F A R E A S T E R N U N I V E R S I T Y

INSTITUTE OF ARCHITECTURE AND FINE ARTS

Cluster housing
Written report








SUBMITTED BY:

LATADE, LARRYSA
REYES, IMMANUEL
REYES, SHAIRA E.
VENTURINA, NINO RAMON

AR1142

SUBMITTED TO:

ARCH. VERDOTE

INTRODUCTION
BACKGROUND

Over the past year, residential zoning ordinances in most communities have
encouraged such traditional designs by requiring minimum lot sizes, uniform road
frontage and lot setbacks, specific road standards, and other standard requirements. In
general, the only open space within such developments has been the yards between
adjoining privately owned housing lots. In many cases, little planning went into
preserving or improving the quality of the open-space areas or protecting natural
features on the developed parcel.

As concerns over issues such as urban sprawl, open-space preservation,
environmental protection, and farmland loss have increased, some home buyers,
developers, and community officials have started to question whether the traditional
development pattern provides the quality of life that many homeowners now desire. To
help address these issues, a rather new concept in development, cluster or
conservation design, has become predominant in many communities.

The most common name for this new development approach is cluster development,
but conservation design and a number of regional terms are applied to the same
concept. Regardless of its name, the main objective of cluster development is to allow
residential, or even commercial, development while still protecting the areas
environmental features, allowing for more open space, and protecting farmland and
the character of rural communities.

Cluster developments differ from traditional developments in several ways. Cluster
developments usually site homes on smaller lots and there is less emphasis on minimum
lot size. However, the total number of homes, or density, on a given acreage does not
necessarily increase over that allowed in the traditional subdivision designs. The same
number of homes is clustered on a smaller portion of the total available land. The
remaining land, which would have been allocated to individual home sites, is now
converted into protected open space and shared by the residents of the subdivision
and possibly the entire community.

DEFINITION

A single-family detached dwelling unit containing three or more separate living units
grouped closely together to form relatively compact structures (BP 220)
A planned subdivision where detached housing is located in close proximity to each
other and share common open space including recreation areas and parking. (Web
Definition)

SIGNIFICANCE

Open Space Preservation & Maintenance
The increased common open space in cluster developments may be used for a
number of purposes. The specific purposes are defined during the developments
platting process. In many cases, the open space is designed to protect natural areas.
One principle of conservation design is that environmentally sensitive areas must first be
identified and designated as non-buildable. Then subsequent planning can ensure that
home lots do not infringe on those sites and that those sites are not calculated into the
total area permitted for lots. The open space can also be used for more active
recreational facilities, native habitat for wildlife or plantings, agricultural production, or
other allowable purposes. The landowner and community jointly determine how the
open space will be used while the subdivision proposal is being approved.


CONVENTIONAL MODEL CLUSTER MODEL





Waste Water Management
Storm water and septic management can take some additional planning in a cluster
development. Actually, well-designed cluster developments may benefit the whole
community in terms of storm water management. These developments usually have less
impervious surface cover and provide more open space for water infiltration. These two
factors combined can help reduce the amount of storm water runoff leaving the
property and thus decrease the chances that the new development will cause
flooding problems. Although traditional subdivisions may be required to build storm
water detention areas, these structures usually only reduce the flow rate of water, not
the increased volume. Natural areas, such as wetlands or native plantings, which are a
part of the cluster developments open space can help manage storm water by
reducing the volume of runoff and cleaning the storm water during the infiltration
process. In fact, many conservation designs include planting deep-rooted native plants
in the open space to help improve soil structure and increase water infiltration.

Another advantage of cluster developments is that they generally use less mass
grading of the parcels soil surface. Such grading can compact the soil and increase
runoff even on areas where there is no construction. Road ditches in cluster designs are
often grass swales instead of curb and gutter. These grassy areas allow for more water
infiltration and are often less costly for developers and require less maintenance from
the homeowners association or community.

Advantages and Disadvantages
As previously suggested, many advantages of cluster development are related to
specific uses of the open space and the feeling that this space generates for a
community.
Some of the chief advantages include:
Open space can provide community members with larger recreation areas and
create a sense of openness that many people desire.
Open space can benefit the environment by providing habitat for wildlife, naturally
filtering storm water, reducing storm water runoff from impervious surfaces, and
protecting the natural features of a site.
Linking the open space of several conservation design subdivisions can help develop
larger and more effective environmental corridors within and between
communities.
Developers may benefit because these designs usually reduce the costs of site
development and increase the market price of individual plots in comparison with
traditional subdivisions.
These designs can benefit rural areas by reinforcing the policy of maintaining the
local rural character that is included in many comprehensive land use plans.


