MULTIFAMILY HOUSING

A THESIS SUBMITTED TO THE DEPARTMENT OF ARCHITECTURE, UNIVERSITY OF LAGOS, AKOKA, LAGOS. IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTER OF ENVIRONMENTAL DESIGN (M.E.D.) DEGREE IN ARCHITECTURE.

BY

MANILLA, IPIRINYE ESTHER 099051002

APRIL, 2011.

DECLARATION I hereby declare that I am the sole and exclusive author of this thesis project and that it has not been presented by any previous application. All extracts from prior publications are referenced to their respective sources. I also authorize the University of Lagos, Akoka to lend it to other institutions or individuals for the purpose of scholarly research.

MANILLA, IPRINYE E. April 2011.

TABLE OF CONTENTS CHAPTER ONE 1.0 INTRODUCTION 1.1 BACKGROUND OF STUDY 1.2 PROBLEM STATEMENT 1.3 AIM AND OBJECTIVES 1.4 SCOPE AND LIMITATIONS TO STUDY 1.5 SIGNIFICANCE OF STUDY CHAPTER TWO 2.0 REVIEW OF RELEVANT LITERATURE AND CASE STUDIES 2.1 CLASSIFICATION OF MULTIFAMILY HOUSING 2.2 MULTIFAMILY HOUSING TYPES 2.3 MULTIFAMILY HOUSING ISSUES 2.4 DESIGN CONSIDERATIONS 2.5 THE NEED FOR SUSTAINABILITY 2.6 CASE STUDIES

CHAPTER THREE 3.0 RESEARCH METHODOLOGY 3.1 AN OVERVIEW OF THE APPROACH 3.2 METHOD OF DATA COLLECTION 3.3 FORMAT OF QUESTIONNAIRES 3.4 OBSERVATIONS AND FINDINGS CHAPTER FOUR 4.0 STUDY AREA 4.1 LOCATIONAL, PHYSICAL AND REGIONAL PLANNING OF PORT HARCOURT. 4.2 SITE SELECTION AND ANALYSIS 4.3 DESIGN BRIEF

CHAPTER ONE
1.0 INTRODUCTION
Nigeria is the most urbanized country and has the largest population in sub -Saharan Africa with a population of about 120 million people from about 250 ethnic groups. The housing delivery system in Nigeria is a combination of inter-related processes. As such, housing problems are multifarious and require multidimensional solutions. Nigeria s diverse housing problems revolve around overcrowding and slum housing. Many Nigerians cannot afford decent homes. They live in contraptions that can only be called S helter and not Housing . Government over time has intervened in the housing sector by increasing housing stock through the construction of housing estates and through its mortgage institutions, facilitated the disbursement of housing loans. These measures have done little to address the situation. On the other hand, houses provided by the private sector operators are out of the economic reach of even the medium income earner. An effective and realistic strategy for providing decent houses in decent enviro nments at decent prices is therefore crucial. Multifamily housing is a type of housing arrangement where multiple households live under the same roof, but in separate units usually having their own private entrances. The term multifamily does not mean the units are reserved only for families, as singles often take advantage of this type of housing as well. Common multifamily housing units include apartments, condominiums, multiplexes and town homes. Some are rented, and others are bought, depending on the arrangement and the individual property. Those seeking multifamily housing often come from a wide range of backgrounds. Young professionals still trying to establish careers often choose this form of housing as a convenient way to move in and out of an area as they search for better opportunities. Older couples whose children who have moved out, and who no longer need the space of a large home, could also find multifamily housing an attractive option. Families that cannot afford a down payment on a home or who like having a pool and playground area nearby; also often choose this type of living arrangement. For those individuals interested in buying a condominium, multiplex or town home, they may find some other fees associated with ownership. For example, condominiums and town homes often have association fees, which cover things like enforcement of standards, landscaping, and upkeep of the exterior of the buildings. Therefore, when considering what payment an individual family may be able to afford, it is wise to also consider these other fees as part of that cost. The benefits of multifamily housing units are numerous. First, the landlord or condominium association often pays for the upkeep of landscaping and amenities. Second, those who need to move can often do so easily, because they do not have any home to sell. Third, these communities are often places for socialization where friendships can easily develop. In some cases, utilities and garbage service may be included in the rent or association fees. Along with those benefits, there are also some downsides to multifamily housing. Living in close proximity to many others entails a certain lack of privacy. Noise from neighbouring dwellings is a common complaint. If one person is being irresponsible, other people's units could be at risk because of water or fire damage. Also, the ability to modify the property is extremely limited, due to the landlord's or association's prohibitions.

1.1 BACKGROUND OF STUDY

Multifamily housing serves a vital role in the real estate marketplace as one in four households in the United States live in multifamily homes (www.nahb.com, 2002). Many desirable features of multifamily housing as well as changing demographics have exacerbated the popularity of multifamily housing as a housing choice. The busy lifestyles of many Americans who desire freedom from the responsibility of maintenance costs and repair time, the mobility of the workforce and the convenient locations of most mult ifamily complexes have caused many households to elect multifamily complexes as their residences. The avoidance of property taxes and other homeowner costs is another incentive to seek multifamily housing. The significance of multifamily housing as a viable housing choice is evidenced by the emphasis placed on it in the real estate and economics literature. The definition of a multifamily house varies by organization. A multifamily home is considered by NAHB as a building containing two or more units (NAHB.com, 2002). The NAHB further estimates that today the average multifamily unit has 1,115 square feet and includes more amenities than in the past. Most new multifamily units (55%) have two or more bathrooms and 68% more have bedrooms than older properties. Congress defines multifamily housing as any project with four or more units that includes condominiums, apartments, and single -story (www.fairhousing.vipnet.org). This definition is used for legislati ve and regulatory purposes in enforcing requirements for multifamily design and construction in the Fair Housing Law of 1988. The economic impact of new multifamily construction is far -reaching. The impact affects a myriad of economic sectors from those who excavate and develop the site to those who design, finance and sell the finished complex. The multifamily housing market is continuously evolving, and an overview of the transformation in this sector is found in Lynford (1994). Laws and subsequent amendments such as the Fair Housing Law of 1988 continue to change the requirements for the financing, designing and building of multifamily homes.

1.2 PROBLEM STATEMENT

Housing problems in Nigeria are multi-dimensional. They occur both in the urban and rural areas. They are qualitative, quantitative, psychological and socio-cultural in nature. These problems are consequences of the inability and ineffectiveness of both the public and private sectors to meet the housing needs of the populace. As a result of thi s, any lasting solution to the Nigerian housing problem requires a multi- faceted approach. Various policies aimed at alleviating these housing problems have been formulated and implemented. They have met with varying degrees of success. After identifying the main causes of housing problems in Nigeria, this paper examines the Cooperative housing concept as a strategy for housing delivery. The essential features of the concept are discussed and an evaluation is made of its impact on the housing sector in se lected countries based on various criteria. Some of these are: aims and objectives, modalities for funding, peculiarities of implementation, planning imperatives and levels of success. Housing is one of the most basic of human needs. Provision of houses t hrough the creation is taken for granted in developed countries; however, it remains a major challenge in developing countries, especially in sub -Saharan Africa. All governments in Nigeria since independence highlighted housing as a major priority. Unfortunately for over 47 years of its independence,

Nigeria is yet to develop a vibrant mortgage market and houses continue to be provided through the tortuous traditional method of buying land and building over some years, which could be an individual's entire life time. In many cases such buildings are left uncompleted or individuals have to deplete their entire life savings in order to build a home. One of the major housing policy initiatives was the Policy on Affordable Housing that was initiated in 1979 by the Shehu Shagari Administration. The policy though laudable was unable to meet the nation s housing needs because it was based on the unsustainable tenet that houses will be provided by government (this remains the anomaly that we must resolve). The implementation of the 2002 housing policy reforms was a promising beginning, but a lot remains to be done. If we take the current population of 140 million Nigerians as reported by the National Population Commission after last year's census exercise and assume 30 percent of the population as working adults we have 42 million estimated working adults; assuming about 45 percent or 18.9 million of the working adults qualify for mortgage loans, and assume an average house final selling price at about Naira 2.8 million for a 2-bedroom flat, the possible size of the mortgage market is close to Naira 53 trillion. Looking at the statistics we see that there are tremendous opportunities in the Nigerian housing sector waiting to be tapped. We should note that the governm ent alone cannot fill the housing gap. In order to fill the gap we would have to leverage on the resources available in the private sector, while also encouraging foreign investment (in short government has no business building houses). Government (federal and the sub-national governments) should focus on providing a favourable investment climate, infrastructure, and mortgage insurance to first time home buyers and low -to middle income families. We must however, note that there are challenges to harnessing the huge potentials inherent in Nigeria s housing sector, and invariably providing affordable housing in Nigeria. 1. Legislation The Land Use Act of 1978 which vests all land in the government is an obstacle to making land available for housing development. It is heart warming to note that His Excellency President Umar Yar adua stated during the first few days of his administration that the Land Use Act will be amended to make land transactions easier and make land available for all who want to genuinely invest in the country. 2. Registering Property According to the World Bank's report "Doing Business in 2007 - How to Reform", Nigeria s reforms have led to a reduction in the time required to complete the process of property registration from 274 to 80 days, but a lot still needs to be done because it takes only 1 day in some other countries such as Norway and Singapore. The fees paid to register property in Nigeria are extremely high and have some non-transparent components. High fees add to the cost of houses and usually take such houses out of the reach of people in the lower income bracket. 3. Risk Sharing Unfortunately in Nigeria there is no mechanism for risk sharing that will encourage banks and other financial institutions to extend mortgage loa ns to people at the lower income level. Due to the absence of a credit information database that financial institutions provide information to and can get the credit history of all individuals from, Nigerian financial institutions settle for lending to the rich.

