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Saskia Furman

ESR2

Host university

B1 - School of Architecture La Salle, Ramon Llull University

Supervising team

Anna Martínez (Supervisor) Karim Hadjri (Co-Supervisor) Flora Samuel (Co-Supervisor)

Secondments

Institut Català del Sòl, Spain Housing Europe, Belgium

Research project

ESR2 - Adapting existing social housing to the needs of today's dwellers
Saskia Furman is an Architect with an avid interest in social and environmental sustainability. Her range of practical experience includes residential, listed buildings, community buildings and low-carbon retrofit of existing homes, contributing to the ongoing European funded project, Homes As Energy Systems (HAES). She continues to investigate community-led cooperative housing design through her collaboration with the Greater Manchester Commoners Cooperative (GMCC).

  After completing a Bachelor of Architecture at the Manchester School of Architecture, Saskia studied for a Master of Architecture at Liverpool University, where the investigation into both the pragmatic and societal results of automation led to a new housing typology and the award-winning thesis - Automonument.

  Saskia’s international study includes: London workshop How Do We Live?; Hello Wood design-build project Caravanserai, Hungary; Erasmus exchange, Germany; and investigation into the social, political and cultural context of the Inhotim Institute, Minas Gerais, Brazil, where she immersed herself in Brazilian culture and language. Based in Barcelona, she will be investigating how to adapt European social housing stock to meet the needs of modern and emerging households. 

Research topic

Updated sumaries

November, 20, 2022

March, 18, 2022

September, 15, 2021

Upgrading social housing to meet the socio-economic needs of today’s dwellers: A framework for sustainable retrofit

 

Construction of social housing in Europe peaked in the post-war period and was predominantly designed and constructed in a top-down fashion by stakeholders including architects, planners, engineers, and policy makers. Through the deregulation of building standards, poor maintenance and lack of investment, social housing across Europe has fallen into disrepair. Poor insulation, poor energy performance, thin walls, cold, damp, and mould all contribute to the desperate need for retrofit. However, top-down decision-making continues to neglect inclusive stakeholder engagement in retrofit processes that often lead to outcomes not fit for purpose.

 

The large scale retrofit of residential building stock must defend the need to house people in accessible, inclusive homes they can afford. Housing associations, local authorities, large housing providers and other stakeholders need to be convinced that inclusive, bottom-up retrofit is a necessary economic decision. This is because it will facilitate a long-term return-on-investment through lower maintenance costs, reduced crime rates, positive educational outcomes, and improved mental and physical health and wellbeing of residents.

 

While energy retrofit can occur as deep, partial, or overtime, the prioritised method of deep energy retrofit favours high energy performance targets through airtightness, mechanical systems, thermal insulation, and renewable energies. As social housing is usually state owned and managed by municipalities and third sector housing associations, a top-down approach to retrofit often occurs because residents have little to no autonomy (and often lack the financial means) over repair and maintenance. Yet this method of retrofit imposes living standards and conditions onto marginalised groups including women and other groups at risk of vulnerability without integrating their needs.

 

The focus of this thesis is to develop a new process for socially inclusive, holistic retrofit using feminist methodologies to engage with stakeholder groups. Reflexivity, power relations, relative privilege, and my outsider status will all be considered to socially position myself as the researcher in relation to participating stakeholders, thus framing the investigation with strong objectivity. In this way, inclusive participatory action research will empower women and underrepresented groups to engage in retrofit processes.

 

By revisiting the retrofit process using feminist methods to engage with stakeholders, I will investigate how inclusive retrofit can lead to positive outcomes for residents’ health and wellbeing alongside environmental benefits. The use of feminist methodologies leads to better, more inclusive results because multiple underrepresented groups are explored through the lens of women, including children, the elderly and the less able-bodied. When the results are better from using feminist methodologies, this immediately will empower women. The following questions will be addressed: Could the participation of people living in social housing improve retrofit solutions more than end point performance targeted retrofit? How can social housing retrofit be safeguarded for future tenants? Is Deep Energy Retrofit (DER) the best approach for holistic sustainability? What do inhabitants include as important in retrofit, that is not included in the retrofit energy process?

 

Through the exploratory case study methods umbrella, I will investigate different processes of social housing retrofit. I will investigate the following questions with two high level stakeholders (policy makers and designers) guiding the retrofit process: How did retrofit occur? Why did retrofit occur this way? Who was involved in the retrofit process? What were the objectives? And what role do residents play in decision-making processes? I will also conduct research with inhabitants to explore how resident satisfaction, health and wellbeing, and quality of life have been impacted by retrofit decisions.

