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Overcoming the limitations of the building sector through collaborative approaches in architecture and urban planning.

Introduction

The need for housing and infrastructure in Africa and the Diaspora is so great that it requires building more and at an unprecedented rate. The impact of the construction sector on the economy of African countries is positive in the short term because it creates jobs and hosts human activities. In the long term, it creates dependencies and economic fragility, and destroys the environment so critically that it is essential to build better. Finally, the weakness of financing in Africa and the economic constraints to which they are subjected impose building at a lower cost.

These seemingly contradictory demands do not invite us to give up the challenge or to lower our standards, but rather to think differently in order to solve the complex equation we are faced with.

Indeed, if building faster, cheaper and better seem to be three irreconcilable objectives, it is probably because we are trapped by a way of making our cities and buildings that we are used to.

Our EQOSYTEMIK series of guides, and this guide on collaborative approaches to the production of the built environment in particular, draw on the ingenuity of nature and the many carriers of change in the global south and elsewhere to present alternative ways of addressing the problems of cities and architecture in Africa and its Diaspora.

Ingenuity is indeed a skill that despite its spontaneous appearance can be acquired. It is a process that can be described because it has been systematically observed in the living world, embodied in the apparent tension of ecosystems towards survival and perpetual change.

Among the processes that characterize ecosystems, diversity, multifunctionality, redundancy, embeddedness in the biotope (environment), and the fact that many processes and individuals work in concert to provide environmental services have led us to see collaborative practices in all their forms as one possible manifestation of ecosystem ingenuity in the built environment.

This guide provides an introduction to these practices for people who are limited in their building projects by constraints in African contexts such as access to finance, cost of materials, control over land, and especially the difficulty of building environmentally sound projects that create local prosperity. It is also suitable for people who are not subject to these constraints but who wish to make better use of their resources to multiply their impact.

First, this document presents the general notions to understand collaborative practices in the architectural field and their benefits. After a presentation of the different ways of integrating participative approaches into the project, it focuses on the economic opportunities that can accompany the democratization of these practices. It concludes with a case study of an African project that embraced a more collaborative approach to overcome its financial limitations.

Aspects of the collaborative approach in architecture and urban planning: residents' groups, cooperatives and participation.

What do we mean by collaborative approach?

By collaborative approach, we mean any process of setting up, designing and carrying out an architectural or urban project that uses the benefits of pooling resources and individuals to improve the quality of the response to the order.

What are the similarities and differences between cooperative and participative approaches?

The usefulness of a cooperative is the formalization of the association of all or part of the actors of the project in order to achieve a common objective. It generally brings together the inhabitants and final users of the architectural and urban project.

When speaking of participation, we are referring to the degree and nature of the involvement of the various stakeholders (mainly the beneficiaries) in the design and implementation of the project.

A participatory design and implementation approach does not necessarily imply the creation of a cooperative. In the same way, the creation of a cooperative of inhabitants or users does not necessarily imply the participation of the latter in the design and realization of the architectural or urban project.

In any case, we can speak of groups of inhabitants or groups of users when we observe that they act in a concerted way within the framework of the project.

What is a cooperative?

A cooperative is a legal entity governed by law

Cooperatives are companies or legal entities owned and managed democratically by their members.

The distinctive features of a cooperative are its democratic management and its non-profit purpose. It is however possible for a cooperative (as a legal entity) to get involved in activities that generate profits in order to finance its own operation. It can also have as object the support and promotion of profit-making activities of its members.

The laws governing cooperatives vary from one country to another.

Some countries have laws specifically governing housing cooperatives. In this case, cooperatives are often used for the purpose of acquiring and exercising collective ownership of land and real estate. Members may enjoy real estate in return for renting their dwelling or premises to the cooperative or purchasing shares in the cooperative as a right of occupancy.

These models of collective ownership are different from co-ownership, where each member owns his or her own lot and a fraction of the common space in a building.

What is participation in architecture and urban planning?