Disadvantages of cluster development may include:
Perhaps most important, local officials, developers, and the community may be
predisposed toward traditional development designs because they are familiar and
well understood. An education effort may be necessary to help these groups
understand the goals and advantages of cluster development.
During the planning phases, lot and home layout may take extra work to ensure that
while homes are located closer together, they still take advantage of the open-
space goals of the design.
Methods to protect and maintain the open space must be carefully developed,
implemented, and monitored.
Although not necessarily a restricting disadvantage, the management of waste
water must be carefully designed for smaller lots.

While these disadvantages should be acknowledged and addressed, none should
preclude the use of cluster development.

What is the difference between Planned Unit Development and Cluster Housing?
Most zoned communities in Ohio have ordinances permitting Planned Unit
Developments (PUDs). They often include a mix of residential, commercial, industrial, or
other uses, whereas the cluster subdivision normally only includes single family housing.
Within the PUD, zoning and subdivision regulations need not be uniform with the
community's traditional codes. Planned Unit Developments often include single- and
multi-family housing at higher densities than permitted in conventional subdivisions. They
can contain many of the amenities of cluster developments, i.e., open space,
pedestrian paths, or recreational areas. One major difference between PUDs and
cluster development is the amount of open space. Where PUDs usually contain 20%
open space or less, most proponents of cluster development recommend a minimum
of 40%.









RELATED LITERATURE

Cluster Housing
Cluster housing means three or more dwelling grouped on a site to take advantage of
good building area or views and to conserve large areas of open space.
Cluster housing, which is also called conservation-oriented development, allows for the
total number of homes in a given piece of land to be clustered or concentrated more
densely onto one or more portions of the land; typically, double the density is
concentrated on half the acreage. Such a strategy allows for the development of
smaller (less expensive) homes on smaller (less expensive) lots, thus providing alternative
housing choices for multiple community population groups and providing the
opportunity to preserve remaining land for public and neighbourhood use.

Developments in cluster-zoned areas often incorporate open, common areas for use
by community members and/or the wider public. The landowner and the community
decide the use of the preserved open space during the subdivision review process; and
uses can include parks, nature/jogging/walking trails, active recreation, and
community gardens, among others.

It is an alternative concept for residential development. Development is grouped,
involving several adjacent parcels, leaving larger blocks of open space and preserving
both rural character and the natural environment.

With cluster housing, land is used more efficiently. Development occurs on the most
buildable portion of land, taking into consideration surrounding natural features and,
due to their compact nature, reducing sprawl and high servicing costs. Cluster housing
may have a range of densities, from small lots to townhouse developments.

Benefits of Cluster Housing
Cluster housing groups homes together on fairly small lots near one another, with larger
open spaces in the same development left untouched.
The benefits of this development pattern are two-fold:
1. The contiguous open spaces are good practice either for conservation and
wildlife habitat purposes, or for agriculture, while
2. Placing the homes near one another minimizes the cost of running roads and
utilities to them, and allows for convenient socializing and a real sense of
community.

DESIGN CONSIDERATION, REQUIREMENTS AND GUIDELINES

BATAS PAMBANSA BLG. 220
RULE II
MINIMUM DESIGN STANDARDS AND REQUIREMENTS FOR ECONOMIC AND SOCIALIZED
HOUSING PROJECTS

Section 3. Compliance with Standards and Guidelines
Development of economic and socialized housing projects shall be in accordance with
the minimum design standards herein set forth.

Section 4. Basis and Objectives of the Minimum Design Standards
The minimum design standards set forth herein are intended to provide minimum
requirements within the generally accepted levels of safety, health and ecological
considerations. Variations, however are also possible, as may be based on some
specific regional, cultural and economic setting, e.g., building materials, space
requirement and usage. This minimum design standards encourages the use of duly
accredited indigenous materials and technology such as innovative design and
systems, modular systems and components among others. The parameters used in
formulating these Design Standards are:

A. Protection and safety of life, limb, property and general public welfare.
B. Basic needs of human settlements, enumerated in descending order as
follows:
1. Water
2. Movement and circulation
3. Storm drainage
4. Solid and liquid waste disposal
5. Park/playground
6. Power
The provision of these basic needs shall be based on the actual setting
within which the project site is located.
C. Affordability levels of target market
Affordable cost - refers to the most reasonable price of land and shelter based
on the needs and financial capability of Program Beneficiaries and
Appropriate Financing Schemes (RA 7279)
D. Location
Both economic and socialized housing projects shall be located within suitable
site for housing and outside potential hazard prone and protection areas.




Section 5. Technical Guidelines and Standards for Subdivisions
In determining whether an economic and socialized housing shall be allowed, the
following guidelines shall be considered.