4. Absence of a National Credit Database A nationwide credit database that can provide credit information of all individuals that enjoy financial services in any form is not available. 5. Stable Macroeconomic Environment A stable macroeconomic environment is necessary to providing affordable housing. Lenders, investors, and borrowers prefer a stable economy where decisions can be taken without any apprehension. Inflation should be kept at manageable levels (preferably single digits), interest rates must tend downwards, and other macro variables should be stable. As inflation and interest rates decline, banks and pension funds will be encouraged to look less toward government securities and more towards the private sector to invest their assets. Thus, mortgages and mortgage-based investments would stand to benefit if the macroeconomic environment can continue to improve. 6. Knowledge Gap Some call it lack of capacity, but I prefer to call it knowledge gap. The reality is that there is a shortage of skilled manpower that can take the mortgage industry to the next level. Capacity has not been built over the years because the mortgage sector did not really exist and the conditions were not favourable for long-term lending as it would have led to as set-liability mismatch. 7. Dealing with Licenses According to the Doing Business in 2007 report, in getting a licence such as construction permits or approvals in Nigeria it takes 16 procedures which take an average of 465 days. There are usually delays in receiving permits for construction. The procedures are complex and expensive. This encourages illegal construction as well as squatter settlements with its attendant health and environmental issues as we can see all around our cities in Nigeria such as Ijora Badiya and Makoko in Lagos; Nyanya, Mararaba and some satellite towns in Abuja to name a few. Reforming licensing requirements in Nigeria particularly by reducing the processing time as well as decreasing the costs would not only increase the size of the formal construction sector but also reduce the costs of housing construction, thereby increasing the availability of homes to a broader segment of Nigerian society. 8. Taxes One of the greatest barriers to large-scale provision of affordable housing is the tax burden. The imposition of value added tax (VAT) at various levels of the housing-development process adds significant costs as much as 35 percent to the cost of a house, even before titling fees and stamp duties are taken into consideration. Tax holidays, deferrals or tax exemptions on materials or home sales, or similar tax-related provisions have been used successfully in other countries for low and moderate-income families. These incentives can be used successfully in attracting investors into the housing sector. Other countries have prov en that when they reduce the tax burden on housing, the number of transactions increases, and total housing related fiscal revenues either increase or remain the same. 9. Enforcing Contracts According to the Doing Business in 2007 report, there are 23 procedures taking an average of 457 days and account for 27 percent of the claims to be received in enforcing contracts in Nigeria. The absence of a foreclosure law has been cited by some investors and local banks as the reason for not investing in the housing sector. Though the incidence of foreclosure in most countries (especially with regard to low-and middle-income families) is generally quite low, it is important

for investors to know that they can take possession of their collateral and recover their loans as quickly as possible. Investors can even live with a lengthy foreclosure process, but they must have confidence that the laws will be enforced fairly and in a transparent manner. Lagos state is establishing special courts for this and should be applauded. Evidence from other countries has shown that implementing non -judicial foreclosure used solely for mortgage contracts is a necessity for the establishment of a secondary market. 10. High Cost of Building Materials A key factor that has led to the high construction cost in Nigeria has been the restriction on the importation of cement, which by account constitutes about 40 percent of building materials, if not more. While Nigeria does not produce enough cement domestically to meet demand, imports have been restricted and subject to a process of quota allocation. This has led to sharp increases in the price of cement. 11. Infrastructure Another major challenge to providing affordable hou sing is the lack of primary infrastructure such as roads, water, electricity etc, which accounts for about 30 percent of housing costs. In most cases developers have to provide the infrastructure which invariably increases the cost of the houses they produ ce thus making such houses unaffordable. The infrastructure projects could be financed by issuing bonds and will also provide a future income stream for government through municipal fees that will be paid by home owners. The goal of providing affordable housing can be achieved, but the necessary ingredients have to be put in place.

1.3 AIM AND OBJECTIVES

The main aim is to design a stable, affordable and accessible housing that will help people live independently and improve life opportunities related t o family, work, education, recreation or other pursuits by supporting successful communities through housing choice, affordability, adaptability, accessibility and sustainability and providing a variety of housing types, tenures and costs is needed to achieve the concentration and diversity of people that support a full range of local services and facilities. The objectives are as follows: - To promote community wellbeing through better provision of housing to meet diverse community needs. - To give households access to housing that is appropriate to their needs. - To provide housing choice by encouraging housing of different types, size and tenure in suitable locations, at a range of prices within the reach of households of varying financial capacity. - To provide housing in a way that contributes to the sustainability of communities and is compatible with the goal of environmental sustainability. - To provide housing that allows people the opportunity to pursue goals related to family, work, education, creativity, recreation or other pursuits. - To ensure that the location of housing offers residents adequate access to transport, employment, services, and to social and support networks.

1.4 SCOPE AND LIMITATION OF STUDY

- Commitment to providing access to housing that is appropriate and affordable. - Openness and transparency. - Fairness and equity. - Efficiency and effectiveness. - Simplicity and ease of administration. - Sustainability social, economic or environmental.

1.5 SIGNIFICANCE OF STUDY

The growing importance of multifamily housing as a viable choice of residence is evidenced by the number of empirical and theoretical studies in the real estate literature. Multifamily housing is a key component of smart growth. . Well-planned, higher-density housing in areas designated for growth has always been an integral component of smart growth. . By housing more people on less land, multifamily housing developments make it possible to preserve more open space and natural features than do single-family housing developments. . Multifamily housing reduces development pressure on the remaining undeveloped land in a region. . Multifamily housing usually requires less pub lic infrastructure, including roads, sewer and water pipes, and electricity and gas lines. . Multifamily housing makes it financially feasible to integrate commercial and retail uses into a neighbourhood. . Multifamily housing has a smaller per-housing-unit fiscal impact on local governments than single-family homes because it has a smaller impact on local schools. In many cases, apartment and condominium residents effectively subsidize the education of children from single-family homes. Multifamily housing is needed and is preferred by many people today. . Married couples with children have been declining in number since 1970 and now account for just one-quarter of the American population. . Non-traditional households have been growing in number every decade and, taken as a whole, make up the new majority. . For the past five years, households making $50,000 per year or more have been the fastestgrowing segment of the apartment market. . The population at the traditional age for renting (age 20 to 29 ) the echo boomers is expected to increase 11 percent between 2000 and 2010. . Some baby boomers will choose to downsize to an apartment or condominium after their children leave the nest ; others will purchase or lease multifamily homes as second homes. . Multifamily housing allows seniors to remain in their neighbourhoods through the different stages of their lives without the hassle of maintaining single-family housing. . Over 13 million immigrants came to the United States in the 1990s; most new immigrants lack the capital required for sustaining the demands of homeownership and will remain renters for ten to 15 years before they can afford to become homeowners.

Multifamily development often is more environmentally friendly than low-density development. . Multifamily development tends to be more compact than single-family housing development, thereby creating less land disturbance and fewer impervious surfaces. . Multifamily residents tend to drive fewer miles per unit and also tend to use public transportation more frequently than residents of single -family housing. . Smaller multifamily units use less electricity and apartment residents in general use less water per unit than single-family homes. . Multifamily housing creates efficiencies that make it easier and more affordable to pick up trash and recyclables, and to pick up and deliver mail. Multifamily housing choices are important to the economic vitality of the larger community. . Access to a large and diverse labour pool has become the most important factor in making corporate decisions on business locations. . The number one problem facing the labour pool today is housing affordability. . Failing to provide a balanced range of attractive housing options makes a re gion less appealing to businesses while also driving up land and housing prices, thus promoting de facto segregation based on household income and type. . Where alternatives to expensive single-family homes are not available, many households are forced to move farther away from employment centres to find affordable housing, creating traffic and pollution problems as well as a lower quality of life and a decline in worker morale. . If the affordable housing situation is bad enough, businesses may be forced to relocate to areas with less expensive housing markets. Multifamily housing can help minimize area wide traffic congestion. . While it may increase traffic at an individual site, multifamily housing can significantly relieve overall regional traffic congestion. . When affordable housing choices near job centres are in short supply, workers must live in distant locations where housing is more affordable, resulting in long, frustrating, and expensive commutes and contributing to area wide traffic conges tion. . Multifamily housing allows more people to live in housing they can afford that is near their work. . Multifamily housing developments that are clustered along transportation corridors make various kinds of mass transportation feasible. . Multifamily residents average one motor vehicle per household, while owner-occupied households average two vehicles. . Single-family housing is likely to generate an average of ten auto trips per weekday while apartments generate only seven; high-rise apartments generate even fewer trips, averaging only four trips per day. . The availability of recreational facilities including fitness centres, pools, and picnic areas within the multifamily community reduces the need for auto trips as most residents can walk to these amenities. Multifamily housing enables communities to provide housing that is affordable to a wider range of incomes. . In parts of the country where economic growth typically is strongest, the labor force critical to sustaining the economy cannot find reasonably priced housing or cannot locate within an appropriate commuting distance of jobs.

. Households depending on a single salary such as that of a teacher or a police officer cannot afford to buy a median-priced home in two-thirds of the metropolitan areas in America. . Working families with a critical housing need, defined as having to spend more than half their income on housing or living in substandard housing, increased by 60 percent to 4.8 million households. . Under financial pressures, households typically are forced to move farther out from their jobs, enduring long commutes that aggravate existing traffic problems, or to double up and endure crowded housing conditions. . Apartments and condominiums play an important role in housing th e workforce. They have been providing workforce housing for decades, long before the term was coined. Well-designed multifamily housing can be an attractive and compatible addition to the community. . Multifamily housing has come a long way from the plain brick boxes of the past; the design of today s apartments and condominiums is much more creative and sensitive to neighbourhood context. Multifamily structures allow greater flexibility in siting buildings, which makes it possible to preserve open space and distinctive natural features of the site such as hillsides, streams, or stands of trees. . Visual preference surveys have demonstrated that consumers, when shown well -designed visual images of high-density communities and low-density communities, often prefer the high -density communities. . Many multifamily housing communities were constructed using principles consistent with the new urbanist movement. Multifamily housing has an important role to play in new urbanist communities of the future. . There is no discernible difference in price appreciation of single-family housing located near multifamily buildings and that of homes not located close to multifamily housing.