Participation in architecture refers to a greater involvement of the project's stakeholders in the production of the project than is usually the case.

In the participatory project, we tend to widen the field of the collaborators of the project to include, for example, the future inhabitants of a building, the future employees of a hospital, or the community of a district being redeveloped.

This approach allows a better understanding of the needs of the inhabitants and users, which helps professionals to design the most appropriate projects possible.

The participatory approach is also used in the context of a project carried out by a group of people acting as project managers. Each stakeholder's particular needs in terms of the configuration of their private and common spaces become part of the project.

The perception of the participatory character of a project is relative. The definition of the degree of participation in a project is a function of the culture or practices of urban and architectural design and realization dominant in its context.

To take the example of the design of a hospital, a project manager inheriting a tradition where the architect designs alone will consider that questioning the future users of a hospital during the design process constitutes an important integration of the latter into the project. For another architect, starting the project with a dialogue with the inhabitants and allowing them to evaluate the project at each iteration can be considered as the normal way of doing architecture.

Participation can also be qualified by the need it addresses and the type of stakeholders it involves, which can vary depending on the project.

What is important to remember are the principles of participatory approaches: the diversity of expertise, the double role of user-designer, the pooling of resources, the collective intelligence. Whatever the collaborative approach chosen, the goal is to produce buildings that best meet the needs of their sponsors and beneficiaries.

How do collaborative approaches to construction contribute to building more, cheaper, and to providing a better living environment?

Mobilization of funding and limitation of project costs per participant.

Collaborative practices facilitate the mobilization of funding and the limitation of project costs per participant:

The association of a group of inhabitants to carry out a project can make it possible to limit the land surface necessary for the project and to reduce the structural costs thanks to a more compact project.

For example, a group of inhabitants who would otherwise have built individual houses can have strip houses or a small building with apartments built. On a larger scale, this can help combat urban sprawl and rapidly rising land prices.

Cooperative housing projects can help drive down the cost of healthy materials by making the volume of demand a bargaining chip.

In some contexts, healthier and local materials are still in minority use in the building sector and as such can be relatively expensive. The volume effect created by the demand for materials for the benefit of a cooperative or union of cooperatives can reduce these costs. A large demand can also lead to a reduction in the cost of renting or purchasing machinery for the manufacture of these materials by the cooperatives themselves.

The collaborative approach makes it possible to raise money that would otherwise be difficult to mobilize.

Project leaders can get around the obstacle of financing either by pooling their available or projected financial resources, or by crowdfunding, calling for donations or loans to finance the construction or purchase.

These methods of financing have proven their worth for community and commercial projects, and have made it possible to finance projects led by developers. They have yet to be developed for cooperative and participatory housing projects.

Collaborative approaches can reduce the cost of installing and connecting networks for new construction.

In contexts where supply and sanitation infrastructures are lacking, homeowners are often obliged to set up their own facilities to benefit from amenities such as electricity, sanitation and running water.

Acquiring control of a property and carrying out a construction project jointly with other members of a cooperative or a group of residents allows the financial burden of the work to be shared.

Cooperative and participative projects allow to reduce the land burden per participant and to limit the pressure on the legally available land.

In a context where only 10% of the land is titled and can be mobilized, and where land reforms are slow to be implemented, the construction of individual houses with gardens, which constitutes the bulk of housing production in Africa, can only lead to a brutal increase in land prices. The acquisition of land by cooperatives makes it possible to share the land burden (the share of land in the final cost of the project) by individual buyer.

Collaborative practices can promote the development of the developer's profession in Africa.

When a participatory project is set up using a developer to accompany a group of inhabitants, the developer is guaranteed to have buyers very early on in the project, which facilitates the search for financing.

The participation of the users or future inhabitants in the building site can allow to make savings on the workforce.

Improving the architectural quality of buildings.

Collaborative practices contribute to the improvement of the architectural quality of projects. Indeed:

The constitution of cooperatives or groups of inhabitants democratizes access to the services of construction professionals.

