Here’s how Henry Ford and IKEA could provide the key to solving the housing crisis

A flatpack house designed by architectural firm Rogers Stirk Harbour and Partners, on display at the Royal Academy, London, in 2013. Image: Getty.

For many people, the housing market is not a welcoming place. The rungs of the property ladder seem to get further and further out of reach. There are loud calls to build hundreds of thousands of new homes (and equally loud demands that they’re not built in anyone’s back yard).

If there was ever a time to introduce mass-produced affordable housing, surely that time is now.

The benefits of mass production have been well known since Henry Ford’s car factories made the Model T back in 1908. It was only made in one colour, black, for economic reasons. Not because it was the cheapest colour of paint, but because it was the colour that dried the quickest.

This allowed the production line to operate at faster, more cost effective, speeds. And ultimately, it meant the product could be sold at a more attractive cost to the customer.

This approach, where processes are tested to achieve increasingly efficient production costs, is yet to filter properly into the construction of houses. This makes sense in a way, as not everybody wants exactly the same type of house.

Historically, affordable mass-produced housing removed a large amount of customisations, to ensure final costs were controlled. But there is another way. Builders and architects have the ability to create housing that allows a level of flexibility and customisation, yet also achieves the goal of affordability.

Back in 2006, the “BoKlok” approach to affordable housing was launched to great acclaim in the UK. Literally translated from Swedish, the term means “live smart”. Originally created from a collaboration between flat-pack favourite IKEA and Swedish construction giant Skanska, the BoKlok housing approach was to allow for selected customisation to maximise individuality and choice for the customers. But at the same time, it ensured that larger house building components were duplicated or mass-produced, to bring down the overall costs.

Standard elements – wall panels, doors, windows – were made in large numbers to bring the elemental costs down. This approach ensured the costs were controlled from the initial sketch ideas through to the final design choices offered to the customers. The kitchens and bathrooms were designed to be flexible in terms of adding additional units. Draw and cupboard fronts interchangeable. Small options that provided flexibility, but did not impact on overall affordability.

It’s a simple approach that has worked very well. More than 10,000 BoKlok houses have now been built, mainly in Norway, Sweden and Denmark, with a small number in the UK.

But it is only part of the architectural equation. The affordable housing market is vital, but the cost of making these homes more adaptable is rarely considered.

Flexibility is key. The needs of a house’s inhabitants change. Families can grow (and shrink) and require more room, so the costs of moving house reappear. One clever response to this, in BoKlok homes, has been to allow “built in” flexibility.

Loft living

This flexibility could include a loft space that already has flooring and a built in cupboard on a lower floor which can be simply dismantled and replaced with a “flat-pack style” staircase that can be purchased and installed with minimal disruption to the existing fabric.

Weeks of builders removing walls, plastering and upheaval are replaced by a trip to the IKEA store to purchase the staircase and the booking of a subcontractor to fit it. The original design accounted for this “future option” and is built into the core of the house.

The best approach to new affordable housing should consider combinations of factors that look at design, materials and processes that have yet to be widely used in the affordable housing market.

And the construction sector needs to look over its shoulder at other market places – especially the one that Henry Ford dominated over a century ago. Today’s car manufacturers offer customised options in everything from colour to wheel size, interior gadgets to different kinds of headlamp. These options have all been accounted for in the construction and costing of each model.

The ConversationThey share a similar design “platform”, and by doing so, considerably reduce the overall cost of the base model. The benefit is quicker production with the added benefit of a cost model that allows for customisation to be included. It is a method the construction sector should adopt to produce housing where quality and affordability live happily together.

David Morton, Associate Professor in Architecture and Built Environment, Northumbria University, Newcastle.

This article was originally published on The Conversation. Read the original article.


Why doesn’t London build an RER network, like Paris did?

A commuter walking by a map of the RER B line at the Chatelet-Les Halles station in Paris. Image: Getty.

I’ve heard many people make many different complaints about the Parisian transport system. That it does a bad job of linking a rich, white city with its poorer, more diverse suburbs. That, even as subway systems go, it’s a hostile environment for women. That the whole thing smells distractingly of urine.

I’m familiar with all of these complaints – I’ve often smelt the urine. And I’m aware that, in many ways, London’s is the superior transport network.

And yet I can’t help be jealous of Paris – In large part, because of the RER.

Central Paris. The Metro lines are thinner, and in pastel shades; the RER lines are thicker, and in brighter colours. Image: RATP.

Paris, you see, has not one but two underground railway systems. The more famous one is the original Paris Metro, opened in 1900: that’s the one with those fancy green portals with the word “metropolitain” written above them in a vaguely kooky font.