CHAPTER TWO
2.0 REVIEW OF RELEVANT LITERATURE AND CASE STUDIES 2.1 CLASSIFICATION OF MULTIFAMILY HOUSING
Multifamily housing consists of a building that contains five or more housing units/group of apartments which uses its size and organization to provide a sense of belonging/equal amenities on the group scale, yet still intimate enough to give the sense of individuality/privacy on the individual unit level. The overall site arrangement is of different immediate living environments, arranged to accentuate each other, creating an overall impression of a diverse housing settlement in which everyone has equal availability to site amenities. Multifamily housing types can be categorized based on tenure type, the height of the building, design, or the degree of government intervention in the housing market. In terms of tenure type, multifamily housing is either fo r rent or for sale. There also are multifamily units developed to be sold to individual home buyers. Particularly, these types of units emerged in the early 1980s. Building Height. Multifamily housing also can be classified based on the height of the apartment building. However, different authorities use somewhat different criteria to categorize multifamily buildings. Kelley (2003) categorizes multifamily housing into three types: lo w-rise, mid-rise, and high-rise. Kelley defines low-rise as buildings with one to four stories, mid -rise housing as buildings with five to nine stories, and high-rise as buildings with ten or more stories. On the other hand, van Vliet (1998) classifies multifamily housing into three types: garden apartments (also called garden density), midrise buildings, and high-rise buildings. Since garden apartments in van Vliet s classification correspond to low-rise multifamily building in Kelley s classification, both classifications are similar. However, van Vliet defines the number of stories that distinguish one type from another in different ways: garden apartments have two or three stories, mid-rise multifamily buildings have four to eight stories, and high -rise buildings have nine or more stories. ULI (2000) classifies types of multifamily properties as garden-density buildings that range from two to three stories without an elevator; elevator buildings that are mid -rise and high-rise buildings with four or more stories with an elevator in at least one building; and townhouses. Building Design. Although multifamily housing terms vary by geographic location, De Chiara, Panero, and Zelnik (1995) classify multifamily housing units based on the number of bedrooms and the number of levels in a unit. In terms of the number of bedrooms in a unit, De Chiara et al. (1995) classify multifamily housing units as efficiency/studio, one-, two-, three-, four-, or fivebedroom apartment. Based on the number of story levels for a unit, they classified multifamily housing units as: simplex apartments/flats, which have all rooms on one level; duplex apartments, which have rooms on two levels; or triplex apartments, which have rooms on three levels. In duplex or triplex apartments, th e living room, kitchen, and dining area are usually located on the lower level, and the sleeping area is located on the upper level, and those levels are connected by an interior stair. De Chiara et al. (1995) also provide classifications of multifamily ho using buildings. Based on the existence of an elevator, they classified multifamily housing buildings as walk -up or elevator apartments. Based on the floor plan of the multifamily housing building, multifamily housing buildings are classified as centre-corridor plans, open-corridor plans, and tower plans. In

De Chiara et al. s classification, a centre-corridor plan refers to a plan that has apartments on both sides of the corridor, and an open-corridor plan refers to a layout that consists of an exterior corridor serving a single line of apartments. A tower plan has a central core with a staircase or an elevator lobby, and apartments are arranged around the core. De Chiara et al. identify that a centre- or an open-corridor plan has an advantage from the developers or owners perspective. Those types are considered economical in terms of their space usage because they allow the maximum number of apartments per floor, and because it is possible to extend the length of building. However, these plan types have d isadvantages from the residents perspective. Because of a long corridor, some units do not have good access to an elevator or a staircase. In addition, there is a loss of privacy because of people walking in front of each apartment. In comparison with the advantages and disadvantages of centre- or open-corridor plans, a short public corridor is indicated as a significant advantage of a tower plan. Government Intervention. Based on the degree of government intervention in the housing market, multifamily housing is classified as private multifamily housing and public multifamily housing. Private multifamily housing is privately owned and can be leased for rent by the owner (van Vliet, 1998). Some of these units are rented at market rate and others have rent subsidies from local, state, or federal government. Public multifamily housing is a form of low-income housing in the United States that is owned and/or managed by a local or state governmental agency (IREM, 2003). In addition to these classifications, Guido (2001) uses a classification of apartment types that developers build and market as: affordable apartments, market-rate apartments, luxury apartments, student housing, active adult communities, assisted living, and military apartments. These tend to classify the rental market into some demographic and/or lifestyle segments. However, specifics of what is being built in each segment are not clear.

2.2 MULTIFAMILY HOUSING TYPES

Just as ownership of multifamily housing takes a variety of forms, so do product types that make up multifamily housing. One common way of differentiating multifamily units is according to their size and density. At one end of the spectrum are large single -family houses that have been subdivided into apartments. Such apartments were common early in the 20th century. At the other end of the spectrum are very high density high-rise apartment buildings, which may contain hundreds of units and sometimes even other uses, such as offices or stores. In between are low -rise multifamily buildings, commonly referred to as garden apartments. Garden Apartments- They are generally two to three stories. They do not have an elevator, and can have interior hallways or allow direct access to the units from the outside. They usually have ten or more units in each structure. Site plans for garden apartment developments typically include landscaped common areas as well as surface parking. Increasingly, covered parking is provided and some developers have begun to offer garden apartments that feature garages with direct access to their units. Mid and High-Rise Buildings- Mid and high-rise apartments differ from garden apartments not just in terms of their size but also in how they are designed and built. Buildings with more than

three to as many as eight stories are considered mid-rise, while buildings taller than eight stories are considered high-rise. Perhaps the most important difference between mid-rise and high-rise buildings is found in their design and construction. Both can be virtually any form and height and therefore density. Depending on the location of the building, parking may be in surface lots surrounding the building, in a full-fledged parking structure, or in a below-grade parking garage. Both mid and high-rise buildings have come to be designed w ith more articulated facades, employing a variety of building materials and other design features, such as gables, bays and balconies.

2.3 MULTIFAMILY HOUSING ISSUES

a. Economic and Market Efficiency Issues Since the early 1970s, the foundation of much r esearch on multifamily housing has been based on economic and market efficiency theory. Several studies have focused on specific elements of the multifamily housing market; Some of the common results obtained in examining general economic and multifamily market efficiency issues are: - The basic demand for multifamily housing is highly contingent on demographic and economic trends; - The supply of multifamily housing is elastic with regard to rent, capital inputs and profit potential; - Tenure choice in multifamily housing is often based on an effort to cumvent a market downturn; - Unique participants in the multifamily housing market, such as the FHA and HUD, which offer mortgage credits and mortgage insurance, contribute to the viability of the multifamily housing market; - Macroeconomic variables as well as factors such as lifestyle preferences and neighbourhood effects are useful in estimating future demand for multifamily housing; - There is no consensus on the correct price index to use when evaluating the feasibility of multifamily housing structures; and - The vitality of multifamily housing markets is continuously influenced by changes in tax laws and other regulatory mandates. b. Property Valuation and Appraisal Issues Recognizing the importance of apartment valuation to appraisers, investors, tax assessors and other real estate professionals, many academic studies seek to identify determinants of multifamily property values. Classifications for evaluating multifamily properties are suggested in two studies. Ratings are based on such property traits as age, size, architecture, location, and structural and utilities defects. Research on property valuation and appraisal basica lly offers these findings: - Determinants of multifamily property values are widespread, including factors such as age of the complex, distance from a city centre, economic activity, tenant restrictions and complex amenities; - More clearly defined classifications and ratings are needed in the appraisal process for multifamily housing properties;

- The use of rules of thumb in appraisals of multifamily properties may not always result in a correct evaluation of the property; - The appraisal-smoothing process may results in the placement of inflated values on multifamily properties; - The distinctive nature of the multifamily industry or specific types of properties needs to be considered when appraising this income-producing property sector; and - Compliance issues unique to the multifamily housing sector should be incorporated into the appraisal of multifamily housing properties. c. Regulatory, Clustering and Affordable Housing Issues These studies often focus on the effects of clustering of multifamily housing and affordable housing topics. Several studies focus on how multifamily homes are affected by specific pieces of federal legislation, rent controls or local zone -related mandates Affordable housing is the common focus of many studies on multi family housing. The findings regarding regulatory issues of multifamily housing that are addressed in the literature could be summarized as: - Multifamily housing traditionally was considered by many people to be an evil ; - The role of the federal government in enhancing multifamily mortgage markets has changed considerably since the 1980s; - Local zoning today often still addresses historical fears of multifamily housing; - Tenants may feel as if they are getting a bargain on units under rent controls, but the timing of the costs versus benefits and the resulting market inefficiencies and turnovers may negate any advantages; - Housing vouchers and the quality of multifamily tenants may result in more risk to the owner or investors of multifamily housing properties; and - Recycling initiatives may be more easily accomplished on multifamily housing properties . d. Returns, Ownership Costs and Rental Income Issues Appropriate measurements of multifamily property returns are examined in other studies. A common underlying assumption made in many studies is that multifamily properties do not yield consistent returns or experience the same occupancy rates across properties. The findings in the literature on multifamily property returns and cost issues include the following: - There is a wide variation between the after-tax returns across multifamily properties, and traditional comparisons across properties and region may be inaccurate; - Data for examining multifamily housing returns have not been available for as long as data for single-family properties; - Returns of multifamily properties differ significantly from returns of c ommon stock; - Maintenance costs tend to increase with property age, tenant turnover and amenities as well as for higher-rent properties; - There are no significant cost variations between large and small multifamily properties, so investor choice may be based on factors other than production efficiency; and - Many factors may contribute to return variations in multifamily properties, including rental concessions, the economy and specific submarket influence.

e. Demand, Vacancy and Occupancy Issues While rental income is contingent on the demand and vacancy levels of multifamily properties, this survey seeks to separately classify and identify findings of studies that specifically focus on rent levels and income or the willingness of tenants to pay for certain features from issues exclusively related to demand for units. Studies focusing on the demand and vacancy issues note: - Accurately forecasting the demand for multifamily housing and understanding the reason for the aversion to multifamily housing are essential to maintaining the viability of this dynamic segment of the real estate market; - Investor and tenant demand for multifamily properties is not fuelled by factors consistent with the demand for other investment alternatives; - Demand for multifamily housing varies within this sector, as location, demographics and desire for specific amenities is not consistent across tenants; - Vacancy rates may be attributed to many factors including the conditions and amenities of the unit; and - It is essential for owners and investors to understand the features (rental concessions) desired by tenants to incur the highest occupancy rates.