 

The project will discuss the sustainable upgrading of existing social housing stock in line with the triple bottom line of sustainability, prioritising social and environmental improvements and touching on the economic. From the results, I will develop a comprehensive multi-criteria framework that suggests what type of renovations should occur, how they should occur, and identify the multiple actors and stakeholders that should be engaged in the process, along with a good practice guide.

Upgrading social housing to meet the socio-economic needs of today’s dwellers, and the environmental needs of the planet: A framework beyond retrofit.

 

Despite the disparity between their meanings the term social housing is often used synonymously with affordable housing. Alongside the increased commodification of housing, this shift in language has facilitated a wider paradigm shift away from the welfare state and towards individualism. The project will discuss the sustainable upgrading of existing social housing stock – initially built as state-provided housing for different groups – in line with current sustainability targets including the triple bottom line of sustainability: social, environmental, and economic.


Increased resident satisfaction is a vital agenda for sustainable social housing renovation, and a multidimensional challenge: social, economic, and environmental. The socio-economic characteristics of social housing dwellers, the surrounding infrastructure including access to amenities and transport, and building energy performance, all converge to impact satisfaction with quality of life.


The necessity to low carbon retrofit housing is a widely accepted agenda throughout the construction industry, policy, and beyond. Retrofit schemes such as the EU’s Renovation Wave aim to combat climate change and assist in the post COVID-19 economic recovery by creating jobs. However, a major obstacle for all housing providers outside the luxury market remains: how to complete retrofit while maintaining affordability?


Commodification of housing has facilitated the migration of social housing over to the private sector, leaving mixed-tenure ‘pepper-pot’ buildings that make retrofit decisions difficult to agree. Meanwhile, the current state of affordable housing is not affordable for all socio-economic groups. Whilst we are currently transitioning to low carbon housing, the large scale retrofit of residential building stock must defend the need to house people in homes they can ‘afford’, rather than upgrading existing social housing stock and selling it to the private market. Housing associations, local authorities, large housing providers and other stakeholders need to be convinced that large scale retrofit is a necessary economic decision that will facilitate a long-term return-on-investment through lower maintenance costs, reduced crime rates, positive educational outcomes, and increased mental and physical health and wellbeing. Long term affordability must be considered throughout the renovation to deter gentrification.


The objective of this research is to develop a matrix for mid- to large-scale housing renovation to deliver affordable and sustainable housing. Organised under broad categories, including urbanity, sustainability, social, connectivity and more, the framework will identify key issues to be improved, such as the building envelope, internal layout, social mix, safety, and energy efficiency. I will then analyse and inform the set of criteria against several case studies and precedents to assess the successes and failures of existing social housing stock. Chosen precedents for investigation will be partly renovated post-war European social housing. Deeper case studies will be identified alongside consultations with INCASÒL and Housing Europe to determine an optimal set of criteria and provide rich data sets for further analysis during secondments; these include post occupancy evaluation, energy performance data, and access to stakeholders for interview.


The following questions will be addressed during case study analysis: How long should evaluation of each case study take place? What problems were identified by renovations and how were solutions found? What did the renovators want to achieve? How do the renovations align with sustainability agendas such as the SDG’s? How has renovation impacted residents’ lives, post occupancy?


From the results of the matrix, I will originate a comprehensive multi-criteria framework that suggests what renovations should occur, why they should occur, and identify the multiple actors and stakeholders that will benefit, along with a best practice guide for easily digestible information.

Reference documents

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Research Plan Diagram and Summary

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Adapting European Social Housing to meet the Socio-Economic needs of Today’s Dwellers, and the Environmental needs of the Planet: A Framework for Renovation

 

Despite the disparity between their meanings the term social housing is often used synonymously with affordable housing. The project will discuss the upgrading of existing social housing stock – initially built as state-provided housing for different groups – to affordable (still a contested term) and sustainable housing, in accordance with the current Sustainable Development Goals (SDG’s)

 

When renovating existing social housing we must address the socio-economic characteristics of today’s dwellers, the surrounding infrastructure, and energy efficiency standards.  

 

The objective of this research is to develop a matrix encompassing the multiple dimensions and issues to consider in a mid- to large-scale renovation programme. Organised under broad categories, including urbanity, sustainability, social, connectivity and more, the framework will identify key issues to be improved, such as the building envelope, internal layout, social mix, safety, and energy efficiency. I will then analyse the set of criteria against a number of case studies to assess the successes of existing social housing stock and areas to be improved. The chosen case studies will be post-war European social housing that has been partly renovated since construction. Consultations with INCASÒL will help determine an optimal set of criteria, as well as provide a rich data set for further analysis during my secondment.

 

The following questions will be addressed during case study analysis: How long should evaluation of each case study take place? What problems were identified by renovations and how were solutions found? What did the renovators want to achieve? How do the renovations align with the SDG’s?

