Michael Green

Writer and producer

Petite force: container housing is on its way

In Architecture and building, The Age on

Has the ship finally come in for container housing? Visit a metal model home.

In 1964, Geoff Fulton installed a collapsible caravan into the roof of a Mercedes Benz in Germany and began travelling the world. By the time Russian authorities confiscated the vehicle three-and-a-half years later, the young man had learnt a lesson in scale. “I proved to myself that you don’t need a lot of space to live in.”

Now, four decades on, Mr Fulton and his partner Carla Salomon-Kerkering want to pass that message onto the public at large. Sitting in the lounge of their ‘Small is Smart’ display house – a pint-sized but fully equipped dwelling built from a single recycled shipping container – the couple is adamant that bigger doesn’t mean better. “Why do we need more?” Mr Fulton asks. “The main reason is because we’re used to it, or because we don’t want people to think that we’re living in a little house.”

At just 12 metres long, 2.4 metres wide and 2.7 metres high, the home can be easily packed onto a truck. And as befits its modest dimensions, it is super cheap and eco-friendly – both traits in high demand thanks to global eco and economic woes. “If it’s owner built, we anticipate it will cost about $30,000,” Mr Fulton says. A fully pre-made, basic model is likely to come in at about $50,000.

“Our aim is to show people that living in a container isn’t slum dwelling. Nor does it have to look like an ugly tin box,” he says, nodding towards the sleek interior fit-out. The prototype is complete with a lounge room, kitchen, bathroom, double fold-out bed and space for a washing machine and dryer. Given its size and form, the biggest drawbacks appear to be lack of storage space and natural light.

Ms Salomon-Kerkering – a garrulous German interior architect who first met Mr Fulton on his epic voyage in the 60s – says that with attention to detail and deft use of colour, small can seem spacious. The interior walls, ceiling and floor of the Small is Smart house are all dark grey. “Everything in life is about illusions,” she says. “When you have the same colour all the way around, you lose your dimensions. If you had a different coloured floor it would look narrow because you see exactly where the wall starts.”

Carefully placed mirrors in the lounge area and bathroom also help maintain the deception. “If I’m sitting here and I have the illusion that the room is double the size, I’m happy,” she says. Among other clever design elements, the dwelling has an all-white kitchen to enhance light gain, as well as varied ceiling heights to de-box the interior.

There are over seventeen million shipping containers around the globe and, although still structurally sound, most fall into disuse after their stint at sea. According to Mr Fulton, salvaging this resource slashes the carbon footprint of the Small is Smart home. “The main structure has already been recycled and at the end of its life, can be recycled again.”

Also, by combining effective insulation and shading with a smart ventilation system that prevents heat exchange and humidity, Ms Salomon-Kerkering believes that the freight container home won’t need artificial cooling. “Air conditioning is the past, not the future. It is not necessary,” she says.

The designers, from Torquay, envisage all manner of uses for the Small is Smart house, including holiday homes, granny flats, student accommodation and retirement villages, as well as worker, social and emergency housing.

“It’s ideal for bush holiday facilities. You can leave the big steel doors on and shut them. If a fire goes through, there’s not much risk of it going up,” Mr Fulton says. “First home buyers could also get in for next to nothing and then expand the house as they need more space, without having to move out. They can just add containers.”

Although the petite prototype was only recently completed, Mr Fulton says it has generated a lot of interest. “We’ve had Toorak ladies say ‘I could live in this. In fact, if I can’t get the kids out of my house, I’ll put one of these in the backyard and I’ll live in it,’” he says. “What better recommendation could you ask for?”

Home steel home: cheap and solid

“There’s no doubt that modular and container housing will catch on big time,” says Brian Haratsis, managing director of property industry consultants MacroPlan. “There are a growing number of people looking for a low-cost housing alternative. A lot of people these days would rather spend their money on travel; they’re mobile contractors or Internet bloggers or whoever they are, and they just want somewhere that they can afford.”

Mr Haratsis predicts that the initial demand for low-cost housing will come from retirees who find themselves short on superannuation and decide to sell their family homes. “The peak year for the number of retiring baby boomers is 2015. With the global financial crisis impacts on super, between now and 2025 will be the crunch years for housing in Australia.”

With those downsizing baby boomers in mind, Geoff Fulton has begun planning a large ‘Small is Smart’ retirement village at Leopold, just outside Geelong. But he’s not the only one getting ship shape. Architect Matthew Grace recently designed ‘resPOD’, a series of plans for container homes.

Using between one and six crates, resPODs range in cost from about $70,000 to $185,000, depending on size. “The concept was about taking the architectural level of detail into a small package and making it affordable for the majority of people,” Mr Grace says. “(Using shipping containers) was a way of utilising an existing waste resource and trying to minimise the environmental impact from the ground up. There’s been lots and lots of interest.”

The outlook for shipping crates as disaster relief is not so promising. In 1999, prominent Melbourne architect Sean Godsell designed ‘Future Shack’, a prototype for emergency housing made from a recycled shipping container, but despite worldwide acclaim, it hasn’t gone into widespread use.