Today, 80% of new constructions in Africa are built without the intervention of an architect. Because of their collective dimension, participative projects generally have higher costs than housing projects carried out by isolated individuals and therefore allow the group to call upon architects. In fact, as the amount of work increases, the percentage of this amount dedicated to the fees of architects and other design offices decreases.

Collaborative approaches make it possible to better take into account the real needs of future inhabitants and to create qualitative and inventive housing.

The best practices in the field of participative architecture and co-design in general are to collect the real needs of the future users, in order to minimize inaccuracies in the understanding of the project data. This approach forces the future user to question his real needs and to make sure that he does not confuse the description of his problem with the proposal of a preconceived solution. It also leads the architect to take into account the final user and not a theoretical individual. It can thus increase the satisfaction of the final beneficiaries of the project. The integration of different perspectives and expertise sometimes results in unconventional architectural solutions.

The collective identification and validation of problems gives the participants the opportunity to evaluate together the solutions proposed by the project leader and his team on the basis of their needs, constraints and negotiation latitude.

Cooperatives are generally more aware of social, economic and environmental issues and therefore tend to create projects that have a better socio-economic and environmental impact.

The emergence of forms of participation in architecture has been linked to social and economic issues since the 1950s. Today, the resurgence of cooperatives is driven not only by the rise of inequalities in access to housing but also by the desire to bring responsible environmental practices to the community.

These practices are often at the crossroads of economic and ecological performance, such as the use of earth excavated on or near the site as a building material. Recent experiences in Europe show groups of residents holding to their environmentally friendly values even when they prove more difficult to implement than competing options. This indicates a capacity of cooperatives and residents' groups to be drivers in the adoption of more virtuous construction methods.

Designing a good community life.

Participation in architecture can be aimed at designing a way of living together beyond the realization or acquisition of a building.

This is most often manifested by the democratic choice of values that will be shared by the group and the drafting of a community life charter in order to promote peaceful and fruitful cohabitation.

Carrying out a project as a group makes it possible to control the shared spaces and the interfaces between the private and public parts.

The residents also participate in the design of the exterior spaces, the interface with the street and the circulation within the project. This is an opportunity to provide pleasant and secure outdoor spaces, whether or not they are open to the city, in urban areas that unfortunately often lack them.

Cooperative housing management makes it possible to limit the soaring land prices that threaten sustainable access to affordable housing for all.

Since the aim of cooperatives is not to make a profit, the price of real estate owned by the cooperative only increases reasonably in relation to inflation. This allows new residents to purchase housing rights years after the property is built at affordable prices, regardless of changes in the housing market. Thus, these practices contribute to creating an inclusive city and reducing inequalities.

Creation of economic and socio-cultural wealth

Collaborative practices can be used to create economic and socio-cultural wealth. Indeed:

Even housing projects can be made productive by including in the program profitable elements whose construction cost is shared among all members.

This can be done by renting out machinery acquired as part of the project, creating commercial spaces on the street adjacent or not to the housing, providing vegetable gardens, housing or spaces for rent, generating electricity, etc.

Real estate projects can be designed as part of a broader business strategy.

Agricultural or commercial cooperatives can also carry out real estate projects. In these cases, particular emphasis should be placed on the multifunctionality and adaptability of the buildings.

Collaborative projects can be an opportunity to offer services to the rest of the community.

Public spaces and seating, water points, electronic charging, or Wi-Fi access are all services that participatory or cooperative housing communities can offer to their city.

Community participation in an urban or architectural project promotes a positive perception of new projects.

When the inhabitants of a neighborhood or village are consulted during the urban or architectural design process and their opinions and expertise are taken into account, they are more likely to accept the project. Similarly, when residents are involved in the creation and design of their living space, they feel responsible for it and take care of it. The project can become their accomplishment and instill a pride that improves community psychological well-being.

