The conference dedicated to the problems of construction of low-rise residential complexes took place on April 12 at the Radisson Royal Hotel. We are publishing a video of the speech of the architect, head of the UNK project bureau Yuliy Borisov, as well as representatives of development companies: Natalia Shatalina from MIEL-Novostroek and Raisa Manashirova from SDI Group.
Yuliy Borisov made at the conference a proposal to introduce the "constructor" system - a set of several typical solutions for planning, facades and general layout. Their various combinations will be able to provide almost individual options for each apartment, halving costs.
Yuliy Borisov on low-rise housing
speech text
“It's a bit strange to hear from an architect HOW to make a low-rise village. Inquiries to our bureau show that low-rise projects are currently experiencing explosive growth. This is facilitated by several factors at once:
- a rather serious administrative barrier arises. There is a certain moratorium not only in the Moscow region, but also in other cities on the construction of 12-storey buildings in a conditionally rural area. This, accordingly, in an administrative way forces developers to reformat their projects;
- in my opinion, the comfort potential of 12-storey buildings is already at its peak. Even if we make panel or monolithic houses with improved finishes, high ground floors, add kindergartens, etc., then in principle this new housing will not differ in any way from the houses built 50 years ago. All world experience suggests that the segment of low-rise construction is comfortable for a resident. Since, on the one hand, this is proximity to the land, secondly, it creates a certain community, and thirdly, this is housing that will be liquid for longer than multi-storey ones.
Data from Metrium Group show that the share of low-rise construction is gaining momentum. In 2011, its share was 10%, now it is slowly increasing, and there is an assumption that by 2018 it will take 50%. For our part, we are seeing an increase in requests specifically for low-rise construction from the regions - Vladivostok, Voronezh, the Urals, etc.
Returning to the question "How to make a project successful?" I give a very simple advice: you need a quality recipe, good ingredients, kitchen equipment and a chef himself. I always tell my colleagues, partners and customers that there is a blanket, and it is usually pulled by 4 people. This is a conditional administration (some of our constraints), a contractor (we are talking not only about the builder, but also about the possibilities of the building complex), these are the designers and the customer himself. If one of the sides pulls strongly (highly professional), then the blanket will wrinkle and the product will end up being bad. Therefore, if you are a quality developer, but at the Russian level, Norman Foster is unlikely to help you. But, at the same time, the regional design institute will ruin the project. Everyone should be of the same level, mentality, and most importantly - approaches and goals. Limits include budget and time frame. The cost of high-class architects who have experience, understanding of what the product should be like is 6-9% of the total budget, the cost of an average designer is 4-5%.
The biggest challenge in developing a quality product is time. To create a unique, high-quality product that meets the objectives, it takes on average: concept - 4 months, stage P and "working" - 8 months, construction takes 24 months. These are the terms that allow our bureau and colleagues to make a good product. Often, developers ask to speed up this process, which sometimes leads to an increase in the budget. And it is important to be aware of this. The experience of limiting the budget and terms leads to the fact that many of the customers are ready to go for the consumption of a product that is not completely unique.
At one time, N. S. Khrushchev decided that each family from communal apartments had to come to a separate apartment. Thus, a program for industrial housing construction appeared. She allowed the issue to be resolved. Good or bad is the second question. But the possibility of creating a mass product, which at that time met the characteristics of comfort, was solved.
Now, if the economic situation improves, there will be a construction "explosion" in New Moscow. And in my opinion, there are simply not enough architects to provide development with unique objects.
There are 2 possible ways out of the situation: either the cost will rise sharply, or low-quality projects will appear. To avoid this, we are now making a kind of "constructor". Its main elements are planning solutions, facade solutions and urban planning solutions. For ourselves, we calculated that if 5 types are made in each of this element, then we will get 3 to the fifth power, and this is 243 options. You understand that this is already a rather unique solution.
What does it do, you ask? Such a design system allows you to optimize costs up to 50%, the most important thing is design time up to 60%. If you receive a ready-made package, then either with the help of authors or local designers, you adapt the foundations and start building.
We all try to avoid risks, nobody wants to experiment. If somewhere facade solutions have already been tested and there are reviews, including operation, this allows you to avoid risks and complaints from buyers. Nobody wants to make a cool project and then “cut down” the economy on guarantees.
"Constructor" allows at the initial stage to conduct a study of the preferences of the target audience and determine the cost of construction."
Yuliy Borisov spoke in detail about the completed UNK project -
Residential complex "Dutch Quarter" in Ivanteevka. The project was developed under the conditions of severe urban planning restrictions. The architects used line buildings, while they managed to achieve both "courtyards without cars" and a fairly comfortable environment for residents. The quarter used the 4+ format - four-storey houses with attics. On the facades, synthetic mineral wool plaster is combined with clinker brick finishing.
Raisa Manashirova, Commercial Director of SDI Group, developer of the Akkord. Smart-quarter”, formulated the main characteristics of a low-rise project that will help a developer create a product that is in demand on the market.
summary of the speech:
“One of the main conditions for the success of the project is transport accessibility, buyers of apartments in“low-rise buildings”being built outside the Moscow Ring Road, first of all, pay attention to this criterion. Buyers began to pay special attention to the architectural concept of residential areas. Visual perception is where the acquaintance of people with their future home begins.
If earlier the launch of the infrastructure, as a rule, was planned together with the commissioning of the second and third stages, the current conditions dictate a different approach. Having listened to the wishes of customers, we revised the plan for the planning of territories in order to provide future residents of the first stage with the necessary infrastructure from the moment of arrival - a kindergarten and a shopping center will be put into operation with the first four houses, and subsequently a school, a polyclinic will open their doors in the complex one by one, FOK with a swimming pool and other facilities important for comfort.
In addition, about 30% of customers who have already bought apartments in a residential complex have expressed a desire to invest in commercial space, developing their own business within walking distance from their place of residence.
Security alarm systems, territory perimeter control and smart home systems, which with the development of technologies have become available in the mass segment, as well as the presence of elevators in low-rise complexes correspond to buyers' ideas about a comfortable living environment, form confidence in the project and its positive image."
