UJENZIBORA

Design and Build Contractor.

Author: David Nahinga

Architecture / BUILDING SOLUTIONS / Business / Cost Information / Estimating

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What is Affordable Housing?

There is a maxim of law which states,

“The word is not the thing it represents but gets its meaning from its use“

Early this week, I made a request to a company selling “Affordable housing” and I did receive a quotation of Kshs. 66,000.00 per Square Metre! In other words, a simple 3 Bedroom House of 120 Square Metre in floor area would have cost me approximately Kshs. 7,920,000.00 according to my back-of-the-hand calculation using their rates. And believe you me, the Key Player calls that affordable!

In the same period, I was pricing a Bills of Quantities for a four storey house in Kisumu County and the cost came to about Kshs. 44,000,000.

Why this talking point?

There is vagueness that exists in perception of what is “Affordable Housing”. The vagueness creates room for manipulation and uncertainty both at the policy level and amongst the providers of housing solutions.

In this regard, we wish to clarify and propose a more straight way of looking at things.

Affordable Housing is an Expansive Word not Descriptive!

The word “affordable” is so expansive as to include Ministers affording Palaces, Celebrities affording luxurious real estate, Paupers and Peasants affording homes and the like. The Government built the Official Residence of the Vice-President at a cost of Kshs. 400,000,000.00 because it was an Affordable Presidential Housing. Of course, the tax payer could afford it! You see the absurdity of the word Affordable?

The danger is in including every other Tom, Dick and Harry as to permit expansion of the word affordable. The word is as expansive as words like Mammals, Dinner, Furniture and Persons (Which Lawyers say includes natural persons and legal persons). Dinner includes all categories of food that could be served and Affordable includes every human that can be housed each at his/her own cost.

It is a word that requires qualification. One must state whether the house is affordable to the Poor or affordable to the Middle Class or Affordable to those who can afford anything.

Ordinary Sense of the Word

In the ordinary sense, it means less expensive and reasonably priced. It comes from the word “afford” and “ability” which means “manage to buy or maintain; have enough money (to do something)”. We can therefore state that the word “Affordable Housing” includes all classes of people and the choice is left to the beholder on whether the price is fair or on whether they have capacity to buy and maintain.

 

Since society is divided into two distinct classes that are shifting and intermeddling, that is the poor and the rich. A descriptive word for a House Type benchmarked on Income or Financial Capacity cannot be left to be Expansive! We should say we have 3 or 4 types of broad categories of house types:

  1. Affordable Public Housing like the VP’s Home, Prisons and Kibera Slum Upgrading Units which our taxes can “Afford”
  2. Low-Cost Housing
  3. Middle-Income Housing and
  4. Luxury Housing

The houses our fathers and mothers lived in as Maasai Domes, Rammed Earth and Makuti thatched houses were Affordable Houses! Half the population does not know what the Building Industry means when we say we provide “Affordable Housing”. We live in a world where strings of Propaganda and Advertising create endless illusions.

I think the time for blanketing every other structure as an “affordable” housing is up. Where are the real Architect-Citizens  who can offer real solutions?

However, I must admit this is a thorny issue. We have among us the rich who pose as the poor (Kings on barefoot) and the Poor who pose as the Rich (Footmen on Chariots). Between the two classes, an endless debate and struggle!

Whatever the case, something needs to be done to address the issue of current high market prices and few choices for home buyers.

What are your thoughts?

–          Qs. Nahinga

 

Architecture / Construction Management / Cost Information / Project Management / Quantity Surveying

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Basic Factors to Consider When Cost Planning Your Building Project

The general premise I would wish to take emanates from the intriguing question, “If a man wants to build a house, does he not first sit down and estimate the cost?”

It is thus imperative that one needs to “sit down” and contemplate or wrap his mind around the entire building project to determine whether it is worth his while to embark on the journey of construction.

While undertaking Cost Planning for your building project, it is important to keep in mind that the final cost of the house will be affected by both Design Factors and Economic Factors.

Design Factors

The design factors like shape and size of the building, complexity of the design, circulation space of the building, the height and the structural design of the building will have a bearing on the final cost.

