BenCab: A Day with the Master

5/9/2009

Last Saturday, my buddy, Toto Ricafort, and I went on a bike ride to Baguio. We would meet with the renowned national artist, Benedicto Cabrera (BenCab), in his personal museum along Km. 6 Asin Road, Tuba, Benguet, some 15 minutes from Baguio City. Known only to a few, this small town of Asin is a wood carvers’ village.  Other artists have settled here as well, such as Peter Pinder, an artist who specializes in leather craft and fibreglass sculptures.  Even my father, an architect and artist in his own right, likewise has a cottage in this village.  

Several articles have been published about the remarkable works and achievements of BenCab, but not so much on the architecture of the BenCab Museum and his studio within, which I found quite unique. I chanced upon the structure a year ago when it was under construction and was surprised that a development of this magnitude was ongoing in a small town like Asin. I confessed to him that I had been sneaking in to look over its progress and each time to marvel at another work of art. 

It was a beautiful Baguio morning when we got there a few minutes earlier than our scheduled appointment. BenCab was still doing his rounds around the property which is really quite a spread, as it extends to the other side of the valley.  He then took us to a promontory beside a beautiful waterfall that serves as a natural boundary defining his area. To match the allure of this cascade, there is a brook which can be viewed from his bedroom and studio on the opposite side of the grounds.  It is soothing to constantly hear the sound of falling water everywhere you go. As we walk along the terraced garden, he tells us about the vegetation and seems to know each plant by name, which leads me to another discovery: our national artist is also a gentleman farmer at heart. I guess one cannot be a great artist unless one appreciates nature as well. With the fertile land, great scenery, cool weather, and natural flowing water around you, creating art is probably just a step away.

BenCab acquired the property eight years ago, with a first parcel of land of 2000 square meters. Within three years, he was able to buy the adjoining property, thus expanding to some four hectares.  Since it is situated along two sloping hills, the spread appears much larger than it actually is. Stone ripraps are used for slope protection and is similar in appearance to the popular rice terraces of this region. He commissioned the local craftsmen to lay the stone walls and also made use of vegetation indigenous to the area to cover his landscape. Outside his walls, you can catch a glimpse of the mountain farm life where the locals still carve the slopes into flat surfaces for planting.

Within his property, the focal point is the gazebo in the middle of a duck pond.  The surrounding area is dotted with authentic Ifugao huts. He is still building another structure which shall be used for meditation and group activities like yoga and tai chi.

The Treasure chest

Through the years, BenCab has painted and acquired a collection of treasures; and to house treasures one will need a treasure chest.  That is what the museum structure is all about.  With its modern lines and maximalist façade, the light grey structure with black slate and streaks of red is not meant to blend with the surroundings, but rather complement it.   It stands out amidst the indigenous elements within and around it. He gives credit to his architect, Raymund Sarmiento, for interpreting his ideas successfully while still allowing the architect to express himself in the design. Geometric shapes that defy norms are among the prominent features. This is clearly seen in the curvilinear roofing balconies and asymmetrical facade.

Museum guests start the tour from the upper level. As one enters the lobby, one can already glimpse the essence of his work. The clean lines and simple background invite the eye to focus on the collections rather than the building. The layout of the museum follows a natural order that makes it easy to navigate even without a guide. From the lobby, the exhibition halls are quite accessible; these are the BenCab Gallery, Cordillera Gallery, and the Galleries for Philippine Contemporary Art. Smaller exhibition rooms contain other collections, such as the Maestro Gallery, Erotica Gallery, Print Gallery, Gallery Indigo, Sepia Gallery, and the Larawan Hall.

Large windows give an opportunity for his visitors to appreciate the mountainscape after going through his works and collections. These also enable natural light and fresh mountain air to lift the atmosphere inside. Railings made of light materials make for an unobstructed view.

Afterwards, he proudly offered us a taste of the BenCab brew at the museum’s Café Sabel, which overlooks the garden and the duck pond.  The café offers fresh and natural food including some local delicacies.  The coffee beans were grown, harvested, and brewed on site and the brew is definitely one of the best I’ve had.

