REDUCING HOUSING COSTS
The primary cost of developing housing in New Zealand is generally the purchase price of the land, with this directly affecting the approach taken to design and development. The second aspect driving house prices is the current speculative feeding frenzy, with over 80% of all house purchases currently made in the Auckland market being made by speculative investors, rather than occupying home owners. The third major driver of housing prices is the method and process of construction being applied… In NZ our residential building industry could be described as a cottage industry, with our two largest building companies building less that 100 homes each year.
The building industry looks likely to be the next profession to be transformed by disruptive technology. Like the telecommunication dinosaurs of a few years back, technology has the potential to completely change how we plan and build homes. Most homes are currently built onsite, which is slow, expensive, and weather dependant. The old model of prefabrication has moved to the current model of mass duplication, but the future is a model of mass customisation. This is possible through technology that connects our building planning through to its construction, in the same way that CNC technology changed the way we build cabinetry with design programs that automatically optimise cutting patterns, directly controlling the machinery that selects, cuts and labels the various pieces for construction.
Paraphrasing architect and critic Tommy Honey from his talk at the Sustainable Housing Summit a couple of years back, the New Zealand building industry could learn a lot from smart phones… Smart phones have only been around for about 8 years, but in that time they have revolutionised the way we communicate, do business and socialize. The physical structure of smart phones are essentially all the same – a touch screen, with a microphone, camera, a motion sensor, mobile phone capabilities, and computer hardware. Customisation is rampant though - not from a reinvention of the hardware, but through easily interchanged apps and a plethora of external covers to match tastes & requirements.
High performance, healthy, and affordable homes could also be based on a standard design and construction that allows for mass duplication to achieve these objectives. And like the smart phone that relies on internal apps and external covers for customization, the new “smart home” could rely on interior fit-out and changes in cladding materials and detailing… to customize the look and feel, to meet different parts of the market and style preferences.
While it might seem that this contradicts my earlier statement that a single approach will not provide an outcome that fits all people, I think there is need for both: a diversity of models; and standardised, modular buildings (with customisation)….. working together.
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