2.4 DESIGN CONSIDERATIONS

2.4.1 DESIGNING A HEALTHY RESIDENCE
Healthy residences are the goal of every Architect, yet achieving that goal requires careful

planning and design, whether you re constructing a new building or upgrading one that has
served people for years. What makes a residence a healthy place to live and learn? When creating living environments, campuses must adopt a holistic view of how building elements impact the physical and emotional health of the people living there. Human survival needs such as sunlight, clean air, and a non-toxic environment have become key design criteria through the past two decades. Research continues to connect the dots between illnesses and building environments that restrict these basic needs. Architectural responses, such as a space layout that maximizes natural light, locating windows to provide outdoor views, filtering and bouncing light to avoid glare, interior glazing, and enhancing natural light with efficient electrical lighting are now shown to improve performance, satisfaction, and productivity across a variety of settings (Heschong Mahone 1999). Natural lighting also reduces symptoms of depression and seasonal affective disorder, as illustrated by a Johns Hopkins study in which patients experienced shorter hospital stays when assigned to sunny rooms. According to the U.S. Environmental Protection Agency (EPA), poor indoor air quality is linked to an array of preventable illnesses such as colds, flu, headaches, eye irritation, allergies, and asthma, as well as to a decrease in intellectual processing tasks such as logical reasoning, memory, and creative thinking. Effective ventilation, circulation, moisture control, reduction of outside pollutants such as radon and methane, and limiting exposure to volatile organic compounds (VOCs) in paint, carpet, and fabrics all play a role in air quality. Promoting healthy behavi our is also important. Creating opportunities for exercise gym rooms, bicycle and walking paths, open staircases can mitigate the feel of an institutional or

artificial environment and encourage residents to incorporate movement and physical fitness in to their routines.

2.4.2 ENVIRONMENTAL IMPACTS ON EMOTIONAL AND PSYCHOLOGICAL HEALTH

Yet even in a building with good air quality, natural light, and interior finishes with minimal off gassing, residents well-being may still be compromised. Designing residences with an eye to psychological and emotional wellness is vital to creating positive living experiences, reducing stress, enhancing learning, and building a thriving community. In research on the psychosocial impact of building environments, Judith H eerwagen identified several areas to be considered in environmental design. Wellness thrives in environments that encourage spontaneous social encounters and information sharing, that provide balance between private spaces and those that encourage interaction, and offer points of interest and relaxation. In Heerwagen s studies on windowless environments, occupants felt disconnected from weather, time, and seasonal changes. Environmental psychologists are finding clear cross -cultural agreement about preferences for visually interesting spaces and connection with the natural world. Contact with nature, even indirectly through windows and dcor that reflect natural patterns, is proven to reduce stress and positively impact psychological development and mental health. A feeling of control over one s environment is another important element in psychological well -being. Walter Kroner s research at Renssalaer Polytechnic Institute illustrated that environmental control increases comfort, satisfaction, and performance, yet it s an area often overlooked.

2.4.3 DESIGNING LIVING SPACES THAT FEEL LIKE HOME

Healthy residences include designated spaces where residents can gather together to eat, talk, play, or work. They incorporate circulation patterns and layouts that encourage interaction and allow easy transition between private and social areas. Whether it s a fireplace hearth, a communal kitchen, or study and meeting rooms, social spaces offer residents a sense of intimacy and promote social bonds and intellectual development. Multifamily housing needs to go beyond basic programming priorities to specifically embrace residents physical health, well-being, and quality of life. Whether building, renovating, or maintaining a residence hall, the benefits of doing so are clear: residences that attract people, improve learning, and build community while at the same time accomplishing wide sustainability objectives.

2.4.4 HOUSING FURNITURE

Flexibility is a key requirement when it comes to multifamily housing design and it includes the furniture provided in rooms and living areas. The goal is always to maximize space. For example, built-in closets provide good storage space for residents and do not take up valuable floor space, compared to a wardrobe. However, there are code issues regarding the requirement for sprinklers in closets in many states in the US. One answer is to build the closet with a corresponding set o f drawers, but to then eliminate the door. This approach eliminates the need for sprinklers since the closet is not enclosed. Furniture today can morph into more configurations than its predecessors, which helps to stretch the budget while meeting furnitur e requirements. One example involves tables that can be specified for a living area or study lounge. Furniture that is durable while easy to move allows for flexibility.

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The aim of sustainable architecture is to make use of natural resources in a manner that does not eliminate, degrade or diminish their usefulness during the design, pre -construction, construction and post construction stages of a building. It aims to achieve this with minimum cost while als o positively influencing its immediate environment and community through improving the occupants health, education and promoting social integration. It can be broken down into three categories, environmental, social and economic sustainability. Sustainabl e design is the thoughtful integration of architecture with electrical, mechanical, and structural engineering. In addition to concern for the traditional aesthetics of massing, proportion, scale, texture, shadow, and light, the facility design team needs to be concerned with long term costs: environmental, economic, and human. A "green" building places a high priority on health, environmental and resource conservation performance over its life-cycle. These new priorities expand and complement the classical building design concerns: economy, utility, durability, and delight. Most green buildings are high-quality buildings; they last longer, cost less to operate and maintain, and provide greater occupant satisfaction than standard developments. Sophisticated buyers prefer them, and are often willing to pay a premium for their advantages. What surprises many people unfamiliar with this design movement is that good green buildings often cost little or no more to build than conventional designs. Commitment to better performance, close teamwork throughout the design process, openness to new approaches, and information on how these are best applied are more important than a large construction budget.

Sustainable Construction
Sustainable construction is defined as "the creation and responsible management of a healthy built environment based on resource efficient and ecological principles". Sustainably designed buildings aim to lessen their impact on our environment through energy and resource efficiency. It includes the following principles: 1) Minimising non-renewable resource consumption. 2) Enhancing the natural environment 3) Eliminating or minimising the use of toxins A "Sustainable building" can be defined as those buildings that have minimum adverse impacts on the built and natural environment, in terms of the buildings themselves, their immediate surroundings and the broader regional and global setting. It may also be defined as building practices, which strive for integral quality (including economic, social and enviro nmental performance) in a very broad way. Thus, the rational use of natural resources and appropriate management of the building stock will contribute to saving scarce resources, reducing energy consumption (energy conservation), and improving environmenta l quality. Sustainable building involves considering the entire life cycle of buildings, taking environmental quality, functional quality and future values into account. In the past, attention has been primarily focused on the size of the building stock in many countries. Quality issues have hardly played a significant role. However, in strict quantity terms, the building and housing market is now saturated in most countries, and the demand for quality is growing in importance. Accordingly, policies that contribute to the sustainability of building practices should be implemented, with recognition of the importance of existing market conditions. Both the environmental initiatives of

the construction sector and the demands of users are key factors in the mark et. Governments will be able to give a considerable impulse to sustainable buildings by encouraging these developments. Five objectives for sustainable buildings are: 1) Resource Efficiency 2) Energy Efficiency (including Greenhouse Gas Emissions Reduction) 3) Pollution Prevention (including Indoor Air Quality and Noise Abatement) 4) Harmonization with Environment (including Environmental Assessment) 5) Integrated and Systemic Approaches (including Environmental Management System) The first most important factor is the buildings location due to its overall effects on the other components of a sustainable development: The impact of location on economic issues (availability of land, alternative accommodation and labour; costs of land, building costs; cost of energy suppli es; quality of neighboring developments and desirability; future flexibility) The impact of location on environmental issues (quality of land; biodiversity; transport links for construction workers, materials, building occupants and visitors, congestion, air quality, energy requirements, opportunities for energy sourcing) and The impact of location on social issues (health & safety; quality of indoor environment; degree of control over the indoor environment; impact on neighbors; impact on the community). ECONOMIC SUSTAINABILITY 1) Cost: This involves a conscious effort aimed at the general reduction in the overall building cost. From the acquisition of the site, acquisition of necessary materials, the supply of water and energy, to the use of labour, the building should be made as cheap as possible and unnecessary expenditure eliminated. 2) Economically viable: A building that cannot be used for its intended purpose may be demolished, irrespective of the design life, undermining considerations to reduce its energy in use etc. Certain building types are more lettable than others, and for a given building site only certain forms of building are viable. On the other hand, developing in an undesirable area, and contributing to its regeneration, can be a major contribution to sustainability in its own right. The building should be designed to minimize the cost of ownership and its impact on the environment over its life span by making it easily maintainable and by incorporating techniques and technolog ies for conserving energy and water and reducing emissions to land, water and air. Another consideration is Is the market really ready for this sustainable/green building? or would such a building limit your potential market as it would be considered too wacky/risky by many? Building designers may be constrained by market forces more than by technological issues. 3) Creation of growth opportunities : This development must contribute to the general upliftment and growth of the economy by providing an opportuni ty for the exchange of goods and services for financial remuneration. 4) Source materials and personnel locally: As much as possible we should source relevant materials and personnel (skilled and unskilled) from the local community. This would not only create jobs for the locale but also help the development of small and medium scale enterprises (SMME s). We should also use the construction techniques which are indigenous to the area whenever feasible, learning from local traditions in materials and design.

5) Functional building: This terrace homes should provide optimum comfort for its occupants and all wasted spaces eliminated. The designer must put the function of the building and the comfort of its occupants well before any statement it is intended to make ab out the owner or its designer. That is, make it secure, flexible and adaptable (to meet future requirements). 6) Quality control: We should aim to build to the appropriate quality so as to ensure that this houses last. Longevity depends much on form, finishes and the method of assembly employed as on the material selection. Effective quality control would inevitably lead to lower cost of maintenance throughout the lifespan of the building. 7) Tight control: All though the construction phase of the development, we should reduce the need for transport and tightly control all processes to reduce noise, dust, vibration, pollution and wastage. 8) Efficient site development: Make the most of the site, eg. by studying its history and purpose, local micro-climates and the prevailing winds and weather patterns, solar orientation, provision of public transport and the form of surrounding buildings. Basically, the building must contribute to the overall growth of the economy throughout its lifecycle.

