Planning issues of mass housing

In planning mass housing

The developer considers building density: KAKS and TAKS to fit max. number of units.

This is important, because building activity should be profitable.

To be profitable it should provide a certain quality (acceptable standarts)

And, quality should be sustainable.....

When quality is not sustainable ?

In a neighborhood property values are high when they are recently built.

As time passes value decreases in proportion to wear and tear of buildings.

Sometimes, although buildings are not worn out yet, property value decreases rapidly.... eventualy it is becomes a “degradation neighborhood”.

Reasons for degradation are

Poor planning from the very beginning

Natural wear (no maintanance and/or poor contruction technology)

Increase in density beyond planned ratio (kaçak yapılaşma)

Crime (social problems)

Architects contribution may be only in first two levels

Good planning

Proper choice of construction materials and technology

Architects should not serve to illegal density increase. Mimarlar kaçak yapılaşmaya yardım etmemelidir !.....

There are limitations other than legal density

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• The key design issues in mass housing are

– how do we provide good ventilation and natural light to all spaces of all units ? (optimum utilization of the periphery)

– how we access to the units ?

– how do we organize the common stair cases and corridors ?

– what is the optimum number of units reached from one staircase ?

– how can we provide some degree of outdoor living to all units ?

– what happens to open space around apartment building ?

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2 or 3 units using one core may form a horizontal block

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An other version of horizontal Corbu block was to acsess units from through a semi-open corridor.

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Le Corbusier's idea of mass housing was to create scince fiction cities

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It was influential all over the world

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Other possibilities to increase periphery and add large light wells.

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Approach to ground level flats and upper level flats are from opposite sides.

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Units side by side forming rows give us possibility of peripery on two opposite sides

If we accept to use periphery on all directions, than comes point block.

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There is one core and it is at the center

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Several point blocks using same core

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Star formed point block

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Most of TOKİ housing

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Outdoors around point blocks are out of scale, mostly useless.

Even in high income housing.

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To overcome this problem

Building massive but not high blocks (high horizontal density- yüksek yoğunluklu yatay)

Creating usable outdoor spaces in and around blocks

Creating masses of multiple heights.

Resembling older urban patterns

Are experimented.

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Cascade Court, Seattle. Next to historical building

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Ellis Street Housing, CA

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