 

From the results of the matrix I will originate a comprehensive multi-criteria framework that suggests what renovations should occur, why they should occur, and identify the multiple actors and stakeholders that will benefit.

Reference documents

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Leinefelde Haus 07, Germany. Retrofit by Stefan Forster Architekten

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Recent activity

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Retrofit and The Social Agenda

Posted on 08-05-2023

Imagine you are standing at the top of a residential block in a large open park, slightly raised above the ground, with playground equipment catering to various age groups: climbing frames, monkey bars, zip lines, swings… the lot. Walking down the pedestrianised centre of the road, lined with benches and trees (not the norm in arid Barcelona), you arrive at a nine-storey residential building occupying the triangular corner plot. The surrounding buildings occupy a lesser height, so the yellow façade is immediately visible, seamlessly rendered over cork SATE (external wall insulation). Approaching from the street, this is what you would see: at eye level, a west-facing facade with natural limestone wrapping the entire first two storeys; tilt your head upwards, you are looking at yellow-render on the top right two-thirds of the remaining wall, terracotta brick on the top-left third, and the edge of the apartment’s balconies; next, walk around the chamfered the corner, the first two storeys of limestone continues, but, glancing upward again, full balconies are visible on both sides, in the centre of the wall is a central panel of unobstructed glass, and the rest of the wall is terracotta brick; continue your stroll around the building, you are now looking at the south-west facing wall, you see the same material pattern as the west-facing facade, but mirrored. The building is tonally harmonious and the effect is soft and warm—accentuated by the sunshine outside.    The building is called Bloc Els Mestres (The Teachers Block). It was built around 1956 to house the teachers of the adjoining school. The school, the teachers’ residencies, and the expansion of two housing estates were some of the first buildings to occupy the sparsely populated Sabadell Sud location. The site is near Sabadell Airport. By 1984, the expansion had caught up to Bloc Els Mestres and it was no longer isolated between fields but surrounded by residences to the North, West and East. By the year 2000, it was nestled in at all sides. By 2018, however, Bloc Els Mestres sat vacant, neglected, and in major need of renovation.    Today, two structurally sound wings fan out either side of the bright central stairwell, with two approximately 100m² four-bedroom apartments per floor —one in each wing (1st – 8th floor). The ground floor belongs to the community. The south-east building orientation allows light to stream through the square windows that punctuate the longest façades; slightly cantilevered balconies also benefit from this orientation. The apartment interiors are a simple white, giving tenants a wide scope to personalise and redecorate.   HOUSEFUL: Innovative circular solutions and services for the housing sector   The Catalan Land Institute—Institut Català del Sòl (Incasól) are the main landowners and developers of social housing in Catalunya. But while they own the land, the buildings themselves are managed by their sister organisation—Agència de l'Habitatge de Catalunya (AHC). Social housing retrofit—or rehabilitación in Castellano—is therefore overseen by the AHC. A lesson I learned quickly after starting my secondment in social housing retrofit… at Incasól. Graciously, introductions were made at the AHC, the owner (unusual) and manager (usual) of Bloc Els Mestres and partner in the HOUSEFUL project.   Bloc Els Mestres has undergone a major retrofit as part of the EU funded HOUSEFUL project (2018-2023) – integrating innovative circular solutions and services into the retrofit of four pilot projects in Spain and Austria. More information can be found here. An ambitious project in sustainable retrofit, physical building upgrades have been combined with smarts systems, reuse, and tenant inclusion through technical systems operation learning and feedback sessions, enhancing social sustainability by ‘consultation’ (Arnstein, 1969) and ‘collaboration’ (Oevermann, 2016). It is now occupied by social housing tenants, who rent the homes directly from the building owner (AHC) at a discounted rate.   I attended two site visits to Els Mestres during my secondment at Incasòl, one included a feedback session with key stakeholders: AHC, Aiguasol, WE&B, Sabadell Council, Saneseco, the Social Association, and Fundació EVEHO – a group who temporarily place young people in HOUSEFUL to aid in their move to Spain.   Bloc Els Mestres feedback session takeaways:   Barrier 1: How to visualise the benefits of the HOUSEFUL solutions. Solution1: Create a report to present the solutions to building owners, manager, and public authority. Place an information board at the building entrance (outside) and inside the building, with a QR code taking people to the website with constantly updated information.   Barrier 2: Language – not all residents were raised in Spain, and therefore speak and read Spanish or Catalan. Solution2: Consider different dimensions of accessibility. Audio translations, an instruction manual for technical components that is easy to comprehend, beautiful, and visual.   Barrier 3: The water system needed a lot of space and maintenance; constant analysis of the treated water was also needed - the tenants association asked for removal. Solution 3: It was finally agreed with the tenants’ association to install the water system temporarily, in order to evaluate it.   Barrier 4: A “circularity agent” should be allocated to teach tenants how to use complex technical systems. Solution 4: A ‘president’ of the residents could be trained to take this role, in-house expertise and earning a social place in the building.   Barrier 5: Safeguarding future tenants use of technical systems. Solution 5: Contract states the obligation for new tenants to receive technical training regarding how to use the dwelling.   Going forward with my own research, it is important to keep in perspective that conflicts will arise when tenants are involved in decision-making processes. As a result of this, it is important to foresee these potential conflicts, plan possible solutions, and manage expectations.   A huge thanks to Pere Picorelli at Incasòl and Cristina Cardenete, Esther Llorens, and Anna Mestre at AHC for their help, time, access, and guidance.   References:   Arnstein, S. R. (1969). A Ladder Of Citizen Participation. Journal of the American Planning Association, 35(4), 216–224. https://doi.org/10.1080/01944366908977225 Oevermann, H., Degenkolb, J., Dießler, A., Karge, S., & Peltz, U. (2016). Participation in the reuse of industrial heritage sites: The case of Oberschöneweide, Berlin. International Journal of Heritage Studies, 22(1), 43–58. https://doi.org/10.1080/13527258.2015.1083460