Founding Director of Architects Without Frontiers and RMIT design lecturer, Dr Esther Charlesworth says that while container housing may be a good idea for a bush-block weekender, a granny flat or an extension, it’s unlikely to provide appropriate relief or social housing. “Architects quite often assume that they can produce the universal solution. I’d argue that with social housing, container homes can become problematic in terms of social stigmatisation of the occupants but also because of the harsh climatic conditions in monsoonal or arid zones.”

In any case, Dr Charlesworth says that in many disaster situations, such as post-tsunami Sri Lanka, locals can build homes at a much lower cost than imported options. “And once you start to literally ship in an object, you’re losing a whole lot of local future employment and training opportunities that come through housing construction.”

Appliances

In Greener Homes on

Efficient appliances will save energy and money.

When your old white goods conk out, it’s wise to buy efficient new ones, says Ian McNicol from Sustainability Victoria. “Energy prices are certain to rise over the life of the appliance – typically about 13 years – so the savings from buying high-efficiency products will get bigger and bigger.”

To help you choose well, government regulations require that key appliances carry labels detailing their energy and water use. From next year, governments also plan to take over the industry-run rating scheme for gas appliances, starting with water heaters.

For now, all the labels carry up to six stars – the more stars the better. They also include a standard consumption figure in the sticker’s central box to make it easy to compare like-products. You’ll find the labels on all white goods, as well as air conditioners, gas space and water heaters, toilets, urinals and fittings such as taps and showerheads.

Wide-screen televisions are our newest power-guzzlers. “The energy consumption some of the bigger TVs can be as large, if not larger, than a refrigerator,” says Mr McNicol. Last November, the federal government introduced voluntary television energy labelling and it’s slated to become mandatory from 1 October 2009. TVs will also be the first to be rated up to ten stars for the super efficient – other products will follow.

“With a one star improvement, the appliance can be from 10 to 30 per cent more efficient, depending on the appliance type,” Mr McNicol says, “and they’re not necessarily more expensive upfront.” 

Close encounters: why medium-density living is the way of the future

In Architecture and building, Environment, The Age on

With a fast-growing population, we need more homes on the block. Michael Green finds out what makes medium density housing work.

Melbourne’s got density on the mind. The state government’s high-profile plans, Melbourne 2030 and Melbourne @ 5 Million, both aim for a more compact city. And even though our suburban boundaries continue to spread, haphazard change is underway.

Medium density housing grew seven-fold in the decade following the 1990s recession, according to planning expert Michael Buxton, and it’s been booming ever since.

Medium density means more homes in less space. It means townhouses, units and flats, where each home is attached to the place next door. Traditional suburbs have about 8 to 15 dwellings per hectare, whereas medium density ranges from 20 to 80. High density – residential development above about four levels – is yet more again.

“People said we wouldn’t embrace apartment living, but we have,” says Dr Buxton, from RMIT’s Environment and Planning unit. “There’s no doubt that Melbourne will continue to intensify its development. The real issue is what form it will take.”

So when it comes to medium density housing, what separates the good, the bad and the inconvenient?

DESIGN

Clare McAllister, from McAllister Alcock Architects, says that with careful design, flats can offer comfort as well as convenience. “If you get it right, a compact dwelling can feel a lot more spacious than its footprint would suggest.”

Ms McAllister is the jury chair for the Australian Institute of Architects award for multi-residential development in Victoria. Among other criteria, the panel considers the level of ‘amenity’ each dwelling affords: “the things that improve the quality of day-to-day living,” she says.

Those things include adequate storage and well-resolved layouts. “You’ve got to look for plans that have no wasted space and no tortuous little access ways,” she says. The design should allow for privacy without inducing claustrophobia, and outdoor spaces must be usable.

Environmentally sustainable design has also become an important yardstick. Ms McAllister evaluates passive solar design techniques, such as good orientation (to catch sun in winter and block it out in summer) as well as insulation and cross-ventilation. “We look for projects where the developer has taken that extra step [in eco-design] without being forced by legislation,” Ms McAllister says.

The jury also mulls over what each development adds to the local community. In the inner city, that might mean cutting edge architecture, or in leafy suburbs, generous gardens. “Often, there’s a lot of angst when you put something new into a neighbourhood, but if it’s well-designed it can make a positive contribution,” Ms McAllister says. “Good medium density housing does give something back.”

PLANNING

Shrewd building design isn’t all that’s needed for urban consolidation to work. As with all real estate, location is crucial. In this case, according to Dr Buxton, it’s all about proximity to public transport. “Increasing density on sites far from public transport isn’t doing any good, because it just leads to increased car use.” Well-located developments also link into existing infrastructure such as schools, healthcare facilities and parks.

Dr Buxton says medium density development in the inner- and middle-ring suburbs is in demand for the access it gives to activities. “Its popularity is related to the perceived social advantages, where people can walk to public transport, shopping and cafes.”

But he says it’s not enough for developments to sponge off the existing range of activities in the area. “We should be aiming for a mix of uses – residential, as well as retail and other employment-generating uses – even in individual developments.”