The participation of residents in defining the aesthetics of their project can contribute to the creation of a local architectural cultural heritage.

Cooperative projects can bring more harmony to the city through the coherence of their construction in neighborhoods that lack stylistic unity.

Unconventional design approaches and community involvement in the formal development of a project can result in projects with a distinct identity that become a cultural heritage shared by the residents.

An example of this effect is the Dawiid Klaste Community Center, a project coordinated by South African architect Carin Smuts. The participation of the users in this project was done through the common definition of a program through consultation between the members of the community, and through the design of an aesthetic symbolizing the community, always at the initiative of the community. The participation on these two points leads to a multipurpose program (multifunctionality and diversity) and a unique aesthetic that creates economic opportunities by facilitating certain activities and attracting tourists.

The different forms of participation: contexts and applications

There are different ways of using collaboration to overcome project constraints depending on the context and the aspect concerned. As far as cooperatives are concerned, this can be expressed in the goals pursued (construction, financing or management of the building?), the internal functioning, or the relationship with the control of the land.

As far as the participation of the inhabitants in the design and realization of the architectural or urban project is concerned, the different practices are partly defined by the aspects on which the participation is focused. These practices are not mutually exclusive and can be adopted jointly for the same project.

Participation to the elaboration of the program.

This type of participatory approach is found in contexts where the designer, community, or government wants to improve living conditions in an area but does not know exactly what type of project can best contribute to that goal. This is often the case in neighborhoods with complex social and economic problems.

This approach is also appropriate when the community does not express a clear need, or when it seems impossible at first glance to meet the identified need. This requires a new analysis and reassessment of needs.

The aim of participation is to establish a dialogue between the members of the community so that they can express and agree on their priority needs. Together they define the uses of the future building.

Co-programming can also be used to determine the allocation of the additional square meters created in a participatory housing project.

The advantage of participation at the programming stage is particularly visible in projects of public interest, it increases the acceptability of projects carried by public authorities.

Participation in the design of spaces.

Within the framework of a housing project, the members of the group can express their needs in terms of surface areas, room configuration, orientation. They may also express more complex needs related to lifestyle and personal preferences, which lead architects to specify spaces more and more, submitting their proposals to the opinion of the participants as they go along. The architect must reconcile the different demands into a coherent project.

In some cases, the future tenants or buyers are presented with standard housing that they can partially adapt to their wishes.

This type of approach is also possible within the framework of the design of a public space project.

Participation in the aesthetic definition of the project

The definition of the aesthetics of the project by the future inhabitants goes without saying when the project is intended for their future housing. However, this type of participation can also be relevant when designing a public building.

In the case of the Dawiid Klaste Community Center (see box above), the residents wanted the project to reflect the symbols and spirit of the place: bull, windmill, giant scorpion. The aesthetics were complemented by a mural art piece, as mural art is emblematic of traditional South African architecture.

This type of participation must however be done in compliance with the rules of urban planning in force. While the aesthetic impact on the city or setting is potentially radical, the formal aspect of the project must be approved by the majority of the community.

In addition to future users and the local community, the process can involve local artists and craftspeople. Defining an aesthetic unique to the community in which it is located can foster a strong sense of identity.

Participation in the financing of the project

Calling on participatory financing is relevant in cases where:

One wishes to finance a profit-making project whose profitability is assured by loans. Indeed, bank loans are often offered at exorbitant interest rates in African countries.

We wish to raise funds in the form of donations for the construction of a building of public interest for disadvantaged people.

You want to pool the resources of several households to acquire goods or services that would otherwise be more expensive.

This should be done in the presence of a trusted intermediary, or in a context where community pressure can dissuade malicious individuals from misusing the funds collected.

Participation in the construction site before delivery

The participation of future users in the construction site is relevant when a reduced budget justifies entrusting to professionals only the tasks that can be carried out only by them, or to reduce the use of expensive labor to the minimum.

The people who have a personal interest in the realization of the project (future inhabitants and their relatives, beneficiaries and members of the community) are used to participate in the construction.