Secondments

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Bridging the Retrofit Gap: Climate, Culture, and Infrastructure | Future Build 2022 | International Women’s Day

Posted on 08-03-2022

Future Build 2022 in London was an inspiring event. While the majority of discussion concerned homeownership tenures, the wealth of expertise available reminded me why housing retrofit is a vital and worthy goal. I was reminded of why my research project to retrofit social housing is an urgent modern problem.   Interestingly, there was a noticeable divide between speakers promoting social value in retrofit (mostly women) and purely technical solutions to decarbonising homes (predominantly men). One of the few mixed-gender panels I attended was the Big Debate: Should we use RdSAP (Reduced Data Standard Assessment Procedure) in retrofit? Andrew Parkin of Stroma said yes, RdSAP is historical and therefore has a plethora of past data for comparison.  It is also future proof; an API (application programming interface) with the BRE Group’s ‘Appendix Q database’ is being developed to migrate external information and data sets into RdSAP. Marion Lloyd-Jones for Manchester Co-op ‘People Powered Retrofit’ said no, strongly arguing that: retrofit should be for the people with a focus on heat loss reduction, and that local knowledge should be amplified because EPC ratings are simply incomparable between varying regional climates.   I am writing this post on International Women’s Day. A day that should serve as a reminder that: women are still not paid equally; domestic and sexual violence, which disproportionately affects women, has increased during the covid-19 pandemic; and women remain responsible for the majority of domestic labour. The world of retrofit and decarbonisation must remember that social value is as important to sustainability as energy efficiency. Social retrofit should be encouraged in tandem with environmental retrofit in order to sustain the health and wellbeing of both the people and the planet.   Here are my major takeaways:   Climate   The Intergovernmental Panel on Climate Change (IPCC) report cemented the UKs carbon target to limit global warming to below 1.5°C, fuelling the Net Zero Strategy – a net zero target by 2050. The National Retrofit Strategy by the Construction Leadership Council (CLC) modelled the work required to retrofit the nation’s homes by 2040, a decade earlier than government targets. We can and SHOULD speed up the green transition – particularly in the midst of the current fuel crisis exacerbated by the conflict in Ukraine. “Decarbonising Homes” was a widely used slogan at Future Build, used to promote technical solutions to retrofit. Air source heat pumps were frequently discussed, a questionable cure-all solution, gaining popularity.   Culture   Skill shortages are a huge obstacle to low-carbon retrofitting – no one seems to know what to train people in yet, and in-house retrofit employees are relatively new because employers worry that post-training, they will leave. A possible solution to this is to borrow apprentices from within the construction sector to upskill. The Public Services (Social Value) Act 2012 declares the minimum weighting on all government projects that should be applied to social value is 10%. The Social Housing Decarbonisation Fund has pledged £3.8 billion by 2030. How to access the funds and get residents on board: Have a clear message for social value and EDI (Equality, Diversity, and Inclusion), and get it right! Prepare the project into a ‘package’ to send with your funding bids. Resident engagement in social housing retrofit should occur at multiple stages: pre-bid, mobilisation, and post occupancy (POE). Engage non-profit organisations to interact with residents, independent from local authorities and housing associations (aka tenants’ landlords). Wellbeing outcomes from retrofit and a reduction in fuel poverty include increased physical health, increased mental health, improved educational outcomes, and decreased levels of crime. Quantifying the cost savings of these outcomes on public services such as the NHS could find retrofit leads to a return on investment.   Infrastructure   Digital Twins are a necessity to improve social housing. Tenants can flag an issue online (accessibility should be maintained by Housing Associations and Local Authorities for those without access to digital twins) and modelling social housing typologies can determine the impact of energy efficiency improvements. Complete dwelling assessments as soon as possible – defects must be fixed before retrofit can begin. While new build development continues to benefit from 20% price reductions, according to Sam Balch – Policy Advisor for the Department of Business, Energy, and Industrial Strategy (BEIS) – VAT exemptions for retrofit remain under consideration. Homes England have updated the Building Regulations (BR) as follows: Part L – 31% reduction in emissions compared to current standards, Part F – increased ventilation in new dwellings, Part O – overheating in new residential buildings, and Part S – electric vehicle charging points. This is in preparation for the introduction of the Future Homes Standard (due 2025). It will demand homes produce at least 75% less carbon emissions than currently allowed under the BR. SAP 10.2 will be released later this year, and RdSAP will consequently improve. The output of SAP is EPC ratings, which are highly controversial, at times unreliable, and often not comparable. But changes are coming to RdSAP including improved air tightness measurements and ventilation risk assessments. I believe RdSAP should produce new sets of comparable outputs alongside EPC ratings.   I encountered many illuminating approaches from Future Build – clearly there are overlaps between climate, culture and infrastructure – but these strands should be brought into closer dialogue with one another. My project aims to bridge this gap.   References   (BEIS) Department for Business, E. & I. S. (2021). Social Housing Decarbonisation Fund: Competition Guidance Notes.   Cabinet Office. (2021, March 29). Guidance: Social Value Act: information and resources. GOV.UK. https://www.gov.uk/government/publications/social-value-act-information-and-resources/social-value-act-information-and-resources   Department for Levelling Up, Housing and Communities and Ministry of Housing, Communities & Local Government. (2021, December 15). Collection: Approved Documents. GOV.UK. https://www.gov.uk/government/collections/approved-documents   IPPC (Intergovernmental Panel on Climate Change). (2021). Climate Change 2021: The Physical Science Basis. In Climate Change 2021: The Physical Science Basis. Contribution of Working Group I to the Sixth Assessment Report of the Intergovernmental Panel on Climate Change.

