on irishvernacular.com, "The purpose of this website is to place the knowledge of how to build a house once more in the commonsUse it, enjoy it, respect it."

Herself is now streaming on Amazon Prime Video. See plans to build the dwelling atirishvernacular.com.

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Complete DIY Plans to Build the Home in the Film Herself Are Available for Free - Dwell

Amended plans for Westwood Lodge

An online meeting will be held to share updated plans for the development of 153 homes at the Westwood Lodge site in Poorhole Lane.

L&G Modular Homes have taken over the scheme and made a series of amendments to areas including moving new builds further away from the existing buildings and retaining more of the trees onsite.

Outline planning permission for the development, which is private land, was granted by appeal in 2017. The original application in 2015 was rejected by Thanet council for reasons including concern at additional pressure on Sandwich Bay protection area and a significant incursion of the built form into the green wedge.

The Planning Inspectorate decision overturning Thanet councils case said it was weakened by a lack of a 5 year housing supply plan and as the woodland visible along the northern and eastern site boundaries would be largely retained its distinctive landscape qualities would not be prejudiced.

The Grade II listed main house of Westwood Lodge, built in 1864, the 17th Century cottage and the gate piers will remain intact on the site.

Former developer applicant Places For People Homes Ltd pulled out of the scheme last year. During the second half of 2020 Rooksmead Residential Ltd agreed terms with L&G Modular Homes on a revised set of proposals.

An amended layout and detail with regard to the appearance, landscaping, and scale of the new development has since been submitted.

Documents for the amended plans say: The scheme has been developed with the heritage constraints in mind and has sought to preserve the immediate setting of the grade II listed main house and associated gate piers, as well as The Cottage.

The main changes are

No formal boundary is proposed between the new development and Westwood Lodge. This will remain as existing, with the boundary will be formed by existing trees, in order to protect the setting of the current building.

The listed entrance gates will be retained and opened up to pedestrian access along the carriage drive.

In February last year the Thanet Trees group held a protest at the site asking for halt in works for full ecology surveys, approval of planning conditions and for more information to be shared about a rumoured burial pit.

The group had concerns for birds, bats, slow worms and reptiles.

A statement in the amended plans says: The Westwood Lodge Estate represents a sizeable landholding requiring considerable capital to invest in maintenance and repairs.

Some of the buildings appear to have fallen into disuse and much of the walled garden is overgrown. Consideration may therefore be given to whether any broader conservation benefits may arise from the reuse of the buildings and spaces, such as the Coach House and walled gardens.

As appropriate, there may also be further potential for restoration of some of the features, including the historic metal fencing along Sloe Lane, reinstatement of iron railings at the entrance drive, and repairs to the balustrade of Westwood Lodges terrace, though these would not necessarily be predicated on the proposed development of the site.

L&G Modular Homes will host the virtual meeting on Tuesday, February 16 at 7pm.

Anyone who would like to attend is asked to email westwoodlodge@landgmh.com and a link to the meeting will be sent.

Find the amended plans on Thanet councils planning portal under reference R/TH/20/0174

Westwood Lodge was built in 1864 as a holiday retreat for Spencer Herepath, a Kensington stockbroker whose firm specialised in South American Railway securities.

The architect is not at present known but there is speculation that it could have been Henry Winnock Hayward (1825-1893) who had built houses of a similar style in Phillimore Place, Kensington near Herepaths London residence.

Herepaths daughter Marion married Linley Sambourne, the celebrated Punch illustrator, in 1874. After Spencer Herepath died in 1884, Mrs Herepath lived there until the property was sold in 1893.

The next owner was Harry Rickards (1841-1911), a celebrated music hall artist who became a music hall impresario in both England and Australia. This was his English estate. By 1911 he was considered probably the largest single-handed music hall manager and proprietor in the world. Subsequent owners were the Farrell family. The property has been in continuous ownership by one family from 1948 until the present day. From 1929 the estate was used for farming and market gardening.

The entrance piers, gates and wall to Westwood Lodge were built circa 1865 in Gothic style.

The 17th century flint cottage is possibly listed as no 599 on sheet 2 of the Tithe Apportionment of 1838 for St Peters and Broadstairs, a house and garden owned and occupied by Mary Packer, connected with three arable fields. After 1865 it came into the same ownership as Westwood Lodge.

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Virtual meeting to hear about amended plans for housing at Westwood Lodge - The Isle of Thanet News

HealthMike Milen is a chief executive besotted with bikes whose charity - he says - tells people what they need to hear, but would not always rather hear."

Monday, 15th February 2021, 12:31 pm

His Redcar and Cleveland Voluntary Development Agency (RCVDA) is involved in everything from subsidised car hire, to environmentally-friendly housing, to community broadband projects.

However many people wont be familar with it. He talks to Local Democracy Reporter Stuart Arnold about how the elastic holding the voluntary sector together is becoming frayed, along with his hopes for the future.