Private enclave

When asked which of all these was his favourite spot, he took us to the inner sanctum, his private enclave, where his studio and residence is found. As you enter the inner courtyard, the favoured guests are greeted by a beautiful rock garden and a pond designed by Bobby Gopiao. The building houses his home and studio, which was designed by another architect, Edwin Gagarin. On one of the balconies just outside his bedroom is the artist’s favourite spot. We were surprised that the view was even better here than in any of the other picturesque locations. This moved me to ask if the beautiful scenery inspires him to work even more. Our witty host with a great sense of humour replied: “Not really, because it makes me want to just sit here and admire the view”.

In our short meeting with this great artist, his humility and sincerity became evident. From the way he spends time with the people he meets, his promptness in our meetings and by the way he speaks of and gives credit to the people who have helped him, he shows an intrinsic respect and generosity for others. Even without the treasure of his talent and artistry, merely by the person that he is, he still inspires and will continue to inspire others.

Towards Energy Self-Sufficiency

4/2/2009

Last March, there was an eco exhibit at the SMX Mall of Asia featuring alternative sources of energy. These were pretty much the things described in my previous article, which are definitely the better option to reviving a nuclear power plant. Clearly, many people are concerned about the environment and the enthusiastic response to tapping nature-friendly solutions is an encouraging sign. Viewing the offerings at the exhibit gives us fresh ideas in re-designing our homes to better face today’s energy challenges. The real test of the effectiveness of our power sources is in how little these deplete our irreplaceable natural resources, how small its human footprint will be to the global environment.

In the exhibition, the solutions forwarded did not only involve adopting alternative sources of energy but also finding ways to use energy wisely. For instance, new-generation energy-efficient lighting systems were showcased, now more affordable than ever. Using fixtures such as these would cut down the homeowner’s power consumption, effectively illuminate his home, and ensure a longer life span for his bulbs. A great invention featured was the bio-fuel extracting equipment. These were machines that could convert seeds into diesel fuel. They have paints that can reflect heat almost completely, thus helping to keep homes cooler. Aside from solar heaters and solar panels, there were air-cooling systems powered by solar energy. One of the most popular demonstrations was the hybrid, which is a system wherein energy is collected by wind turbines and solar panels combined, producing 1000watts per hour, which is enough to power 20 8-watt pl lamps, 3 electric fans, one small refrigerator, and possibly a TV set. This hybrid system costs approximately P180T, half the price of what it was five years ago. Like most technological marvels that reach their prime, these will be even more affordable soon.

Some of the new products promise to reduce the use of energy by regular appliances, enabling homes to become more energy self sufficient and no longer reliant on power grids. The best news is that most of these can be used in an ordinary home right now.

We have patterned our lifestyle along the western way, so much so that we have become too dependent on electricity. We have been spoiled by our reliance on all our home appliances, such as refrigerators, air conditioners, microwave ovens, washers and driers. With global conditions as they are, now seems to be the appropriate time to turn to energy efficient appliances and, if possible, to implement changes in our living habits, particularly those that are wasteful. For example, instead of using bathtubs, showers are less wasteful. Cooking habits likewise can do with some improvement. It is healthier to eat raw or half-cooked vegetables, an approach which actually retains most of its nutrients. In the case of laundry, instead of wearing clothes that need ironing, we can shift to those that are classified as ‘wash-and-wear’. In designing our homes we could look for ways to exploit solar and wind energy, maximizing natural light and air flow. Although it may initially seem difficult for us, the times call for change. With these changes, we can reduce our energy requirements considerably. All it takes is the first step: our decision now. 

Choosing Power Sources for a Safer Community

3/23/2009

In choosing property, one primary consideration is safety. Establish a safe community and the value of land rises. Create a dangerous environment and no one buys. How would people feel if their next door neighbor turned out to be a fireworks factory? Would they be able to sleep soundly at night? 

On a larger scale, how would they feel if it was a nuclear plant where a meltdown can affect towns and cities for miles around, including Metro Manila, and wipe out our entire ecosystem and life as we know it? Factor in the risk of one that is run by a profit-driven group in this third world country of ours, within spewing distance from a volcano that recently erupted, housed in a 40-year old unused, unmaintained, untested facility beside the sea, where corrosion is your number one enemy?