Conferences

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Isolation?

Posted on 26-07-2021

The past few weeks have been some of the most intense, jam-packed and fulfilling of my entire life. Though you may not believe it, during this time I have: completed and passed my final architecture exams, qualifying as an architect after 11 years of study; packed up my home and moved from Manchester to London as a stop-gap on my way to Barcelona; organised a Civil Partnership to my wonderful partner; and started a new job. Honorary mention to the general life admin that comes with moving country and distributing accumulated personal assets (dear plants, I will miss you!*).   Anchoring me throughout this madness has been starting work with the RE-DWELL Consortium’s Kick-Off Sessions. Although I’ve had the constant feeling of one foot in the (virtual) room and one foot out of the door, it only took one group Miro exercise into the definitions of affordability, sustainability and transdisciplinarity to know that I have found my tribe.   Social housing and the politics that surrounds it have been woven into everything I work towards. One of my previous architecture firm directors actually took me aside one day to disclose to me, “you have too much of a social agenda, you need to change your thinking to become more commercial”. I credit this director with pushing me to prove that a social agenda is not un-commercial.   Discussing inequality, neoliberalism and financialisation is party talk to me. But during the kick-off sessions, a world-wide network of multi-generational professionals brought new focus to this conversation through concepts including paradigm shift, circular economy, and sustainable indicators, to name a few.   As Hannah Arendt once said: “Action…is never possible in isolation; to be isolated is to be deprived of the capacity to act”.   And isolated we are not! (Government-mandated 10 to 14 days of self-isolation notwithstanding).   Thus, as I embark upon a holistic journey, striving for transdisciplinarity with 14 of the most committed young professionals I’ve come across in my quest for fair and adequate housing for all, guided by a team of supervisors and specialists from our uniquely qualified secondments, I say … watch this space!   Long Live the Social Agenda!