ENVIROMENTAL SUSTAINABILITY
1) Minimum resource consumption: We should endeavour that our buildings should use up as little of the natural resources as possible without replenishment. These resources include the natural vegetation of the area, water etc. This building must not create an imbalance in the ecosystem. 2) Efficient energy generation: The benefits from the energy-efficient sitting and design of buildings are economic (saving money), social (reducing fuel poverty); and ecological (reducing resource exploitation and emissions). Every new development ideally should have an explicit energy strategy, setting out how these benefits are to be achieved. Computer energy simulations can be used to assess energy conservation measures early and throughout the design process. The expanded design team collaborates early in conceptual design to generate many alternative concepts for building form, envelope and landscaping, focusing on minimizing peak energy loads, demand and consumption. Computer energy simulation is used to assess their effectiveness in energy conservation, and their construction costs. Typically, heating and cooling load reductions from better glazing, insulation, efficient lighting, day lighting and other measures allows smaller and less expensive HVAC equipment and systems, resulting in little or no increase in construction cost compared to conventional designs. Simulations are used to refine designs and ensure that energy-conservation and capital cost goals are met; and to demonstrate compliance with regulatory requirements. The various energy generation alternatives need to be understudied and the best economical option adopted. The various options are: y HYDROPOWER y PHOTOVALCTIC CELLS (SOLAR ENERGY) y BIOFUEL y WIND POWER

y y y

BIOMASS TIDAL AND WAVE POWER GEOTHERMAL ENERGY The energy sources should both be renewable and sustainable. In most sustainable buildings, a combination of two or more means of sustainable energy generation is usually adopted.

3) Passive design techniques: This includes techniques which are incorporated into the development at the design stage to aid the following : I. Passive solar building design: This is often implemented in low-energy homes. Designers orient windows and walls and place awnings, porches, and trees to shade windows and roofs during the summer while maximizing solar gain in the winter. II. Proper orientation: Orient the longer walls of the building to face the north -south direction. Walls which face the equator are ideal for windows oriented to admit day lighting with minimum cost for shading and sun control. Walls and windows facing east and west, on the other hand, are sources of undesirable overheating and are difficult to shade effectively. III. Adequate day lighting: This involves the use of design techniques to encourage natural day lighting and cross ventilation within our building. These techniques involve the following; y Placing of windows high of each floor as they provide the most daylight for any given window area and permit daylight to penetrate more deeply into the interior. y Use of light shelves which are placed outside and below the window to reflect sunlight to the interior. It is usually placed just above eye level; it reflects daylight onto the interior ceiling and at the same time shades the lower portion of the window. y Sizing of windows according to use and orientation. This is because heat flows through glass thus making it one of the primary sources of energy waste and discomfort. Window areas should be kept to a minimum and also be shaded against direct solar gain during overheated hours. y Use of properly sized, oriented and cost effective skylight as a source of day lighting especially in office buildings where sunlight is available for nearly the entire period of occupancy. IV. The use of thermal mass: Thermally massive construction (such as masonry and concrete which have good heat storage capacity) which absorbs overheating from the surrounding during the day and gives it off during night ventilation. The more thermal mass that is exposed to an interior space the greater saving on air conditioning. It is particularly useful in an office space. V. Use of atriums and courtyards: These are spaces within the building usually under a roof (atrium) or exposed (courtyards) which also usually contain plants. They provide a natural cooling opportunity within the building while also allowing for daylighting opportunities. VI. Proper shading: Trees, porches and awnings are used to provide shade in and around the building in other to aid comfort. Landscape is brought into the city for shade, air quality and delight. Trees are used for shade, green roofs and green corridors while paving are redu ced. VII. Cross ventilation: The designer ensures that building is oriented such that all the major spaces within the building are adequately cross ventilated. This is to provide thermal comfort for the occupants of the building.

VIII.

Insulation: Placing of insulation on the outside of the structure is one of the most cost effective means of energy conservation. Insulation placed on the outer surface of a wall or roof protects the structure from the extremes of the outside temperature and also adds the massiveness to the structure to the thermal response of the interior. High capacitance materials such as masonry or/and earth beams can be designed for effective thermal dampening of the time lag (the delay and diffusion of outside temperature extremes that are transmitted to the interior). As an alternative to insulating roof structures in hot climates, s radiant barrier consisting of a continuous sheet of reflective foil with a low emissivity coating and airspace around it serves as an effective shield against undesired heat gain. 4) Active design techniques: This includes the following; i. Active solar design: This involves the use of photovoltaic collectors usually mounted on the roof or the exterior of a building to provide heating and for domestic hot water within the building. ii. Alternative energy systems: This describes uses of climatic resources such as the sun, wind, precipitation/humidity and temperature to provide all or part of the energy requirement of a building. Their development has paralleled the uncertain co st and availability of conventional energy supplies. iii. Energy efficient lighting: This includes the following; y Use of task lighting with individual controls. Lamps for task lighting are ideally located near the surface and are adjustable to eliminate reflective glare. The Energy efficient advantages are that less light output is required (reduced geometrically as a function of its closes distance to the task) and the lamp can be switched off when not needed. y Use the ceiling as a light reflective surface. By using uplights either ceiling pendants or lamps mounted on partitions and/or cabinets, the ceiling surface can be used as a light reflector. This has several advantages such as; (a) fewer fixtures are required for general area lighting; (b) the light is indirect, eliminating the sources of visual discomfort due to glare and reflection; (c) If light shelves are used, the ceiling is the light reflector for both natural and artificial light, an advantage for the occupant s sense of visual order. y Employ a variety of light levels improves visual comfort. Light levels can be reduced in low use areas, storage, circulation, and lounge areas. y Use energy efficient lights and luminaries. Use the most efficient source of light for the requirement; these might be fluoresc ent bulbs, high intensity discharge lamps, or high voltage/high frequency lights. Compact fluorescent lights with high efficiency ballasts have advantages of low wattage, low waste heat, long life, and good colour rendering. Incandescent lights use and short term lighting. Luminaries should also be evaluated for how efficiently they diffuse, direct, or reflect the available light. 5) Use of energy efficient mechanical systems within the building: y Use energy efficient equipment: The energy efficiency of mechanical equipment varies greatly. Consider heat pumps for cooling and for heating to replace separate chiller units. y Use decentralized and modular systems: Heating and cooling equipment is the most efficient when sized to the average load condition, not the peak or extreme condition. Use

modular unit boilers, chiller, pumps and fans in series so that the average operating load can Be met by a few modules operating at peak efficiency rather than a single unit that is oversized for normal conditions. The distribution system should be zoned to meet different loads due to orientation, use and schedule. Use economizer/Enthalpy cycle cooling: Economizer/enthalpy cycle cooling uses outdoor air when it is cool enough for direct ventilation and/or when the outdoor air has lower heat content than indoor air (so that it can be cooled evaporatively without raising indoor humidity). Although useful in all climates, direct or indirect evaporative cooling systems are especially effective in hot, dry climate. Use occupancy and daylight sensing lighting controls: Automatic switching of lights according to the building occupant schedule and the daylight conditions is recommended, with manual override for night time occupancy. Photo sensors should be placed in areas that can be predictably lit by natural light.

6) Waste management: This involves the reduction, re use and recycling of waste materials during construction and eventual demolition/renovation of the structure after it has completed its lifecycle. Waste Management Strategies include a) Waste prevention b) Recycling construction and demolition materials c) Architectural reuse (include adaptive reuse, conservative disassembly, and reusing salvaged materials) d) Design for material recovery (durability, disassembly, adaptive reuse). It generally involves the prevention of waste or where not entirely possible, its reduction to the barest minimum. As much as possible we should encourage the on-site reuse and recovery and also off-site reuse and recovery of potential waste materials.

Humans are the only species on Earth that produce waste which is not a raw material or nutrient for another species. We are the only species to produce wastes that can be broadly toxic and build up for long periods of time. A sustainable society would eliminate the concept of waste. Waste is not simply an unwanted and sometimes harmful by-product of life; it is a raw material out of place. Waste and pollution demonstrate gross inefficiency in the economic system since they represent resources that are no longer available for use and/or create harm in humans and other species. 7) Use of enviromentally sensitive building materials: This includes the following; i. Use of materials with low embodied energy: The quantity of energy required by all the activities associated with a production process, including the relative proportions consumed in all activities upstream to the acquisition of natural resources and the share of energy used in making equipment and other supporting functions I.e. direct plus indirect energy. The energy input required to quarry, transport and manufacture building materials, plus the energy used in the construction process, can amount to a quarter of the 'lifetime' energy requirement of a very energy-efficient building. For instance, aluminum has a very high embodied energy because of the large amount of electricity that must be used to manufacture it from mined bauxite ore; recycled aluminum requires far less energy to prefabricate. By choosing materials with low embodied energy, the overall environmental impact of a building is reduced. Using local materials over imported materials of the same type will save transportation energy. ii. To reduce embodied energy, without compromising longevity or efficiency: re-use existing buildings and structures wherever possible (provided their energy costs in use can be reduced to an acceptable level) design buildings for long life, with ease of maintenance and adaptability to changing needs construct buildings and infrastructure out of local and low - energy materials where possible reduce the proportion of high rise, detached or single-storey developments design layouts which minimize the extent to roadway and utility pipe work per dwelling create a strategy.

iii.