Unfortunately, this is the real scenario being veiled by proponents of the movement to activate the old Bataan nuclear power plant, a symbol of corruption during the Marcos regime, which I hope does not become the product of corruption today.  They want to use an old behemoth that had been mothballed for decades, plug in millions of taxpayers’ money merely to study its feasibility, and eventually strong-arm the people into maintaining and patronizing it. Naturally, these schemers will not inform us that the nuclear facility will need billions of pesos more to repair, upgrade, and maintain. They will hide the fact that it will require millions of dollars to keep up the supply of uranium for its operation, again creating a dependence on foreign markets since this is another mineral we do not have.

The same amount earmarked for the study could instead be used to research alternative sources of energy. The budget could go a longer way and be put to better use. More socially-motivated men should be tapped to study other options, rather than paid hacks who can misinterpret the figures if the price is right.

Our country is blessed with abundant natural resources and a good ecosystem. If not for rampant illegal logging, our watersheds and dams can generate enough power to sustain our needs. So instead of water being channeled to generate useful power, it now buries entire villages and destroys mountainsides. 

We associate winds to typhoons and destruction. But if we harness wind energy, it can augment some of our power needs. If instead of those distracting billboards we had erected wind turbines, we could have been able to generate enough power in the countryside to light their roads. 

Geothermal sources are also aplenty. We practically sit atop a volcano. These hidden dynamos are scattered throughout the country and can be tapped to supply power to the cities around them.

We complain about the lack of job opportunities but there is an alternative source of power that can create a lot more jobs and open new prospects in the agricultural sector. This is known as bio-energy.  We definitely have the manpower and the skills for this; we have the land and the most ideal climate. Instead of using the government budget to rehabilitate the nuclear plant, we can develop our bio-energy in crop production. Dr. Jose Cruz, one of the leading experts in alternative energy, has a comprehensive study on this. 

We complain about the heat of the sun, but this is another major source of energy which may be explored.  Developers can give incentives to the people who make use of this energy through rebates and special considerations.  Solar heaters, solar air-conditioning, and solar power technologies are now available and cheaper than they were a few decades ago. Significant effort must be put into developing home designs that are energy efficient and more suited to our country.

The public sector and construction regulatory bodies must conceive policies to discourage fuel consumption-intensive processes. After all, progress is not measured by the amount of energy consumed, but the quality of life that comes in its wake. The energy sources we tap today must be sustainable for future generations. Not only will our neighborhood today be cleaner and safer, we will also ensure our place as responsible stewards and residents of tomorrow’s community. Working with nature, this is the only way we can raise the value of our property in our corner of the world.

You Know it's a Pinoy Home If...

3/6/2009

Most Filipino contemporary houses are patterned after western style homes, at times, to the point of impracticality. Often, our real needs are ignored just so that the house is “nasa uso”, making the homeowner “in”.

Specific countries have their own idiosyncrasies or style and their traditional structures generally address their needs. In Japan for example, the “Ryokan”, a typical Japanese house, has some features unique to the Japanese: a place to remove and store shoes, rooms covered in “tatami” mats, minimal low-to-the-ground furniture and other features that can be quite strange to westerners. Similarly, in Batanes, our very own Ivatan houses have almost no furniture inside, enabling multiple uses for the main areas: for dining and entertaining during the day and for sleeping at night. Again, the indigenous houses of the Ifugaos are just as flexible, as well as the houses on stilts of the Badjaos. But as Madonna says in the words of her popular song, we are living in this material world; and so, all the must-haves of the idealized western home fill up our domestic wish list.

True, our homes have evolved out of so many different influences.  From the heavily-carved furnishings of the Spaniards, to the brocade and lacquer ware of the Chinese, to the steel, glass, and plastic of the Americans, we still keep a hodgepodge of foreign touches in our homes today. Too bad the Japanese did not stay here long enough to gift us with their love of restraint and serenity, when, in fact, the decorative instinct of our native tribes seem to have the closest resemblance to their simplicity and naturalness.

The sad part is that we seem to have gotten stuck with the past and persist on old norms, even when these have become impractical.  It is hard to accept but it may be true that it is our nature to be complacent, merely accepting how things are and just working around it.  Look at the designs of our jeepneys, for example. Considering how many hours the driver spends behind the wheel of his vehicle, the total lack of ergonomic comfort of the jeepney seat is horrible. The vehicle is neither weather- and pollution-resistant for its passengers and is, sadly, quite inconvenient to enter or exit. Yet we still see this WWII invention plying our streets and it has even become a Filipino icon.