It is also worthwhile to note that the workmanship and quality of materials to be used as determined by the specifications will have an impact on the cost. Most persons wishing to build are surprised at how varying one item like the type of finishes can have a high impact on their construction budget. Every building material has a substitute which could be cheaper or more expensive but plays the same function.

For example, among Roof Covers, we have corrugated roofing sheets(Mabati) , Makuti and thatched Grass, Box Profile Sheets, Stone Coated Tiles, Clay Tiles and Shingles. All play the same function but are priced differently. They also require different levels of expertise which has a bearing on the final cost of roofing.

The one you pick will have its own specific cost implications like Timber Spacing, Initial Cost and Maintenance Costs. Read: Which is the Best Roofing Material?

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Economic Factors

There are other hidden factors that will have an effect on the final cost of doing the building project. For instance, the interest on borrowed funds and price fluctuations caused by inflations or market forces can affect an initial cost plan of a project.

The source of the building materials, that is, whether available locally or imported will also affect the overall cost plan. There are some designs that may necessitate sourcing of skilled laborers and this would add to the overall cost. Building with machine cust stones is cheaper than building with Bush-Hammered Stones. Read: Ujenzibora Guide on Walling.

Political Factors

There are Political factors in terms of how stable a neighborhood is or the safety index of a neighborhood. One can readily tell that a high-end zoned neighborhood where the development is controlled could be cheaper in terms of security measures to be incorporated in the cost plan but relatively expensive since one has less free-play in the design variables.

Upon completion of the design and comprehension of all factors affecting the cost plan, the tasks, timings and costs are summarized in a Developers Budget or a Project Baseline Plan that will set out for you the roadmap towards home ownership. The Developers Budget will have a breakdown of the following items:

  • Construction Cost
  • Cost of Land Purchase
  • Cost of Finance
  • Professional Fees
  • Legal Fees
  • Preliminary Costs
  • Management Costs
  • Marketing Costs (If Development is for Sale)
  • Anticipated ROI (Return on Investment)

The Construction Project Workflow will also be reflective of all the factors that will affect the Building/Infrastructure Project from Inception to Completion.

One truly needs to be meek and confident enough to “sit down” when it comes to making a decision to build a House!

I trust that in your meditation to build, you shall consider the aforementioned lest people pass by your incomplete Building Project quoting Scripture:

“For which of you, intending to build a tower, sitteth not down first, and counteth the cost, whether he has sufficient to finish it?

Lest haply, after he hath laid the foundation, and is not able to finish it, all that behold it begin to mock him,

Saying, This man began to build, and was not able to finish.”- Jesus Christ, Luke 14:28

Qs. David Nahinga

Twitter: @UjenziBora / @dnahinga

 

Architecture / Decision Making / Design / Environmental Law / Ujenzibora

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The Proposed Vision of a New Uhuru Park. A Beginning Point of a Citizens-Driven-Process to Reclaim Public Spaces

Background:

We are happy to start and implement initiatives together with Other Stakeholders and Active Citizens to make Uhuru Park a vibrant and self-sustainable public space for its users and visitors.

On 24th June 2017, i triggered a conversation on twitter under the Thread, “How a Simple Public Infrastructure Agenda can Create Jobs in Any Constituency.” You may Check It Out Here This basic idea became the seed for an initiative by other interested Citizens to be involved in what we are calling The Urban Reneal of Uhuru Park and Other Public Spaces.

‘I begin with an idea and then it becomes something else. ‘ – Pablo Picasso

The WikiPedia Page for Uhuru Park is very brief. In the past, there have been perfectly terrible ideas like turning Uhuru Park into a Bus Terminus or building a 60-Storey Business Complex. We wish to make solid proposals for the Rejuvenation of Uhuru Park to make it more people centric, green and relateable to the majority of people living in and through Nairobi.

Since 1963, we are yet to conceptualise the place of public open spaces in a city. This is a great opportunity to establish the Park as a Key Public Space for all Citizens in the Capital of Nairobi complete with a Maintenance Management Framework (MMF).

Since December 9th 2017, The Uhuru Park Renewal Project Team has received numerous proposals of how to make this happen. We continue to be open to new ideas from our fellow Citizens, Planners and Experts. Constructive criticism is also welcome since we do not have a monopoly of ideas. These are Our Collective Proposals.