A. Site Criteria
1. Availability of basic needs
The prioritized basic needs cited earlier shall preferably be available with
reasonable distance from the project site, but where these are not available, the
same shall be provided for by the developer.

2. Conformity with the Zoning Ordinance or Land Use Plan of the City/Municipality
Generally, housing projects should conform with the zoning ordinance of the
city/municipality where they are located, thus, shall be in suitable sites for
housing. However, where there is no zoning ordinance or land use plan, the
predominant land use principle and site suitability factors cited herein shall be
used in determining suitability of a project to a site.
Furthermore, if the project is undoubtedly supportive of other land uses and
activities (e.g., housing for industrial workers) said project shall be allowed.

3. Physical Suitability
A potential site must have characteristics assuring healthful, safe and
environmentally sound community life. It shall be stable enough to
accommodate foundation load without excessive site works. Critical areas (e.g.,
areas subject to flooding, land slides and stress) must be avoided.

4. Accessibility
The site must be served by a road that is readily accessible to public
transportation lines. Said access road shall conform to the standards set herein of
these Rules to accommodate expected demand caused by the development
of the area. In no case shall a subdivision project be approved without
necessary access road/right-of-way constructed either by the developer or the
Local Government Unit.

B. Planning Considerations
1. Area Planning
Project design should consider not only the reduction of cost of development to
a minimum but also the provision for possible future improvement or expansion,
as in the prescription of lot sizes, right-of-way of roads, open space, allocation of
areas for common uses and facilities.
Land allocation and alignment of the various utilities (roads, drainage, power
and water) of the subdivision shall be integrated with those of existing networks
as well as projects outside the boundaries of the project site, e.g. access roads
set forth herein and should follow the standard specifications of the Department
of Public Works and Highways (DPWH).

2. Site Preservation/Alteration
a. Slope
The finished grade shall have a desired slope to allow rain water to be
channeled into street drains. Where cut and fill is necessary, an appropriate
grade shall be attained to prevent any depression in the area.
Grading and ditching shall be executed in a manner that will prevent erosion or
flooding of adjoining properties.

b. Preservation of Site Assets
Suitable trees with a caliper diameter of 200 milimeters or more, shrubs and
desirable ground cover shall be preserved. Where a good quality top soil exists in
the site, it shall not be removed and shall be preserved for finishing grades of
yards, playgrounds, parks and garden area.

c. Ground Cover
Grass, shrubs, plants and other landscaping materials used for ground cover shall
be of variety appropriate for its intended use and location. They shall be so
planted as to allow complete and permanent cover of the area.

3. Easements
Subdivision projects shall observe and conform to the provisions of easements as
may be required by:
a. Chapter IV, Section 51 of the Water Code of the Philippines on water
bodies
b. National Power Corporation (NPC) on transmission lines
c. Fault traces as identified by PHIVOLCS per Resolution No. 515, series of
1992
d. Right-of-way of other public companies and other entities.
e. For projects abutting national roads (primary roads) adequate easement
shall be provided for road including loading and unloading as may be
required by national/local government units.
f. Other related laws
g.
4. Circulation
a. Depending on the classification of roads adjacent to the subdivision and
the size of the project site, road network should result into a hierarchy of
functions and should define and serve the subdivisions as one integrated
unit.
b. Roads complemented with pathwalk within the subdivision must be so
aligned to facilitate movement within and in linking the subdivision to the
nearest major transportation route and adjacent property.
Whenever there is/are existing roads within the project site which shall be
made part of the subdivision, these shall be improved in accordance with
the standards set forth herein.
c. Streets should conform to the contours of the land as much as
practicable.
d. Provisions of major street extension for future connection to adjoining
developed and/or underdeveloped properties shall be mandatory and
integrated or aligned with existing ones, if any.
e. Streets shall be so laid out to minimize critical intersections such as blind
corners, skew junctions, etc.

Section 6. Building Design Standards and Guidelines
Projects incorporating housing components shall comply with the following design
standards and guidelines.

A. Single-Family Dwelling (Applicable for both Economic and Socialized Housing)

1. Lot Planning

a. Access to the Property Direct
Access to the single-family dwelling shall be provided by means of an abutting
public street or path walk. However, path walk shall only be allowed as
pedestrian access to property for Socialized Housing projects.

b. Access to the Dwelling Unit
An independent means of access to the dwelling unit shall be provided without
trespassing adjoining properties. Acceptable means of access to the rear yard of
the dwelling unit shall be provided without passing through any other dwelling
unit or any other yard.

c. Open Space Requirements
Open spaces shall be located totally or distributed anywhere within the lot in
such a manner as to provide maximum light and ventilation into the building.