Sometimes our homes are the same. We are stuck with areas that are not very usable but are there because it is common in the West. But the good news is that it's never too late to design the right home for the Filipino.  All one needs is to think, be innovative and bold, and focus on what one needs and not what one only sees on television. This is why the organizers of the competition, "Ang Pinakamagandang Bahay sa Balat ng Lupa" are a lot to be admired. They have conceptualized an architectural design competition challenging local architects to design the real contemporary Filipino home. The competition is spearheaded by the University of the Philippines.

In analyzing the Filipino home, the designer must consider several factors. You know it is a Filipino home if …

Cleanliness is a natural trait. Often, the shoes worn outside are not the same footwear for inside the house. When shoes are left outside the house, storage space should be provided for these.

Eating is a favorite past time. It is an activity that goes on almost the whole day and, many times, does not have to interrupt the viewing of favorite TV shows. Some people would like a spot for a TV set in the dining area and, probably, enough bench space to stretch out for an after-meal siesta. It also means we must give priority to dining rooms more than living rooms. Dining rooms must be set up like an extension of living rooms.

Filipinos love to decorate their walls. In the dining area, there is usually an image of The Last Supper or a display case of the family’s prized dishes or mementoes. A wall and shelves for these distinctive decorations must be provided.

Filipinos love to eat bagoong, daing, dried pusit, and all the delicious, smelly stuff.  The kitchen must be properly ventilated to get rid of the odor.

Filipinos are very hospitable. There is always an array of guests, relatives, friends, and relatives of friends, to entertain. And for certain, serving food is a big part of the equation. When the ubiquitous guests leave, the hosts are left with lots of dishes to dry. A “banguerahan” or dish-drying area may be the best solution.

Filipinos have been segregating and recycling for ages, storing “bote-dyaryo” for resale to junk shops.  It's about time to plan to make this task easier. Segregation bins must be made more accessible, even from inside the house.

Filipinos are a hygienic lot and take a bath for long periods. There is frequently a "tabo and balde" inside the toilet. A sufficient replacement or storage must be worked in. In addition, a bench or some seating may be provided inside the area to make this "ritual" more comfortable.

Filipinos love fashion and dressing up. In our climate, sometimes we need to change clothes more than once a day. You may then see a kilometer long laundry line behind the house. An innovation is to provide a drying box which makes use of the heat radiated by the refrigerator to dry clothes.

Filipinos are a talented race and love music.  You can hear them singing from the other side of the road. A space for an entertainment center, such as karaoke, DVD player, and play station must be provided.

Devotion to God is given high importance. Maybe, it would be good to put an altar or prayer area in the center of the home. Seating could likewise be provided for longer prayer times.

Filipinos are family-oriented.  We enjoy our extended families and know each one to the nth degree.  As a help to our families in the provinces, our homes become like hotels where they can stay when they are in town. Because of our hospitality, we sometimes offer our very own rooms.  Day beds could be a solution, situated in the family room or living area.

Filipinos cannot live without rice. Proper rice storage must be provided, as well as a pantry large enough for a cache of canned goods and cooking condiments.

Due likewise to the changes in demographics, wherein more women work outside the home, parents need to take turns in the kitchen, while multi-tasking the tutoring of the kids, caring for infants, plus other housework. So it could be a great idea to set up a corner where the children can study or play quite near the kitchen.

These days, there are some homes left locked up when the homeowners leave for work. This used to be unthinkable in the city, but is now becoming more and more the norm. Security of homes must then be a prime design element. In our country, homes in the cities may be very different from the homes in the countryside where the air is cleaner, breezes are cooler and the neighborhood is safer. In the city, you may have to contend with an enclosed house, for security, privacy, and respect for rights of people living next to you, whereas in the countryside you may opt for something more open.  Not all have the luxury of space in the city, or the feeling of security. The design then must be sensitive to its environment.

To rediscover the design requirements of the contemporary Filipino home amid the jumble of influences requires the designer to look at the traits and practices of the average person. Only then will the home be both the cozy nest and the perfect palace for the modern Filipino. 