The use of renewable and recycleable building materials: Buildings that have to be demolished should become the resources for new buildings. Many building materials, such as wood, steel, and glass, are easily recycled into new materials. Some, like brick or windows, can be used whole in the new structure. Furnishing, particularly office partition systems, are also easily moved from one location to another. During the process of designing the building and selecting the building materials, look for ways to use materials that can themselves be recycled. This preserves the energy embodied in their manufacture. Renewable resources are those that can be grown or harvested at a rate that exceeds the rate of human consumption. Using these materials is, by definition, sustainable. Materials made from non-renewable materials (petroleum, metals, etc.) are, ultimately, not sustainable, even if current supplies are adequate. Using renewable materials wherever possible reduces the need for nonrenewable materials. Of the renewable materials available, not all can be obtained wit hout significant environmental effects. Therefore, the architect must be aware of how various raw materials are harvested and understand the local and global ramifications. After the life cycle of the building, where complete reuse of a building is not pos sible, individual components can be selected for reuse windows, doors, bricks, and interior fixtures are all excellent candidates. iv. Use materials with long life and low maintenance: Durable materials last longer and require less maintenance with harsh cleansers. This reduces the consumption of raw materials needed to make replacements and the amount of landfill space taken by discarded products. It also means occupants receive less exposure to irritating chemicals used in the installation and maintenance of materials. v. Employ nontoxic materials: The use of nontoxic materials is vital to the health of the building s occupants, who typically spend more than three quarters of their time indoors. Adhesives used to make many common building materials can outgas release volatile organic compounds into the air for years after the original construction. Maintenance with nontoxic cleansers is also important, as the cleaners are often airborne and stay within a building s ventilation system for an extended period o f time. vi. Incorporate Reclaimed or Recycled Materials: Buildings that have to be demolished should become the resources for new buildings. Many building materials, such as wood, steel, and glass, are easily recycled into new materials. Some, like brick or windows, can be used whole in the new structure. Furnishing, particularly office partition systems, are also easily moved from one location to another.
RENEWABLE MATERIALS Bamboo, Straw, Lumber from sustainably managed forests, Ecological blocks etc RECYCLCLABLE MATERIALS Trass, Linoleum, Sheep wool, Panels made from paper flakes, Compressed earth blocks, Adobe, Baked earth, Clay, Rammed earth, Vermiculite, Flax linen, Sisal, Seagrass, Cork, Expanded Clay, Grains, Coconut, Wood fibre plates, Calcium sandstone, high perfomance concrete, Polyutherene blocks.etc

8) Water conservation techniques: Water is an essential requirement to human well being and comfort. The designer needs to seek for environmentally friendly ways to provide water for the clients and also prevent wastage of water. This involves the use of equipment and fittings which help prevent wastage of water and other means such as recycling of used water for other use in the building. A building requires a large quantity of water for the purp oses of drinking, cooking, washing and cleaning, flushing toilets, irrigating plants, etc. All of this water requires treatments and delivery, which consume energy. The water that exits the building as sewage must also be treated. i. Reuse Water Onsite: Water consumed in buildings can be classified as two types: graywater and sewage. Graywater is produced by activities such as handwashing. While it is not of drinking-water quality, it does not need to be treated as nearly as intensively as sewage. In fact, it can be recycled within a building, perhaps to irrigate ornamental plants or flush toilets. Wellplanned plumbing systems facilitate such reuse. This is known as greywater harvesting. Sewage can also be treated to a high degree and reused. ii. In most parts of the world, rainwater falling on buildings has not been considered a useful resource. Buildings are typically designed to keep the rain from the occupants, and the idea of utilizing rain water falling on building surfaces has not been widel y explored. Building envelopes, particularly roofs, can become rainwater collecting devices, in combination with cisterns to hold collected water. This water can be used for irrigation or toilet -flushing. This is known as rainwater harvesting. iii. Reduce Consumption: Water supply systems and fixtures can be selected to reduce consumption and waste. Low-flow faucets and small toilet tanks are now required by code in many areas of the country. Vacuum-assisted and biocom posting toilets further reduce water consumption. Biocomposting toilets, available on both residential and commercial scales, treat sewage on site, eliminating the need for energy-intensive municipal treatment. Indigenous landscaping using plants native to the local ecosystem will also reduce water consumption. These plants will have adapted to the local rainfall levels, eliminating the need for additional watering. Where watering is needed, the sprinkler heads should be carefully placed and adjusted to avoid watering the sidewalk and street. Other water conservation techniques include the Use of roof gardens, xeriscaping of the immediate landscape.

SOCIAL SUSTAINABILITY
i. Education: The building process should be used to educate the workers and inhabitants of the locality on the various issues of sustainability and how all can contribute to the well being of the environment. Gender equality: A building should be designed to promote gender equality throughout its life cycle. Safety of health: The safety of workers and the eventual users of the structure are of optimum importance. Preserving open space and wildlife habitats: As much as possible we should preserve our natural environment and strive not to destroy the balance of nature.

ii. iii. iv.

v.

vi. vii. viii.

Nondiscrimination against disabled people: One aspect of sustainable design is its longevity. Buildings that are durable and adaptable are more sustainable than those that are not. This adaptability includes welcoming people of different ages and physical conditions. The more people that can use a building, the longer the building s useful life. Minimizing automobile dependence: We should aim to discourage dependence on automobile by creating walkways which connect our building to necessary facilities in the community. Conserving the resources, skill and cultural identity of the locality: This is achieved by ensuring that local people are actively involved throughout the lifecycle of the building. Aid social integration and interaction

SPECIFIC WAYS TO ENSURING ADEQUATE SUSTAINABILITY WITHIN THE PROPOSED FACILITY

ENERGY
I. II. III. The use of solar panels on rooftops to aid energy generation. The use of hydropower can also be explored due to the proximity of the site to the lagos lagoon The use of energy efficient appliances within the facility

DESIGN
I. II. III. Adequate fenestration by the use of large windows with shading deveces adequately employed Proper orientation and use of courtyards Use of roof gardens

ECONOMIC APPROACH
I. II. Creation of functional internal spaces Use of easily accessible local materials and workmanship during the lifecycle of the facility

WATER
I. II. The use of boreholes would be employed due to the high water table of the site Rainwater and greywater would also be harvested and recycled for toilet flushing and irrigation

WASTE
I. Bins which are categorized into type of waste collected are to be placed at strategic locations throughout the facility to aid easy waste collection The waste is to be collected about twice a week for recycling offsite .

II.

2.6 CASE STUDIES 1) Ironhorse at Central Station Oakland, California

Owner: BRIDGE Housing Corporation Date Completed: March 2010 Project: A four-story, 153,395-square-foot building with 99 apartments for families earning up to 50 percent of median income. Amenities include a soundproofed music room, a bike storage room, and community garden plots. The project is part of the mixed-use development Central Station, which integrates 29 acres of unused industrial land into residential West Oakland.

Design concept and solution: David Baker + Partners aimed to build a communal, walkable green development that would feel connected with Central Station's market -rate housing. The architects created pedestrian mews between Ironhorse and the nearby Pacific Cannery Lofts and Zephyr Gate Townhomes; they also added pocket parks and greenscaping. Residents enter through an open -air court and ascend to a podium-level courtyard defined by two C-shaped building masses, which house the units. Each unit has a private outdoor deck or patio. Sustainability features include solardomestic hot water, photo-voltaic arrays that supply some electricity for the common areas, two green roofs, vegetated swales that collect storm water, and outdoor furniture made from recycled-material composite lumber.

2)1111 E. Pike Seattle, Washington

Owner: Anne Michelson Date Completed: November 30, 2009 Program: A 38,179-square-foot mixed-use urban infill project, with 27 condominiums spread over five stories, ground-level retail space, two underground parking levels, and a rooftop garden.

Design concept and solution: The Olson Kundig team wanted to make a unique addition to an already walkable mixed-use neighborhood while respecting its history and character. In keeping with the flavor of East Pike Street a former hub for auto sales and service known as Auto Row 1111 E. Pike reflects the industrial feel of the surrounding buildings, with its steel front door, panelized siding, high ceilings, and floor-to-ceiling windows. To achieve a mix-and-match look, condo owners chose the color of their siding from a selection of five color chips from 1950s cars. Inside, residents can customize their open-plan layouts with lacquered MDF puzzle doors that slide along the ceiling. The simple design of the units, along with a light wood -framed construction and bamboo flooring, helped keep costs to $170 per square foot. Set on a 5,865-square-foot lot, 1111 E. Pike meets LEED's requirements for development density, along with those for site selection, alternative transportation, and storm-water management.

3) Formosa 1140 West Hollywood, California

A private development plays good neighbour by creating a new public park as well as 11 snazzy duplexes. Southern California may conjure images of patios, barbecue grills, and al fresco dining, but outdoor spaces there tend to be private either tucked behind houses or confined to internal courtyards in apartment complexes. L.A. is a privatized city, states Lorcan O Herlihy, FAIA, whose firm designed Formosa 1140, an 11 -unit condominium on North Formosa Avenue in West Hollywood. New York has a lot more public open space than we do, adds the Los Angeles based architect. So O Herlihy and developer Richard Loring used this project as an opportunity to combine private property and the public realm, enhancing both in the process.

Program From the start, Loring and his company, Habitat Group, saw the advantages of breaking down the traditional boundary between public and private. Instead of creating a series of small backyards or an internalized courtyard for the residential complex, he and O Herlihy wanted to establish a

larger outdoor space that could be used by the public as well as condo residents. This larger space would add value to the dwelling units while serving as a public amenity for the entire neighborhood. The developer and architect aimed the complex at young professionals, offering two - and threebedroom duplex units ranging from about 1,400 to 1,700 square feet. Having worked together on two previous housing projects in West Hollywood, Loring and O Herlih y had developed a relationship that allowed good ideas to flow back and forth. They had also established a good relationship with the city of West Hollywood, which agreed to provide loan guarantees and small variances to building-envelope regulations in exchange for a public park on part of the site. Solution By pushing the apartment building to one side, O Herlihy was able to create a pocket park on one third of the 13,800 -square-foot site. The challenge was providing enough open space to make the park really useful while fitting 11 units on the property, says O Herlihy. The architect solved the

problem by orienting the narrow end of the building to the street and the long end to the park. Underneath the park, he tucked a concrete garage with space for 23 cars. From the beginning, the park informed the design of the building, explains O Herlihy. Although the building has a simple rectangular footprint to keep construction costs down, balconies and windows project outward in various places to engage t he landscape and

animate the major facades. Outdoor corridors on the first and third floors overlook the park, providing access to the apartments and serving as a buffer for the units inside. In addition to overlooking the park, each dwelling unit has its own small outdoor space: balconies facing the park or street for the lower apartments and mostly roof decks for the upper units. The architects provide solar and visual protection for the homes with a series of orange or red corrugated-steel panels some oriented vertically, some horizontally, some perforated, and some solid. We wanted to create a layering of screens and skins, says O Herlihy. Although he didn t use any alternative energy sources or high-tech energy-saving devices, the architect kept the building s footprint small to encourage cross ventilation. To limit construction costs to roughly $5 million, the architects designed a simple, wood -frame building with just three different apartment layouts. All of the units are duplexes and most have a flex room on the lower floor that can serve as either a study or a third bedroom. (Units facing the street are a bit smaller and have just two bedrooms.) A simple palette of colors (mostly white with orange or red accents) and few partitions (only a cu rtain separates the master bedroom from its bathroom, for example) make the apartments feel open and contemporary. Commentary Inspired by the bright colors of the nearby Formosa caf a favorite Hollywood hangout O Herlihy and his associates brought a hipster s vibe to midmarket housing that too often feels stale and formulaic. They also did a good job of using simple materials in a variety of ways to create a feeling of depth and animation on the two major facades. While the floor plans and interiors don t break any new design ground, they certainly provide attractive, well-lighted spaces for modern living. O Herlihy s claims of contesting the boundaries between public and private may be a bit overstated, but Formosa 1140 s inclusion of a public park certainly encourages a type of urbanism that is rare in cities like Los Angeles. If we re lucky, it will serve as a model for developers to give back to their communities. Completion Date: January 2009 Gross square footage: 16,000 sq. ft.