The 1948 Master Plan for Nairobi

The 1948 Master Plan for Nairobi City had allocated 24.96 km² of land for public open spaces, which was 27.5% of the total land area (90.64 km²). Nairobi has 7 major public open spaces:

  • Uhuru/Central Park
  • Jamhuri Park
  • City Park
  • Arboretum
  • Kamukunji Grounds
  • Jeevanjee Gardens and Uhuru Gardens.

Uhuru Park is strategically located within a walking distance from the capital city of Nairobi and borders Uhuru Highway, Kenyatta Avenue, Ngong Road, Cathedral Road and Nyerere Road.

The area between Cathedral Road and Processional Way is excluded from Phase 1 of this project.

Site Plan Uhuru Park

10 Guiding Principles for The Case of Renewal of Uhuru Park

The Right to the City: By recognizing and developing the positive potential of their public spaces, cities can enhance safety and security, create economic opportunity, improve public health, create diverse public environments and public democracy.

Enjoyability: Make the park more accessible and enjoyable by all for free and without a profit motive. This will increase both the individual and social well-being of the users.

Expressiveness: Establish expressions of the diversity of our common, natural and cultural richness as Kenyans and use it as an initiative to reveal our identity.

Social Capital: The Park is an Urban Common. By integrating the greater public, we hope to improve our social capital, enhancing sense of belonging, increase the economic value of the park in order to enhance quality of life and shared prosperity. The Citizens will remain engaged and stake a claim in the City. They will be able to engage in common affairs in the renewed Park

Affordability and Ecology: The Park is a Public Space. Public spaces are a public service and must be accessible and affordable to all citizens. The Ecology of the space must also be respected and our preference is to maintain the greenness since it is one of the “Lungs” of Nairobi Central Business District.

Participatory Process: We shall endeavor to make the process of rejuvenation as participatory as possible on all levels of society. Expert advice shall be sought to put the best use case forward

Enhance Public Safety: A mixed and diverse public space (use, users, design, state of maintenance, time and so on) provides a place that is vibrant and busy and automatically reduces insecurity. Fear of crime and, to a much lesser extent, crime itself can deter people, not just vulnerable groups, from using even good quality public spaces. Uhuru Park will be safer for all. (Children, Youths and the Elderly, and Women). Physical changes to, and the better management of Uhuru Park can help to allay fears of violence and insecurity 24-Hours-A-Day

Healthy Citizenry: Quality public spaces improve people’s health by providing opportunities for physical activity and play, making walking more attractive, reducing stress and providing a calming environment. We shall introduce games that complement play and relaxation

Urban Citizenship: Citizens of all ages will volunteer for micro projects within the Park and work on park management, open space restoration, tree planting and the subsequent improvements.

Greatness and Harmony: We wish to exploit the proximity of the Park to the CBD to start an important public debate on valuing Public Spaces in Nairobi. The personality of all great cities is not solely determined by their buildings. By restoring greater harmony and order, we hope to create a park where people shall visit to be inspired to bring positive change to their neighbourhoods and Greater Nairobi.

Public Spaces like Uhuru Park are the only transit points between our day jobs and our places of residence. If only we could spend a little thought and money, we could make great contribution to our collective well-being and sense of community. We are hoping to Make Public Spaces Great again through this First Step in a series of many. According to Project for Public Spaces,”Well designed Public Spaces  should be democratically sustainable, inclusive and creative.”

Our preliminary SWOT Analysis reveals this is a great opportunity to bring positive change:

SWOT Analysis Renewal of Uhuru Park

SWOT Analysis Renewal of Uhuru Park

PROPOSAL 01: A HARMONIZED MASTER PLAN FOR UHURU PARK

We hereby propose a single unified master plan for the entire Park so that we can have a common basis for its eventual renewal. This harmony will guide planners, designers and users in the various activities. For example, we propose special zones where we shall have WiFi, a Thinkers Corner, Green Places et Cetera including a Communication Plan. This is a draft proposal which shall be updated to include all the electrical, plumbing and other mechanical installations beneath the park.

Master Plan Uhuru Park

 

PROPOSAL 02 : VEGETATION PLAN

We hereby propose to plant more trees, lawns and shrubs. Currently, the rate of planting trees is one tree planted by one celebrity per special event. Since it is one of the lungs of the City, We propose active measures to increase the vegetation cover.