Workshops

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Case studies

Contributions to the case study library

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LILAC_Low Impact Living Affordable Community_Leeds

Created on 09-03-2023

Innovative aspects of the housing design/building The model for LILAC is based on the Danish co-housing model: mixing private space with shared spaces to encourage social interaction. A plethora of green spaces include allotments, pond, a shared garden and a children’s play area. Akin to the private self-contained homes, the ‘common house’ includes a communal workshop, office, post room, food cooperative, kitchen, dining space, social space, bike storage, play area, guest rooms and laundry room. The LILAC community benefit from a large number of communal facilities including: a common house with shared laundry, kitchen, reading area and community area; car sharing; pooling household equipment and power tools; sharing common meals twice per week; growing food in the allotment; and looking for provisions in the local area (LILAC Coop, 2022b; ModCell, n.d.). A shared lifestyle whereby resources and amenities are combined, reduces energy use and saves money.   Construction and energy performance characteristics   Constructed under a Design and Build contract (Chatterton, 2015), LILAC boasts an innovative prefabricated ModCell construction that includes a low carbon timber frame insulated with straw-bale. Residents assisted with the labour, collectively adding the straw bale insulation. External walls and interior finishes are in a lime render, increasing benefits from passive solar heating through thermal mass. Air tightness was prioritised during construction, and triple-glazed windows help to decrease heat loss during winter, allowing for Mechanical Ventilation Heat Recovery Systems (MVHR) to regulate indoor air temperature. Further energy performance characteristics include solar thermal energy collection for space and hot water heating, 1.25kw solar PV array, with an extra 4kw on the common house (LILAC Coop, 2022b).   LILAC features a flood prevention system whereby a sustainable urban drainage system (SUDS) feeds the central pond. Roof rainwater runoff is collected into water butts that are later used to water the gardens. Overflow from water butts enters the central pond, which discharges into the public drainage system at a reduced rate. Furthermore, all ground surfaces of the site are permeable. Biodiversity planting and a permaculture design certificate course were integrated into the design at planning stage.   Major additional spending decisions were made whenever residents believed it would meet their core values and result in long term financial savings (Chatterton, 2015, p.68). Construction costs were therefore higher than the UK average – a 48 sqm one-bedroom flat cost £84,000 to build at a cost of £1,744 per sqm while the average costs in England were £1,200 per sqm. However, the annual heating demand of the homes is far less than the UK average of 140kWh/m² at around 30kWh/m², reducing energy consumption and bills up to two-thirds compared with existing UK housing stock (Chatterton, 2015, p.84).   Involvement of users and stakeholders LILAC is owned by a cooperative, through the innovative equity-based model: Mutual Home Ownership Scheme (MHOS). The MHOS is a leaseholder approach (Chatterton, 2013) where residents purchase shares in the co-operative. The number of shares owned by each member is related in part to their income, and partly according to the size of their property. If someone earn a large income their house becomes more expensive, but another property subsequently becomes cheaper, thus conserving affordability. Affordable housing at LILAC is maintained as no more than 35% of net household income should be spent on housing (Chatterton, 2013; LILAC Coop, 2022a). Minimum net income levels were set for each different house size to ensure a 35% equity share rate generates enough income to cover the mortgage repayments (Pickerill, 2015). The MHOS owns the homes and land and is made up of the residents who also manage LILAC. Members lease and occupy specific houses or flat from the MHOS. In effect, residents are their own landlords.   The building was financed by a combination of personal members invested capital, a long-term mortgage from the ethical bank Triodos, and a government grant of £420,000 from The Homes and Communities Agency’s Low Carbon Investment Fund, specifically to experiment with ModCell straw construction (Chatterton, 2013; Lawton & Atkinson, 2019). Each member makes monthly payments to the MHOS, who then pays the mortgage – deductions are made for service costs. In 2015, annual household minimum income for a home was set as at least £15,000.   ‘Community agreements’ cover areas such as pets, food, communal cooking, use of the common house, management of green spaces, equal opportunities, vulnerable adults, the use of white goods, housing allocation and diversity, and garden upkeep (Chatterton, 2013; LILAC, 2021). “MHOS forms the democratic heart of the project” (Chatterton, 2013). All decisions are made democratically, using templates to generate and discuss proposals, explore pros and cons, generate amendments, and ratify decisions (Chatterton, 2013).   Relationship to urban environment LILAC is in a highly integrated inner-city locality, situated in an urban neighbourhood of Leeds, on a site that was previously a school. Integrating with the wider community in West Leeds, the common house is used for “local meetings, film nights, meals and gatherings, workshops and has been used as the local polling station” (LILAC Coop, 2022b). LILAC has increased residents feeling of empowerment to participate in social action, working within the wider community to explore issues together and work for change. This has included supporting a local community association, local schools and holding charity and music events (LILAC, 2021).   Behaviour and wellbeing LILACs community act in the knowledge that an adequate response to climate change and energy reduction takes shifting the way we live, enacting behavioural changes that contribute to a post-carbon transition. Decisions in cohousing are made as a community, rather than individual consumers or households. Residents report a much higher health satisfaction – from 58% to 76% – and life satisfaction – from 58% to 87% – compared to previous accommodation (LILAC, 2021). Both physical and mental health improvements have been reported since moving to the community due to LILAC’s “plentiful greenspace, sustainable travel options, better high air quality and natural light in the homes, greater social interaction and opportunities for socialising with neighbours” (LILAC, 2021). Further benefits of LILAC as a cohousing scheme include increased safety and wellbeing, natural surveillance and support for the elderly, reduced car numbers combined with car separation and car-free home zones to increase safety as well as reducing carbon emissions related to car use (Chatterton, 2013).