4) Tahiti Affordable Housing Santa Monica, California

Owner: Community Corporation of Santa Monica Date Completed: July 2009 Program: A 38,575-square-foot housing complex made up of six three-story buildings, all connected by a central courtyard crisscrossed with elevated walkways. Smaller courtyards and gardens are spread among the 36 units, half of them two bedroom and the rest three.

Design concept and solution : Charged with building the complex around a central public space (a requirement for aff ordable housing in Santa Monica), Daly Genik sought to balance visibility with privacy, and to maximize ventilation and daylight to keep energy costs low. The architects wanted to avoid the customary "doughnut" configuration of buildings circling an open y ard, where noise can travel easily and tenant windows are often in plain view. Instead, they fashioned a system of lush, bamboo -shaded walkways passing through and over the courtyard. With each walkway serving no more than two units, activity remains visible but is kept at a remove. The units are slightly staggered atop one another, creating balconies on alternating sides of each building. Full glazing on both sides of the units helps prevent heat retention, and cross -ventilation between balconies and windo ws makes air conditioning unnecessary. The bamboo planting in the courtyard contributes to the complex's passive cooling strategy and doubles as a storm-water retention basin.

CHAPTER THREE
3.0 RESEARCH METHODOLOGY 3.1 AN OVERVIEW OF THE APPROACH
The need for the development of a facility which strives to satisfy the need or requirement of a people who reside in the slums or local and less developed areas of Lagos and have no means or little resources for a modern home or a serene and healthy environment and thus plays a key role in the overall development of the locality is pertinent thus during the course of this research we shall seek to carry along the locals by applying the necessary data collection methods.

PROCEDURE
There exist two basic types of sociological research and they are:

a)

DESCRIPTIVE RESEARCH

This means to discover, describe and define facts and social situations which are prevalent in a given society.

b)

EXPLANATORY RESEARCH

Here we seek to explain why things are the way they are. It is where we present explanatory solutions for the present social occurrence in a given society. The information is usually presented via the aid of tables, charts and diagrams.

SOURCES OF THE REQUIRED DATA

1) Survey oral and written - Data check and correlation of information from sample surveys - Analysis of correlated facts - Synthesis evaluation and brief 2) Observation 3) Interviews 4) Photographs 5) Sketches 6) Publications ,Journals and Articles 7) Workshops 8) The internet 9) Case studies

3.2 METHODS OF DATA COLLATION

1) Quantitative or numerical data Social surveys: This entails the use of interviews and questionnaires. These interviews are carried out by physical visitation of the locality and interviewing people to get their various opinions and views and also to ascertain the conditions of similar developments in the area in question, their merits and also demerits. The questionnaires are also distributed physically or through the mail. Another means is sending the questionnaires by email.

Case studies: We shall visit relevant local and international case studies with the view to analyzing the merits and demerits of these developments and incorporating their positive aspects into our design. 2) Qualitative data This involves the use of documents, personal inter views with key officials and personalities and personal observation of prevailing conditions.

Relevant Government legislation and institutions:

Visits would also be made to the relevant government parastatals charged with the responsibility of youth development to know the relevant legislation which deals with such developments both at the local, state and federal government levels. We shall also data as to how much has been done to encourage the setting up of institutions such as this, this involves past, present and future efforts to be adopted. The information which is deemed pertinent to the proper execution of this research and which must be obtained before we embark on this development is as follows; 1) The population demography of Eti-Osa local government and also of Lagos State wherein lies the target group of individuals who are eligible to make use of this facility. 2) The types of multifamily housing already existing in Lagos state and Nigeria in general. 3) Government policies both at state and national l evel specifically aimed at encouraging and discouraging the development of multifamily housing. 4) The previous efforts at developing houses such as this and the obstacles or favourable conditions encountered 5) Methods for financing the construction and mainten ance of the houses. 6) The architectural methods and skill to be employed which would facilitate adequately fulfil our aim and objectives.

3.3 FORMAT OF QUESTIONNAIRES

QUESTIONNAIRE ONE This is to be distributed to the residents of Eti -Osa local government. 1) Name ______________________________ ___________________________

2) Address _________________________________________________________ 3) Sex _________________________________________________ ________

4) Age _________________________________________________________ 5) Marital status _________________________________________________________ 6) Number of children _________________________________________________________ 7) Are you satisfied with where you live? _________________________________________________________ 8) If yes, why (What are your benefits?) _________________________________________________________ 9) Is your housing affordable? _________________________________________________________ 10) Would you prefer multifamily housing? _________________________________________________________ 11) If yes or no, why _________________________________________________________ 12) Your views on the establishment of multifamily housing in Eti-Osa ________________ _________________________________________ _________________________________________________________ _________________________________________________________ _________________________________________________________

13) Other comments, suggestion or observati on _________________________________________________________

_________________________________________________________

_________________________________________________________

_________________________________________________________

QUESTIONNAIRE TWO

This is to be distributed to residents of any multifamily house in Lagos state. 1) Name of Estate _________________________________________________________ 2) Location _________________________________________________________ 3) Constructed by _________________________________________________________ 4) Date of establishment _________________________________________________________ 5) Did u buy or rent it? _________________________________________________________ 6) Whether Yes or No, state why _________________________________________________________ 7) Physical spaces available _________________________________________________________

_________________________________________________________

_________________ ________________________________________ 8) Services available _________________________________________________________

_________________________________________________________

_________________________________________________________

_____________ ____________________________________________

_________________________________________________________

9) How is the facility managed? _________________________________________________________

_________________________________________________________

_________________________________________________________

_________________________________________________________

_________________________________________________________ 10) Population density of residents

_________________________________________________________

_________________________________________________________

_________________________________________________________ 11) Other comments and observations

_________________________________________________________

_________________________________________________________

_________________________________________________________

C APTER FOUR
4.0 STUDY AREA 4.1 LOCATIONAL P YSICAL AND REGIONAL PLANNING OF PORT ARCOURT.

Po t arcourt is the capital of Rivers State, Nigeria. It lies along the Bonny River and is located in the Niger Delta. The area that became Port Harcourt in 1913 was originally the farmlands of the Diobu village group of the Ikwerre, a subgroup of the Igbo people. The colonial administration of Nigeria created the port to e port coal from the collieries of Enugu located 151 miles (243 km) north of Port Harcourt, which it was linked to by a railway called the Eastern Line, also built by the British. Port Harcourt was a site for World War I military operations against German Kamerun; it was once part of the Republic of Biafra which seceded from Nigeria and was dissolved in 1970. Commercial quantities of crude oil was discovered in Oloibiri in 1956 and Port Harcourt's economy turned to petroleum when the first shipment of Nigerian crude oil was e ported through the city in 1958.
G G F E

Through the benefits of the Nigerian petroleum industry Port Harcourt was further developed with aspects of modernisation such as overpasses and city blocks. Oil firms that currently have offices in the city include Royal Dutch Shell and Chevron. Port Harcourt's primary airport is the Port Harcourt International Airport located in the periphery of the city; Nigerian Air Force (NAF) base is the location of the only other airport in the city; used by commercial airlines Aero Contractors and Virgin Nigeria (now Air Nigeria) for domestic flights.The main educational establishment in the city is the University of Port Harcourt.

HISTORY
Port Harcourt was founded in 1913 by the British colonial administration of Nigeria beside farmlands called Obumotu, near the cliffs of Iguocha of the Diobu (or Rumurebisi) Ikwerre -Igbo village group consisting seven villages. The purpose of Port Harcourt was to export the coal which geologist Albert Ernest Kitson had discovered in Enugu in 1909. The colonial government caused the people of Diobu to cede their land and by 1913 the building of a port -town was started. Other villages that were later absorbed into the city included Oroworukwo, Mkpogua and Rumuomasi; In the creeks to the south of the original port were the fishing camps and grounds of the Okrika-Ijaw group. Port Harcourt was renamed from Iguocha (from Igbo Ugwu ocha meaning "white cliffs")after Lewis Vernon Harcourt, the Secretary of State for the Colonies by Frederick Lugard, the Governor-General of Nigeria at the time. On 18 August 1913 Frederick Lugard wrote to Harcourt; I have the honour to enclose for your information charts of the estuaries and rivers in the neighbourhood of the proposed port and terminus of the Eastern Railway at Diobu or more correctly Iguocha... In the absence of any convenient local name, I would re spectfully ask your permission to call this Port Harcourt, and I anticipate that, in the future, it will be one of the most important ports in the coast of West Africa... To this the Secretary of State replied "It gives me pleasure to accede to your sugges tion that my name should be associated with the new port." By 1920 Port Harcourt became the second largest port in Nigeria after Lagos. During World War I Port Harcourt was used as a point for military operations against Axis forces in German Kamerun. After the discovery of crude oil in Oloibiri in 1956 Port Harcourt exported the first shipload from Nigeria in 1958. Port Harcourt became the centre of the Nigerian oil economy and it subsequently reaped benefits of its a ssociations with the petroleum industry by undergoing modernisation and urbanisation. Port Harcourt's growth is further due to its position as the commercial centre and foremost industrial city of the former Eastern Region; its position in the Niger Delta; and its importance as the centre of social and economic life in Rivers State. A 1973 social survey found that migrants made up 72 percent of Port Harcourt's population. From an area of 15.54 km2 in 1914, Port Harcourt grew uncontrolled to an area of 360 km2 in the 1980s.