For this type of project to be successful, it is important to ensure that the co-builders understand the project sufficiently and are minimally trained to make minor decisions on site. This is especially important if they are involved in the structural work.

An experienced professional should design the project in advance, taking into account the participation of non-professionals in the project. He or she must have set a clear framework for user participation.

Participation in the work site is a way for the users to take ownership of the project and feel responsible for it. It is an opportunity to train community members in the construction trades.

Participation in the evolution of the project after delivery

In this case, the building is delivered partially completed and is designed in such a way that it can be expanded or raised. Another variation of this so-called incremental approach is the delivery of a volume that can be later fitted out by the inhabitants through the realization of floors and vertical circulations.

This is relevant when the construction budget does not allow the need to be met in terms of surface area, but when the inhabitants clearly have the capacity and the means to complete their dwelling as they go along.

This approach requires that the possibilities for structurally safe extensions and aesthetic rules have been defined during the design phase and that the more complex do-it-yourself technical work such as the installation of water systems is carried out in the delivered part of the building. Structural choices that allow for freedom of interior design should be favored.

The benefits of this approach are faster delivery and lower costs for the developer, the cooperative or the public owner. It also limits household debt and gives them the opportunity to live in a home large enough to accommodate their entire family.

It should be noted that this type of participation is criticized because of concerns that the disparity between the housing extensions will detract from the overall aesthetics of the project.

The answer to this objection is that although architectural culture seems to be lacking in contemporary cities in the global south, humans have been self-building their homes for a long time and have left us with beautiful examples of architecture. A supervision and training of the inhabitants can avoid such negative effects.

Economic opportunities related to collaborative approaches to urban and architectural projects

According to the World Bank, each real estate project creates an average of 5 jobs in Africa. But this is not enough for the sector to contribute to sustainable prosperity and turn its negative effects into positive ones.

The democratization of collaborative practices and the economic opportunities that come with them can be the key to disengaging the construction sector. The collaborative approach can foster the emergence of actors essential to a healthy construction ecosystem by increasing the volume of construction, creating new needs and stimulating the demand for economically, socially and environmentally sound architecture.

Below we present some of the economic opportunities that the widespread participation and growth of the cooperative movement can directly or indirectly create in the building sector.

Education and training

The increase in the number of people capable of carrying out a real estate project will lead to an increase in the demand for the services of architects.

It currently takes about 6 years to train an architect, and about 10 years to become an experienced architect. To meet the demand, we will have to find ways to train architects as quickly as possible and meet the immediate demand, while training other professionals in the sector. Some opportunities to be seized in the field of training will be :

The development of on-site training in the building trades will take advantage of the increase in the number of building sites.

The development of pre-training courses in architecture schools and in the architectural trades as an option from high school allowing equivalence (entry into architecture school in the second or third year) as well as apprenticeships in architecture schools in order to graduate professionals ready to enter the job market.

The development of a self-training offer to meet the need expressed by project owners to train themselves in project management in order to master the project, even when accompanied by professionals.

Trusted third parties

Transparency and security tools must be put in place to overcome the trust deficit that characterizes unproductive economies and could discourage collaboration. These could be :

The implementation of participatory project management platforms that allow for transparent viewing of:

Everyone's financial contributions and the use of common funds

The recruitment of members in the cooperative or the group of inhabitants

The sharing of documents related to the project

Modifications of their housing units by the inhabitants etc.

The emergence of intermediaries specialized in the purchase and securing of land such as solidarity land offices, or companies specialized in land titling.

The establishment and consolidation of decentralized platforms to certify the ownership of land.

Legal and financial services

Some economic opportunities in the legal and financial fields are :

The development of notary activities.

The creation of law firms specializing in real estate projects and the securing of land, the drafting of contracts between cooperatives and their partners.

The creation of real estate loan offers at reduced rates fed by NGOs, micro-credit institutions or private investment funds.