S.Furman (ESR2)

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Vocabulary

Contributions to the vocabulary

Energy Retrofit

Housing Retrofit

Area: Design, planning and building

Buildings are responsible for approximately 40% of energy consumption and 36% of greenhouse gas emissions in the EU (European Commission, 2021). Energy retrofit is also referred to as building energy retrofit, low carbon retrofit, energy efficiency retrofit and energy renovation; all terms related to the upgrading of existing buildings energy performance to achieve high levels of energy efficiency. Energy retrofit significantly reduces energy use and energy demand (Femenías et al., 2018; Outcault et al., 2022), tackles fuel (energy) poverty, and lowers carbon emissions (Karvonen, 2013). It is widely acknowledged that building energy retrofit should result in a reduction of carbon emissions by at least 60% compared with pre-retrofit emissions, in order to stabilise atmospheric carbon concentration and mitigate climate change (Fawcett, 2014; Outcault et al., 2022). Energy retrofit can also improve comfort, convenience, and aesthetics (Karvonen, 2013). There are two main approaches to deep energy retrofit, fabric-first and whole-house systems. The fabric-first approach prioritises upgrades to the building envelope through four main technical improvements: increased airtightness; increased thermal insulation; improving the efficiency of systems such as heating, lighting, and electrical appliances; and installation of renewables such as photovoltaics (Institute for Sustainability & UCL Energy Institute, 2012). The whole-house systems approach to retrofit further considers the interaction between the climate, building site, occupant, and other components of a building (Institute for Sustainability & UCL Energy Institute, 2012). In this way, the building becomes an energy system with interdependent parts that strongly affect one another, and energy performance is considered a result of the whole system activity. Energy retrofit can be deep, over-time, or partial (Femenías et al., 2018). Deep energy retrofit is considered a onetime event that utilises all available energy saving technologies at that time to reduce energy consumption by 60% - 90% (Fawcett, 2014; Femenías et al., 2018). Over-time retrofit spreads the deep retrofit process out over a strategic period of time, allowing for the integration of future technologies (Femenías et al., 2018). Partial retrofit can also involve several interventions over time but is particularly appropriate to protect architectural works with a high cultural value, retrofitting with the least-invasive energy efficiency measures (Femenías et al., 2018). Energy retrofit of existing social housing tends to be driven by cost, use of eco-friendly products, and energy savings (Sojkova et al., 2019). Energy savings are particularly important in colder climates where households require greater energy loads for space heating and thermal comfort and are therefore at risk of fuel poverty (Sojkova et al., 2019; Zahiri & Elsharkawy, 2018). Similarly, extremely warm climates requiring high energy loads for air conditioning in the summer can contribute to fuel poverty and will benefit from energy retrofit (Tabata & Tsai, 2020). Femenías et al’s (2018) extensive literature review on property owners’ attitudes to energy efficiency argues that retrofit is typically motivated by other needs, referred to by Outcault et al (2022) as ‘non-energy impacts’ (NEIs). While lists of NEIs are inconsistent in the literature, categories related to “weatherization retrofit” refer to comfort, health, safety, and indoor air quality (Outcault et al., 2022). Worldwide retrofit schemes such as RetrofitWorks and EnerPHit use varying metrics to define low carbon retrofit, but their universally adopted focus has been on end-point performance targets, which do not include changes to energy using behaviour and practice (Fawcett, 2014). An example of an end-point performance target is Passivhaus’ refurbishment standard (EnerPHit), which requires a heating demand below 25 kWh/(m²a) in cool-temperate climate zones; zones are categorised according to the Passive House Planning Package (PHPP) (Passive House Institute, 2016).  