4.1.1 CLIMATIC CHARACTERISTICS, SOIL AND VEGETATION

The main city of Port Harcourt is the Port Harcourt town in the Port Harcourt City Local Government Area, consisting of the former European quarters now called old Government

reservation area (GRA) and new layout areas. The Port Harcourt Urban Area (Port Harcourt metropolis) is made up of the city itself and parts of Obio/Akpor Local Government Area. Port Harcourt City, which the capital of Rivers State, is highly congested as it is the only major city of the state. A law has recently passed by the state house and governor Ama echi's administration to develop the surrounding communities as part of the effort t o decongest Port Harcourt. The Greater Port Harcourt City, as it is officially known, spans eight local government areas that include Port-Harcourt, Okrika, Obio/Akpor, Ikwerre, Oyigbo, Ogu/Bolo, Tai and Eleme. Port Harcourt
Climate chart J F M A M J J A S O N D

29

62

135

188

235

289

345

302

367

246

67

20

32 33 21 23

33 23

32 23

31 23

30 23

29 22

29 22

29 22

30 31 32 22 22 21

Average max. and min. temperatures in C Precipitation totals in mm

Port Harcourt features a tropical monsoon climate with lengthy and heavy rainy seasons and very short dry seasons. Only the months of December and January truly qualifies as dry season months in the city. The harmattan, which climatically influences many cities in West Africa, is less pronounced in Port Harcourt. Port Harcourt's heaviest precipitation occurs during September with an average of 370 mm of rain. December on average is the driest month of the year, with an average rainfall of 20 mm. Temperatures throughout the year in the city are relatively constant, showing little variation throughout the course of the year. Average temperatures are typically between 25C-28C in the city.

4.1.2 PEOPLE AND SOCI-ECONOMIC ACTIVITIES

The city is a major industrial centre as it has a large number of multinational firms as well as other industrial concerns, particularly business related to the petroleum industry. It is the chief oil-refining city in Nigeria. Rivers State is one of the wealthiest states in Nigeria in terms of gross domestic product and foreign exchange revenue from the oil industry, crude oil being its main export earner.

The Port Harcourt Refining Company Ltd.

First Artillery business district, Port Harcourt

Some of Port Harcourt's more popular and well -known residential areas are Port Harcourt Township (or just 'Town'), GRA (Government Reserved Area) phases 1 5, Rumuomasi, Ogbunabali, Rumuola, Diobu, Amadi Flats, and Borokiri. The main industrial are a is located in Trans Amadi. Face-me-I-face-you architecture is quite common to Port Harcourt. The Podium Block of Rivers State Secretariat is an icon of the city. An eighteen storey building, i t has the tallest building in the South/South and South/East Geopolitical zones combined. The city has an international airport, Port Harcourt International Airport , two seaports (FOT Onne, Port Harcourt Wharf), two stadiums (Sharks Stadium which is the civic center) and Liberation Stadium located in Elekahia and two refineries. The city plays host to the Rivers State University of Science and Technology; there is also a University of Port Harcourt, which is Located in Obio/Akpor which was carved out of Port Harcourt Local Government Area for ease of administration. The city is sprawling in nature as building codes and zoning regulations are poorly enforced. Land is cleared and 'lean to' buildings constructed sometimes overnight. This adds to flooding and sanitation problems since with no proper drainage or sewer system, parts of the city flood during the very heavy monsoon-type rains that fall for half the year.

4.1.3 POPULATION AND DEVELOPMENT

According to the 2006 Nigerian census Port Harcourt has a population of 1,382,592. The Mayor of Port Harcourt City is Azubuike Nmerukini. From Iguocha Port Harcourt was renamed by Frederick Lugard after Lewis Vernon Harcourt in 1913 who was the Secretary of State for the Colonies. Greater Port-Harcourt City development In early 2009 the State Government under the leadership of Governor Chibuike Amaechi announced plans for the creation of a new city to be called the Greater Port -Harcourt City. The new city is to be located close to the Port -Harcourt International Airport.

MILITANCY
In recent times, the activities of several armed militant gangs has cast a huge shadow on life and commerce in Port Harcourt. These gangs that for the most part claim to fight for the interest of the indigenous people of Rivers State and the Niger Delta region of Nigeria by asking for a share Nigeria's oil wealth, are however better noted and feared for violent conduct that include random and targeted killings, arson, kidnappings of both foreign workers and indigenous people and bombings. After a spate of violence in 2007, a curfew was imposed on the town, this was however lifted by the Governor of Rivers State in the last days of 2007. On New Year's Eve 2007, Port

Harcourt was once again rocked by violence which left at least sixteen people dead.Ateke Tom, the leader of one of the more prominent militias claimed responsibility for most of the fatalities. But now, Port Harcourt has seemingly had some reduction in militancy due to the introduction of the amnesty by the federal Government for the militants.

OUSING SITUATION IN PORT ARCOURT

H

Port Harcourt city has more than 800,000 inhabitants (2006 census) living within its municipal boundary. According to the RSG, the population of Greater Port Harcourt currently stands at 1.2 million. The city has experienced spontaneous an uncontrolled physical growth arising from rapid d urbanisation during the last four decades. Faced with the high cost of inner -city rentals and scarcity of housing, many households, especially rural migrants, resorted to land reclamation of swamps along the waterfronts and their subsequent occupation via self help housing construction. This process of growth was not foreseen by the 1975 Master Plan that aimed at providing infrastructure and orderly development for the fast growing city. The city s 1975 Plan was never fully implemented.

4.2 SITE SELECTION AND ANALYSIS

The selected site is located in Obigbo, Port Harcourt.

w e ec e Sa e e I a er f P r Harc r Source Google Ear Sa ellite I aging Ser ice

a P W SY Q UX W R VU I U X I U T S R

There are two rainy seasons, with the heaviest rains falling from April to July and a weaker rainy season in October and November. There is a brief relatively dry spell in August and September and a longer dry season from December to March. Monthly rainfal between May and July averages l over 300 mm (12 in), while in August and September it is down to 75 mm (3 inches) and in January

QW ` I I

QPP I I

e area

as low as 35 mm (1.5 inches). The main dry season is accompanied by Harmattan winds from the Sahara Desert, which between December and early February can be quite strong. The average temperature in January is 27C (79F) and for July it is 25C (77F). On average the hottest month is March; with a mean temperature of 29C (84F); while July is the coolest month.

Satellite Imagery of Obigbo showing selected site area Source Google Earth Satellite Imaging Service

4.2.1 CRITERIA FOR SITE SELCTION

This project is approached as being part of a wide effort by the Government to improve the facilities it provides for its people. The researcher hopes that this development will enhance the life of rural and urban dwellers in this area . Ease of access is also important.

4.2.2 SITE IMPACT ANALYSIS

The development of such a highly specialised project would have great effects on the surrounding environment. The position of the site at a relatively under -developed nodal point in the community is also a key issue.

Potential Environmental Impact

Major projects like this usually entail a general overhaul of the road system intended to improve the economic and social welfare of people. Increased road capacity and improved pavements can reduce travel times and lower the costs of vehicle use, while increasing travel time and reducing transport costs. In this case, most of the route overhaul would be done inside the site and then

optimally adapted to the existing roads. Modification of the natural drainage pattern must be done in such a way that a more efficient solution is proffered. The proposed structure should also be well oriented so as not to cause degradation of vistas for those who are local residents. Many other impacts can arise outside the construction site, at quarries; borrow pits and materials storage areas serving the project. In addition, adverse environmental impacts can occur in both construction and maintenance projects as a result of air and soil pollution from asphalt plants, dust, noise from construction equipment and blasting; use o f pesticides; fuel and oil spills; trash and garbage.

Potential Socio-Economic Impact

Development projects such as this are intended to modify social and natural environments in order to enhance the economic well being and livelihood of the inhabitants a nd/or users of the area and other benefits that are valued by society. This goal, however, can be denied if the end users themselves are not involved in the design process. A detailed study (as has been outlined in chapter 3 of this paper) should be carried out to ascertain their needs and desires to ensure the sustainability of the project.

4.3 DESIGN BRIEF

To design a Multifamily Housing Complex on a selected site at Obigbo, Port Harcout. With an increasing number of urban and rural dwellers annually demanding for adequate housing to accommodate them. The project should be approached as part of efforts by the Rivers State Government to carry out a large scale overhaul of the facilities that it has provided for communities. The proposed design must be adaptive to the existing environment, whilst responding to the socio-cultural & lifestyle requirements of the immediate environment.

4.3.1 CLIENT S BRIEF, GOAL AND REQUIREMENT

The client in this case would be the Rivers State Governor, RT. HON. CHIBUIKE ROTIMI AMAECHI. The end users would be the Rivers State Indigenes. The Department of Architecture in the university of Lagos is the overall Project Co -ordinator. The Head of Department, Dr. Adebamowo is directly in charge of supervising the design of th e facility. To design a symbolic facility by providing an exciting environment aimed at enhancing interaction; To design and implement functional modules that respond to the mass housing requirements of the present and projected population. Design analysis should be done in a strategic manner, applying the following principles: -physically examining the existing sites and structures. - carrying out a thorough investigation of the environmental impact of the proposed design. -evaluating the whole system of structures within the selected site. To synthesize the aforementioned facilities in such a manner that they function together in a symbiotic manner and still adapt to the individual needs to which they were designed to meet. All

these should be done within the context of Urban Renewal, treating the sel ected site as part of a whole. Following an intricate execution of the above analysis, the resulting findings should be synchronized and synthesized with contemporary ideas and innovative concepts to generate a sustainable building.

4.32 SPATIAL ANALYSIS, EVALUATION & SYNTHESIS Administrative, Service, and Maintenance:
- Offices - Information centre - Barber shop - Trash rooms - Beauty shop - Elevator - Post office - Maintenance shop - Storage - Lobby - Pay telephones - Shops - Security

Accomodation:
- Living room - Study room - Conveniences - Kitchen - Dining rooms - Kitchen - Bedrooms