The Metro, though, mostly serves Paris Intra-muros: the official city, inside the Boulevard Périphérique ring road, site of the city’s last set of walls. As a result, it’s of very little use in most of the city’s suburbs. Its stations are very close together, which places a limit on how fast its trains can cross town. It was also, by the mid 20th century, becoming annoyingly overcrowded.

So starting in the 1960s, the city transport authorities began planning a second underground railway network. The Réseau Express Régional – Regional Express Network – would link suburban lines on either side of Paris, through new heavy rail tunnels beneath the city. Its stations would be much further apart than those of the metro – roughly one every 3km, rather than every 600m – so its trains can run faster.

And fifty years and five lines later, it means that 224 stations in the suburbs of Paris are served by trains which, rather than terminating on the edge of the city, now continue directly through tunnels to its centre.

The RER network today. Image: RATP.

London is, belatedly, doing something similar. The Elizabeth Line, due to open in stages from later this year, will offer express-tube style services linking the suburban lines which run west from Paddington to those which run east from Liverpool Street. And Thameslink has offered cross-town services for 30 years now (albeit not at tube-level frequencies). That, too, is going to add more routes to its network over the next few years, meaning direct trains from the southern suburbs to north London and vice versa.

Yet the vast majority of suburban National Rail services in London still terminate at big mainline stations, most of which are on the edge of the centre. For many journeys, especially from the south of the city, you still need to change to the London Underground.

So, could London ape Paris – and make Thameslink and Crossrail the first element of its own RER network?

In a limited way, of course, it’s doing just that. The next big project after Crossrail is likely to be (original name, this) Crossrail 2. If that gets funding, it’ll be a new south-west to north-east route, connecting some of the suburban lines into Waterloo to those in the Lea Valley.

The proposed route of Crossrail 2. Click to expand.

But it’s not immediately obvious where you could go next – what Crossails 3, 4 or 5 should cover.

That’s because there’s an imbalance in the distribution of the remaining mainline rail services in London. Anyone who’s even remotely familiar with the geography of the city will know that there are far more tube lines to its north. But the corollary of that is that there are far more mainlines to the south.

To usefully absorb some of those, Crossrail 3 would probably need to run south to south in some way. There is actually an obvious way of doing this: build a new tunnel from roughly Battersea to roughly Bermondsey, and take over the Richmond lines in the west and North Kent lines in the east, as a sort of London equivalent of RER C:

Our suggestion for Crossrail 3. Image: Google Maps/CityMetric.

But that still leaves a whole load of lines in south and south east London with nowhere to send them beyond their current terminal stations.

In fact, there are reasons for thinking that the whole RER concept doesn’t really fit the British capital. It was designed, remember, for a city in which the Metro only served the centre (roughly equivalent of London’s zones 1 & 2).

But London Underground wasn’t like that. From very early in its history, it served outer London too: it was not just a way of getting people around the centre, but for getting them there from their suburban homes too.

This is turn is at least in part a function of the economic geography of the two cities. Rich Parisians have generally wanted to live in the centre, pushing poorer people out to the banlieues. In London, though, the suburbs were where the good life was to be found.

To that end, the original operators of some lines weren’t just railway companies, but housing developers, too. The Metropolitan Railway effectively built large chunks of north west London (“Metroland”), partly to guarantee the market for its trains, but partly too because, well, housing is profitable.

In other parts of town, existing main line railways were simply added to the new underground lines. The Central line swallowed routes originally built by the Great Western Railway and London & North Eastern Railway. The District line absorbed part of the London, Tilbury & Southend Railway.

At any rate: the Tube was playing the same role as the RER as early as the 1930s. London could still benefit from some RER-type services, so hopefully the Elizbaeth Line won’t be the last. But it doesn’t need an entire second metro network in the way 1960s Paris did.

There is another idea we could more profitably steal from Paris. Those suburban railways which aren’t connected to the RER are still run by the national rail operator, SNCF. But it uses the Transilien brand name, to mark them out as a part of the Parisian transport network, and – as with the RER – each route has its own letter and its own colour.

The Transilien & RER networks in Paris. Image: Maximilian Dörrbecker/Wikimedia Commons.

This would not have the transformative effect on London that building another half a dozen Crossrails would. But it would make the network much easier to navigate, and would be almost infinitely cheaper. Perhaps we should be starting there.

Jonn Elledge is the editor of CityMetric. He is on Twitter as @jonnelledge and on Facebook as JonnElledgeWrites

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