Redcar and Cleveland Voluntary Development Agency has been in existence for more than 35 years. We exist to support, promote and develop volunteering and the voluntary sector and are striving to achieve this in an ever changing and more complex world. We have sister organisations attempting to deliver on the same mission in local authority areas across England to bring groups and sectors together, to share insight and intelligence and to help amplify the voice of groups and communities.

And what exactly does RCVDA do?

We help individuals who are interested in volunteering find the opportunities that best fit their requirements, we pull together meetings and conversations and try to make sure information, ideas and intelligence flows back and forth across the voluntary sector, also involving other stakeholders like health bodies and local government.

We help people set up new groups, social enterprises and charities and we offer organisations help with funding and other organisational challenges. We are often the ones telling people what they need to know, but would rather not hear.

Our staff have a desire to see local people take a lead on initiatives that help shift power and control towards communities and support improvements in the quality of life locally.

We have a board that trusts the staff, staff that trust and support each other and have a belief that the best solutions, even to the most complex social issues, start with local people making decisions about what matters to them.

We have a good relationship with Redcar and Cleveland Council and receive core grant funding from them, but nowadays like many organisations we have had to develop trading activities that assist in funding our activities.

What sort of activities do you mean?

Redcar and Cleveland Council helped us establish a subsidised car hire project to help people access job opportunities that wouldnt have been possible using public transport. We also run the Tees Valley Wheels 2 Work scheme on behalf of the Tees Valley Combined Authority.

We are in the process of developing a new urban mountain biking facility and are helping to roll out a community broadband service in Hartlepool. We are bidding to deliver employability support programmes, have developed our own housing company and we own a part of a modular housing business.

Why did you branch out into housing?

We work a lot with South Tees Public Health trying to address some of the long-term health inequalities that plague the area.

Through our core charity support work we have developed a partnership with a local social enterprise, Living Sober, that has seen us become increasingly involved in the development of housing for recovering addicts based on the US Oxford House model, such as Cromwell House in South Bank.

Having taken the decision to become a socially-aware housing association primarily in support of one niche, but important housing project, it soon became clear that there were many groups with a desire to progress housing related projects and numerous areas where the private rental and existing social housing market was failing to meet the needs of local people.

We could have marched or campaigned or lobbied, but to be honest we preferred to act. So we are now looking to disrupt things a bit and bring high quality housing solutions to those who generally have to accept what they are offered.

We are building eco-powered homes so that people dont have to worry about fuel poverty, basing them around small communities so that people have a chance to get to know their neighbours and setting up electric pool car schemes for residents so that they can remain independent for longer.

We will not solve the housing or public health problem that blight the area on our own, but hopefully we can shake things up and get other people engaged in providing solutions. We have made a few mistakes along the way and may make a few more, but we are learning and we will keep going.

What is the obsession with bikes?

I am besotted with bikes, I have ridden since I was a child and I try to ride as much as possible now. I think the bicycle is one of the most important inventions ever made.

As a child it gave me the freedom to travel and explore, as a teenager it provided me with a network of friends and I even met my wife through cycling. It has provided me with the things I value most in life and I want as many people as possible to get the opportunity to ride a bike.

I dont feel at risk when I ride, but I recognise that for some people, when starting out, or returning to cycling, traffic often makes them feel vulnerable. So we need places where people can gain confidence to learn to ride and become more assertive road users.

We have worked with Steve Mussett, Redcar and Clevelands Sport Development Lead, to pull together a proposal for development of a local urban mountain biking facility and we hope to hear back within the next couple of weeks from British Cycling whether or not they are going to back the project with a significant investment.

What next for RCVDA then?

Last year was tough and 2021 looks as though it will again be a challenging year for everyone. Many charities and local groups have stepped up during the pandemic to help their neighbours, their clients, or just those in need in whatever way they could, but the elastic that holds the voluntary sector together is beginning to fray.

Just as in the health service and many other areas relief from lockdown measures cannot come too soon, people and organisations are tired. I worry that we will lose some good local organisations to exhaustion or through financial difficulty.

But we know that the voluntary sector, like the population of the area, is resilient and I think in the longer term we will grow back stronger.I take some of what the Government says with a little scepticism, but I do think we will continue to benefit from significant inward investment.

There may be new and shiny buildings, but the challenge for the wider voluntary and community sector is how do we make sure we and the people we work with most closely dont miss out on a fair share of the rewards from any investment that comes our way.

What keeps you personally going?

I suppose I get up every day striving to make RCVDA irrelevant and myself redundant.

I am an optimist, I want to believe that the system will eventually figure out how to function so that not as many people fall through the gaps, that communities become much more assertive and demanding of themselves and others and agitate for change.

I want to see this as an area where the young choose to leave for the experience available elsewhere, rather than because they dont think opportunities exist for them here. I think we will probably be busy for a few years yet, but that does not mean positive change wont or cant happen.

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Meet the bike-loving chief executive who wants to make his charity and himself redundant - Yorkshire Post