Vegetation Plan Uhuru Park

PROPOSAL 03: MORE SITTING SPACE. THE LONGEST PUBLIC SEAT IN KENYA/AFRICA AT 175M

If we have people sitting at a distance of half a metre both sides, we shall be able to have 700 people seated. This does not in any way damage the ecology of the park. It is only increasing the utility on already paved areas. In between we propose clever ways of having plantings. At 700 pax, those will be more seats than those found in an Emirates airline Airbus A380.

MULTI-USE SPACES:

Not everyone wants to go and express themselves at Freedom Corner. We have therefore created within the proposed Uhuru Park Maser Plan a multiplicity of spaces to address various and diverse needs of the people including

  • PROPOSAL 04 : A Thinkers Corner with an Open Air Library/Book Drop OffPoint. We hope great ideas will come out of such a place! This would be my favorite spot in the Park.

Our Noise level analysis has proposed this to be in the quietest spot in the park. (55 decibels)

Noise levels Uhuru Park

  • PROPOSAL 05: Defined Walkways. We hope to eliminate the random footpaths and re-plant areas with trampled grass.
  • PROPOSAL 06: Playground for Children
  • PROPOSAL 07: Wire Sculptures. Their ecological footprint is minimal yet they make for great expression.
  • PROPOSAL 08: A Well Defined Freedom Corner in rememberance of Prof. Wangari Maathai
  • PROPOSAL 09: A History Study Area
  • PROPOSAL 10: A Memorial Wall/Art Installation. This can be a circular form to offer the greatest surface area for maximum use (Inner for Current Affairs and Outer Wall for Former Affairs. The footprint of the curved wall will be minimalist (approximately 200mm wide by the length of the wall)
  • PROPOSAL 11: Free WiFi Zones
  • PROPOSAL 12: Skating Zone – Hard Surface Next to the podium where the Public gets addressed during rallies.
  • PROPOSAL 13: Dining Zones. Families should be able to have a seat and enjoy meals they bring to the park (Rules to Apply)
  • PROPOSAL 14: A Hammock Zone. This has the least footprint. You can Bring-Your-Own Hammock and Chill. Will comprise of vertical posts with hooks for the hammocks
  • PROPOSAL 15: Little Book Houses: You can squeeze yourself in a booth and read away your book in peace after a busy day.
  • PROPOSAL 16: Water Fountains/Drinking Fountains
  • PROPOSAL 17: An Outdoor Gym

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  • PROPOSAL 18: Tiny Coffee House (Less than 2 Square Metres. Reduce Hawkerage which clogs walking spaces)
  • PROPOSAL 19: Bike Hire Service at Corners. It is our understanding that according to City by-Laws, one cannot cycle within the park. We hereby propose the corners to be used as nodal Points for a City Wide Bike Hire Service. People can hire the bicycles to go to the CBD, Mombasa Road, Upperhill or Westlands. This will trigger design initiatives for a People-Friendly City. We intend to connect the other Six or Seven Public Parks through this Bike Hire Service.
  • PROPOSAL 20: Uhuru Park Museum. This can be constructed above the Podium/Canopy or as a redesign of the other built up structures maintaining the same footprint with zero environmental impact. If the roof and walls are made green, the impact will be positive.
  • Proposal 21: Performance stage above the Lake: This will allow performance artists to relate with this great park. The acrobats at Kencom can try their thing here at a fee but will be completely free to the public et cetera.

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There is absolutely no reason why the park should only exst for political rallies and protests. We need to create room for Thinkers, Children, Families and other Citizens. Job Seekers in the great city should have a place to sit and reflect on their journey.

In Summary, it lies in our power to make Uhuru Park and Other Public Spaces Great Again. The possibilities are endless if we are willing!

JOIN THE CONVERSATION ON TWITTER via #MyUhuruPark and #NairobiYangu

REFERENCE:/ FURTHER READING

  1. Global Public Space Toolkit: From Global Principles to Local Policies and Practice, UN Habitat Link
  2. The Renewal Project Link
  3. Twitter Thread: How a Simple Infrastructure Agenda can Create Jobs Link
  4. Uhuru Park Wikipedia Page Link
  5. Istanbul – Pubic Space, Public Life (Gehl Architects) Link
  6. Chicago Estate Giant Outdoor Chess Set Link
  7. The Rapana Street Library Link
  8. Bring Your Own Hammock (BYOH) Link
  9. Design Proposals by the Public with Special Thanks to Landscape Architect Petar for the Master Plan Concept
  10. Read: 6 Examples of What Makes a Place Great?