The Formation of a Good Architect

2/18/2009

The UST College of Architecture is hosting a grand alumni homecoming on February 21, 2009. This gave me a fine excuse to visit my alma mater, partly to reminisce and recall the fond and not so fond memories of my time within its halls, and partly to look into that venerable institution that has helped produce many of the country’s best builders. I was pleased at the significant progress that had transpired since I was there several years and pounds ago. For one, the College of Architecture no longer squats within the engineering building, but has its very own building designed by an esteemed professor and former dean, Arch. Yolanda Reyes. The college population has grown to over 2000 students, now all housed in air-conditioned classrooms. Gone are the days when our drafting table tops were half-torn plywood boards, pockmarked or smudged with graffiti. Whereas before our professors had to compete with the blaring horns of jeepneys along Gov. Forbes and Espana and the glare and smog of a bustling city, today’s classrooms are all more conducive to studying, equipped as they are with LCD projectors and modern classroom amenities. The CADD rooms, where the intricacies of computer-aided design are unraveled, provide a personal computer for every student in the class. In addition, the teachers’ jobs have become a lot easier because the faculty is equipped with checking scanners that can help them correct test papers. It is also very fortunate that the college is being run by a roster of highly-qualified educators. This gives me a lot of confidence to encourage my youngest daughter to pursue a course in architecture here in the near future.

I had a nice chat with Dean Jojo Fernandez, who is on his third year at the helm of the college. Dean Fernandez may be best described as a soft-spoken, no-nonsense professional, very much like his father and my professor, the late Arch. Antonio Fernandez. He has been in the faculty since 1998, pioneering the teaching of CADD classes in the college of architecture. He then became college secretary and was eventually appointed as dean. The young dean explains that his appointment does not mean that there is no one else qualified for the position. He believes he was chosen, despite his age, not just because of his teaching and professional experience but because of his experience as college secretary, which honed his skills in management and administration. Though an architect, Dean Fernandez chose the noble path of educating and training the future architects of our country. His stewardship has seen the initiation of many improvements in that process of formation.

During his term, he has introduced programs that considerably increased the efficiency of the faculty. One such program is the departmentalization of major subjects. This system of regular, standard testing monitors not just the performance of the students, but of the teachers as well. Another proposed program is the accreditation for the US-based National Council for Architectural Registration Board. The objective is for the school to be at par with architectural schools abroad. Once accredited, the graduates and their efforts will be recognized by the US licensure board. This initiative will give the college better insights on what to improve on and what other systems to develop to remain competitive internationally. He claims that UST is ready to accept and form those individuals who are truly serious with their studies and able to keep up with the challenging workload.

To further direct the students’ skills, they are introducing three specializations as part of the course electives, namely Environmental Management Planning, Conservation, and Building Systems. This allows the scholars to choose their field of specialization, so they can focus on it. Another project envisioned is the regular conduct of aptitude tests to make sure that only those who are really right for the profession may continue in the college. This would enable the students to know early on if this is the right career for them, so as not to waste valuable time and effort. It may also weed out those who would ultimately pose as liabilities to the public.

Although five years is not enough to make one a good architect upon graduation, a true education gears one towards learning how to learn more and to be able to evaluate intelligently what one gleans from experience. The proof of effective learning is in being open to different concepts, a willingness to try out new approaches, with the intention of improving what one already knows. In truth, there is no school anywhere that can teach you all the design techniques nor inform you of all the available building materials. But the best school is the one that opens the individual’s mind to discovering, analyzing, and practicing better ways, novel methods, and fresh innovations. When our educational institutions can form students such as these, then a bright future for our profession is assured. That is what truly makes a good architect. 

Manufactured Homes

2/5/2009

In property development lingo, we encounter words such as “affordable homes”, “low cost projects”, “mass housing”, etc. By their names we create a general idea of what they claim to provide. But do we really? Affordable houses: but affordable for whom? If you quote a low cost unit of P750,000, how many of the masses could afford it?

While it is true that P750,000 falls within the range of some loans offered by the National Housing & Mortgage Fund, undoubtedly, it would be better if developers could offer even much lower-priced products. Unfortunately, though, when we say low cost, it often connotes low quality. From that point, therefore, is where we must boost our effort toward improvement and innovation.