LAWS AND POLICIES



















































EXAMPLES
INTERNATIONAL


Mont Timah, Cluster Housing: Singapore Residential Building
Mont Timah is set against the backdrop of a hillside verdant with tropical vegetation, on
a site which tapers narrowly at the far end. The architect found an innovative way to
organise the strata landed homes by creating a series of pinwheels. Each pinwheel is a
cluster of 4 houses, pivoting around the centre core housing private lift shafts for each
apartment. The pinwheel design is architecturally and structurally efficient and was key
to the success of the design. It gave the designer endless flexibility in design to optimise
views for each house. The layout created gaps and breathing spaces within the
grounds.
The landscape was able to take advantage of the design to create a lush and intimate
environment which blended with and extended the presence of the natural
surroundings.
It comprises of 8 blocks of 3 storey residential building with basement carparks,
swimming pool and amenities such as childrens playground, wading pool, clubhouse,
outdoor timber decks, and landscaped outdoor areas. In the vicinity are cycling and
trekking trails leading to Bukit Timah Hill, as well as the Hindhede Nature Park. The Bukit
Timah Shopping Centre and Beauty World Plaza are just close-by, along Upper Bukit
Timah Road.
The cluster housing development explores the notion of living at proximity with nature.
With a site of 7,843sqm, the entire development manifests in clusters of dwellings,
arranged around a 25m lap pool and lush greenery. These clusters are arranged in
descending terraces, following the sloping profile of the site.
Articulated forms and generous fenestrations which maximize the view of the forested
surroundings are characteristics of the development. The choice of materials of off-form
concrete, wood and natural stone is in character with the rustic surroundings, giving a
sense of honest materiality to the development.

INTERNATIONAL


Winterpark Cluster Housing
The design consists of twenty detached houses and was constructed in two stages
between 1970 and 1974. Gunns residential project is described as an outstanding
example of careful design extended into a consideration of the importance of
landscape and open space and, ultimately, the presence and feel of a place
Winter Park is a carefully planned development in which group of houses are sited to
optimize available land in more efficient and environmentally sensitive method than
that provided by the normal rectangular grid lot suburban subdivision. The project was
built in two stages due to a capital cost and excess land was combined to provide
communal open space. Houses are sited to relate with each other, to optimize privacy,
solar orientation, views and physical conditions. Winter Park compromises of four groups
of five houses that are located around communal car and pedestrian access ways,
and each dwelling has a private garden in addition to a large central communal
recreation space. The central idea was the free sitting of houses, private garden and
communal open space to achieve an integration of the built environment within the
most efficient use of land.
Ellis Stone was the landscape architect for Winter Park, making it his last major project.
The original design was recreated by over-planting species that were not considered in
Stones intent.
Half the site was retained as open space. The balance was oriented to parkland
through loop roads with vacant blocks on the park side, so that the streetscape could
flow without visual interruption into the park. Inspired by American developments.





LOCAL

CAMELLA MIRABELA
One of the cluster communities within the already built Nova Romania an 18-hectare
prime residential Camella community with amenities that include a gated security
entrance, perimeter fence, a new clubhouse, swimming pool, gardens, playgrounds
and parks ideal for family gatherings and fun community activities.

LOYOLA GRAND VILLAS
Nestled between the hills of Quezon City and the Marikina River, Loyola Grand Villas
covers over 172 hectares and stretches from the Ateneo de Manila hillside, along the La
Vista and Ayala Heights subdivisions, and to the panoramic borders of the Capitol Hills
Golf Club and the Balara Filters.
The village provides a breathtaking view of the Marikina River and the Antipolo
mountain ranges. Its gently rolling terrain exudes a relaxing atmosphere in the middle of
city living. And yet, the village is just a stones throw away from the prestigious
campuses of Ateneo, U.P. and Miriam, and is a short drive from the best medical
facilities in the country like the Heart, Kidney and Lung Centers and the Lungsod ng
Kabataan Hospital.









REFERENCES

REVISED IMPLEMENTING RULES AND REGULATIONS FOR BP 220, HLURB 2008
REVISED IMPLEMENTING RULES AND REGULATIONS FOR PD 957, HLURB 2009
ARENDT, RANDALL. CONSERVATION DESIGN FOR SUBDIVISIONS, PAGE
60,68
HODGE, GERALD. PLANNING CANADIAN COMMUNITIES: AN
INTRODUCTION TO THE PRINCIPLES, PRACTICE AND PARTICIPANTS
IN SMALL TOWNS AND RURAL AREAS,
TRY CLUSTER HOUSING. HTTP://WWW.USEFUL-COMMUNITY-
DEVELOPMENT.ORG/CLUSTER-HOUSING.HTML
CLUSTER/CONSERVATION DEVELOPMENT.
HTTP://URBANEXT.ILLINOIS.EDU/LCR/CLUSTER.CFM