Affordable Housing / African Architecture / Cost Information / Design / Ujenzibora

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3 Design Solutions for Micro-Parcels. Why Think Small is The New Think Big.

Greetings!

There are many people who own micro-parcels and feel intimidated because they lack the know-how of what is possible.

First, I will define a micro parcel as the “legally smallest piece of land one can own under the current laws.” This post is therefore for people who own an eighth of an acre or a sixteenth of an acre.

Why Think Small is The New Think Big. 3 Design Solutions for Micro-Parcels

Basic Rationale

The next frontier in residential housing is in the construction of tiny houses on micro-parcels. Countries which are ahead of the curve have pioneered new construction methods like 3D Printing a house in 8 hours to Modular Construction. But where should the revolution start?

TRIGGER 1: COST CONSTRAINTS

Most would-be homeowners are restrained by lacking the financial resources necessary to build. In part, this is because there are no solutions on the table.

Most of the available capital and intellectual resources in the industry are committed to those who are well able.Unfortunately, the budget of the “Small Guy” does not meet that threshold.

To arrive at viable solution, we not only need to think outside the box, but without it.

It is also obvious that people who can only afford an eighth of an acre or half of it are the majority in terms of Land Buyers. “The ants weigh more than the elephants,” says Fiona

TRIGGER 2: SPACE CONSTRAINTS

Most micro-parcels are either an eighth or smaller than an eighth. This presents a major constraint on space upon which one can build.

TRIGGER 3: IT MAKES BUSINESS SENSE

If one builds a house that can generate income as long as it is functional, it makes sense to build it affordably and within budget. This reduces the payback period. The technology wave is such that a generation is rising that is at Home Everywhere. That generation is constantly checking out affordable spaces on www.airbnb.com and similar sites offering affordable short-term accommodation. #ThinkSmall can help one build a Start-Up House that can be rent out for profit. If you work with a budget of KES. 3,000,000.00 to build, you can comfortably break even after 375 Bookings of the Asset. Immediately thereafter, the investment will start generating profits.

At a conservative estimate of 100 bookings per year, one can cover the cost of the Start Up House. This is looking at a house as an investment vehicle.

A DESIGN APPROACH TO PROBLEM SOLVING

Taking a design approach to solve the problem, we have designed a series of 2 Bedroom Maisonettes that can fit on an eighth or a 16nth of an acre under a series called #ThinkSmall. We believe that this presents a New Frontier of Opportunity for those home owners who have small pieces of land but still want to fulfill their dreams of home ownership.

 

3 MAISONETTES YOU CAN BUILD ON A MICRO-PARCEL

Compact I : Contemporary 2 Bedroom Maisonette with Kitchen, Lounge and Balcony

Compact 1: Ujenzibora House

 

Maximal : Contemporary 2 Bedroom Maisonette with Kitchen, Lounge and Balcony

Maximal House Ujenzibora

Gyan House : Contemporary 2 Bedroom Maisonette with Kitchen, Paarking Lounge and Balcony

Gyan House: Ujenzibora 2 Bedroom Maisonette

Gyan House: Ujenzibora 2 Bedroom Maisonette

FENCING SOLUTION

While researching on this area, we realized that the typical perimeter wall methods increase the complexity of the challenge that small parcel owners face. While a perimeter wall serves as a physical barrier to intruders, if build with solid masonry blocks, it can end up blocking all the light and impeding air-circulation. This can dramatically compromise the quality of living on a micro-parcel.

ClearVu Wall Solution

ClearVu Wall Solution

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To solve this challenge, we have proposed two approaches:

a) Using Columns and Steel Barriers such that you have the physical barrier of a wall and a lattice of steel that allows see-through and free air circulation.

b) Using an advanced fencing technology called ClearVu developed by Cochrane. Since an opaque barrier is the least desirable design solution for micro-parcels, CleaVu solves that problem.

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