Other planning measures, such as height limits on development, can improve environmental performance. Dr Buxton says that medium density homes cause the least CO2 emissions, thanks to their modest size, shared walls and low heating and cooling needs. In contrast, high-rise apartment buildings fare the worst. “They tend to be very poor performers, because of the glass construction. They also have lifts, and big foyers and other spaces that have to be heated.”

VALUE

Adrian Jones, President of the Real Estate Institute of Victoria, says medium density units are popular with the younger generations and with retiring baby boomers. Despite the recession, interest remains strong. Mr Jones expects prices will continue to rise in the long term. “There’s keen demand for units because they’re more attractively priced. It’s a good entry-level way to get into the market.”

He says prices range from about $200,000 for a one-bedroom flat in a middle suburb, up to about $550,000 for a well-appointed two-bedroom apartment with a lock-up garage and small garden.

“People look for a little extra amenity space,” he says, “a pocket-handkerchief garden, or at least a balcony. They also want a garage or a car space. Anything without a car space is a disaster.”

Mr Jones says that while some buyers are wary of living too close to their neighbours and of the lack of soundproofing in newer apartments, higher density living is inevitable – and not only to curb urban sprawl. “As our younger generations get more money, a lot of them will want to live in apartments,” he says. “It gives them more flexibility: low maintenance is a great attraction.”

Close to shops, transport, icons

At 30 The Esplanade, architect Michael Bialek knew his firm, SJB Architects, had a unique design opportunity.

“The site occupies a prominent position in an iconic location,” he says. “It’s got some very different neighbours: The Palais and Luna Park opposite, and heritage terrace and the McDonalds car park [either side]. I think the building fits into that chaotic framework and breathes on its own. It pays homage to the things around it without deferring to copying them.”

The striking, voluptuous 12-apartment building won the 2009 South East Design award for outstanding medium density housing development and is nominated for the Australian Institute of Architects’ multiple housing award for Victoria.

The design includes rectangular, terrace-style apartments and curved, irregular residences, as well as a green, fishnet-patterned, glass façade. The penthouse roof gardens boast million-dollar views over the bay and beachside icons.

“We felt that the building should reflect the vibrant character of St Kilda – the interest in art and form-making,” Mr Bialek says. “The graphic [on the building] is a tongue-in-cheek recognition of the fishnets of the fishermen and of the hookers’ stockings.” 

As well as it’s sculptural form, the building has space for two restaurants at ground level. “Once they open, it will be in the European style where you walk past on the street and you won’t even realise what the building is,” Mr Bialek says.

Draught-proofing

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Stopping draughts is cheap and extremely effective.

“If you seal a building, you can increase its energy efficiency by 30 to 40 per cent,” says environmental building consultant Jan Brandjes. “Whenever there’s a slight pressure difference between inside and outside, air will always travel through gaps. It’s like a pinhole in the bottom of an aquarium.”

Because of draughts, the air in an average Victorian house is replaced 1.5 times every hour on a calm day, according to Mr Brandjes. In strong winds, the exchange rate can be up to 20 times per hour. “Fixing air leakage is the cheapest and easiest way to save energy,” he says.

Common leaks include exhaust fans, wall vents, downlights, and chimneys and evaporative coolers (without dampers). There are usually cracks around doors, windows, skirting boards, cornices and floorboards. Also watch out for gaps around internal doors to heated areas and to ventilated rooms such as bathrooms or toilets.

Hardware stores sell a wide range of draught-excluders, weather-strips, caulking compounds and fillers. “Most people can seal the majority of leaks by themselves for very little money,” Mr Brandjes says. He estimates that gap-sealing materials for the average house will cost DIYers about $200.

To get the best results, however, Mr Brandjes suggests hiring professionals, such as Air Barrier Technologies, to test and draught-proof your home. An expert job on a difficult house can cost over $1000, including labour. “Even then, it’s a good investment with a short payback period,” he says.

More information

Eco paints

In Greener Homes on

Eco-paints are good for your health and for the planet.

 It might signify a job well done, but that new paint smell can be bad for you. The volatile organic compounds (VOCs) in conventional paint give off low-level toxic fumes that can worsen asthma and cause headaches, among other health problems. They also add to air pollution. “On exterior surfaces, the ‘off-gasing’ of VOCs produces smog,” says Daniel Wurm, from Green Painters. Happily, there are eco-friendly options.

Low VOC

Most brands offer low VOC coatings in the full range of colours, for about the same price as premium grade paints. To avoid greenwash, Mr Wurm recommends products bearing the Good Environmental Choice Australia tick. It certifies that the product is low VOC and that its manufacturing process met environmental performance standards.

Natural paints

“If you’re serious about making a difference to the environment you can’t beat natural paints,” Mr Wurm says. They’re made from renewable or highly abundant resources such as clay, linseed oil and citrus oil, and come in a wide range of colours. The only catch is cost: up to double the price of standard paints. “But in comparison to a house, it’s still a very small amount,” he says.

Heat reflective paints

Exterior paints are now available that are both insulating and low VOC. “They can cut your cooling costs by up to 40 per cent,” Mr Wurm says “They reflect solar radiation so they stop the heat from getting into your house in the first place.”