Created on 23-05-2022

Author: S.Furman (ESR2)

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Area: Design, planning and building

Environmental Retrofit Buildings are responsible for approximately 40% of energy consumption and 36% of carbon emissions in the EU (European Commission, 2021). Environmental retrofit, green retrofit or low carbon retrofits of existing homes ais to upgrade housing infrastructure, increase energy efficiency, reduce carbon emissions, tackle fuel poverty, and improve comfort, convenience and aesthetics (Karvonen, 2013). It is widely acknowledged that environmental retrofit should result in a reduction of carbon emissions by at least 60% in order to stabilise atmospheric carbon concentration and mitigate climate change (Fawcett, 2014; Johnston et al., 2005). Worldwide retrofit schemes such as RetrofitWorks, EnerPHit and the EU’s Renovation Wave, use varying metrics to define low carbon retrofit, but their universally adopted focus has been on end-point performance targets (Fawcett, 2014). This fabric-first approach to retrofit prioritises improvements to the building fabric through: increased thermal insulation and airtightness; improving the efficiency of systems such as heating, lighting and electrical appliances; and the installation of renewables such as photovoltaics (Institute for Sustainability & UCL Energy Institute, 2012). The whole-house systems approach to retrofit further considers the interaction between the occupant, the building site, climate, and other elements or components of a building (Institute for Sustainability & UCL Energy Institute, 2012). In this way, the building becomes an energy system with interdependent parts that strongly affect one another, and energy performance is considered a result of the whole system activity. Economic Retrofit From an economic perspective, retrofit costs are one-off expenses that negatively impact homeowners and landlords, but reduce energy costs for occupants over the long run. Investment in housing retrofit, ultimately a form of asset enhancing, produces an energy premium attached to the property. In the case of the rental market, retrofit expenses create a split incentive whereby the landlord incurs the costs but the energy savings are enjoyed by the tenant (Fuerst et al., 2020). The existence of energy premiums has been widely researched across various housing markets following Rosen’s hedonic pricing model. In the UK, the findings of Fuerst et al. (2015) showed the positive effect of energy efficiency over price among home-buyers, with a price increase of about 5% for dwellings rated A/B compared to those rated D. Cerin et al. (2014) offered similar results for Sweden. In the Netherlands, Brounen and Kok (2011), also identified a 3.7% premium for dwellings with A, B or C ratings using a similar technique. Property premiums offer landlords and owners the possibility to capitalise on their  retrofit investment through rent increases or the sale of the property. While property premiums are a way to reconcile          split incentives between landlord and renter, value increases pose questions about long-term affordability of retrofitted units, particularly, as real an expected energy savings post-retrofit have been challenging to reconcile (van den Brom et al., 2019). Social Retrofit A socio-technical approach to retrofit elaborates on the importance of the occupant. To meet the current needs of inhabitants, retrofit must be socially contextualized and comprehended as a result of cultural practices, collective evolution of know-how, regulations, institutionalized procedures, social norms, technologies and products (Bartiaux et al., 2014). This perspective argues that housing is not a technical construction that can be improved in an economically profitable manner without acknowledging that it’s an entity intertwined in people’s lives, in which social and personal meaning are embedded. Consequently, energy efficiency and carbon reduction cannot be seen as a merely technical issue. We should understand and consider the relationship that people have developed in their dwellings, through their everyday routines and habits and their long-term domestic activities (Tjørring & Gausset, 2018). Retrofit strategies and initiatives tend to adhere to a ‘rational choice’ consultation model that encourages individuals to reduce their energy consumption by focusing on the economic savings and environmental benefits through incentive programs, voluntary action and market mechanisms (Karvonen, 2013). This is often criticized as an insufficient and individualist approach, which fails to achieve more widespread systemic changes needed to address the environmental and social challenges of our times (Maller et al., 2012). However, it is important to acknowledge the housing stock as a cultural asset that is embedded in the fabric of everyday lifestyles, communities, and livelihoods (Ravetz, 2008). The rational choice perspective does not consider the different ways that occupants inhabit their homes, how they perceive their consumption, in what ways they interact with the built environment, for what reasons they want to retrofit their houses and which ways make more sense for them, concerning the local context. A community-based approach to domestic retrofit emphasizes the importance of a recursive learning process among experts and occupants to facilitate the co-evolution of the built environment and the communities (Karvonen, 2013). Involving the occupants in the retrofit process and understanding them as “carriers” of social norms, of established routines and know-how, new forms of intervention  can emerge that are experimental, flexible and customized to particular locales (Bartiaux et al., 2014). There is an understanding that reconfiguring socio-technical systems on a broad scale will require the participation of occupants to foment empowerment, ownership, and the collective control of the domestic retrofit (Moloney et al., 2010).

Created on 16-02-2022

Author: A.Fernandez (ESR12), Z.Tzika (ESR10), S.Furman (ESR2)

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Publications

Furman, S. (2022, June). The emergence of affordable housing and its relationship to social housing: The history of housing commodification in England [Conference paper]. Arquitectonics, Barcelona.

Posted on 01-06-2022

Conference

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Upgrading social housing to meet the socio‐economic needs of today’s dwellers, and the environmental needs of the planet: A framework beyond retrofit. [Conference Abstract]

Posted on 30-08-2022

Conference

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