One way of creating quality low cost homes is by mass producing homes in factories, then delivering them, and assembling on site. These are called manufactured homes. Manufactured homes, as culled from online sources, are the pre-fabricated shells or external walls with standard measurements and fixtures, transported to the place where they will be occupied, significantly shortening the completion time of home building. Because the shells are transportable, they are necessarily lightweight. However, they can be set with masonry or steel bars at base to make them structurally sturdy. They can also be permanently anchored to a prepared foundation, including sewage and plumbing systems. Then, it is a simple matter to lay out the desired flooring, connect electrical cabling, and put in the optional details identified by the homeowner, such as moldings, light fixtures, cabinetry, and additional painting.

However, these have not yet been used extensively here in our country, but it could turn out to be a good idea. According to mobile homes specialist and marketer, Mike Debler, one out of five houses in the US is, basically, a manufactured home. He claims that there are several kinds and models from which to choose, available in a variety of sizes, from 900 sq.ft. to over 2000 sq.ft. There are even two-storey models to consider. What makes it so popular, of course, is that there is always a particular type that can fit anyone’s budget.

Some of the most common constraints to building your own home, aside from the prohibitive cost of materials and labor, are the protracted project period and the time-consuming details to attend to all throughout construction. Do you not wonder how builders abroad can put up a regular house with just a small construction crew and merely a few weeks of work? That is one other advantage about which manufactured homes can boast.

Debler attests that it just takes a few days between choosing from among the model homes and delivering the product ready for assembly. Another plus is that manufactured homes can be relocated. In the US, they merely have to attach wheels to the axles on the frame and tow to the site. This scenario brings to mind the Filipino image of “bayanihan”, wherein the village folk would carry a house on their shoulders to move it elsewhere. By necessity, then, manufactured homes are initially made of lightweight materials, wood and dry wall; but based on US standards, these still have to be able to withstand winds up to 130 mph. But this likewise means that these are not as structurally strong as our regularly built houses. In addition, this type of houses does not appreciate in value; only the lot on which it stands does.

On the other hand, since the main components of the house are factory made and done in a controlled environment, quality can be assured. The manufacturer will hire specialty subcontractors or workers who can master their phase of the job, ensuring efficiency and quality. The purchase of building materials is centralized, done in bulk, and therefore, cheaper. The downside is that it promotes a cookie cutter concept. One house could look exactly like the next. However, nowadays, this is not an issue anymore. Many of the regular developments have row upon row of houses with identical shapes, color, roofs, and finishes. It only takes some imagination and personal styling to turn these manufactured homes lovely and unique.

Trailer homes and mobile homes are classified under manufactured homes. Sadly, a lot of movies show trailer parks in a bad light, somewhat like our slum areas. But in spite of the negative publicity, a well designed manufactured home can be the better answer to the huge demand for low cost homes. With creativity, these may change our mass housing areas favorably. With careful study, these can be fortified to withstand our local conditions. With proper administration, manufactured homes can be many of our countrymen’s dream homes come true.

A Sigh for Old Manila

1/21/2009

Have you ever seen gold in its raw form, a diamond in the rough, or an heirloom piece among a pile of junk? It may not be obvious to the jaded eye, but in the midst of the city of Manila, it is certainly there. That's what I see whenever I visit old Manila. Last weekend, I accompanied my daughter to the Binondo, Escolta, and Sta. Cruz areas in Manila.  Thankfully, it was a weekend, so the traffic was lighter; and at around 6:30am, there were less people about than usual. At that time of day, the structures were more noticeable. Unfortunately, the metro aides had not yet finished their routine, so that the roadways were littered with trash. Because of the lack of public toilets, I saw street urchins doing their thing on the sidewalks. I could only sigh in desperation.

Traces of the Old City

However, traces of the architectural lines of the old city could still be glimpsed, such as in a few fountains with fine, though blackened, stonework, some pockets of public parks with century old trees, the ever-imposing churches and quaint Spanish-inspired houses. These are the gems that can still be perceived, but only if you look closely. Sadly, what is left of our early architecture is coated in grime, swathed in electric cables, and obscured by billboards. These are genuine antique structures which show Manila's grandeur, now long forgotten. The plazas are still standing, but could hardly be appreciated because of the traffic, the noise, the pollution, the signage, and the garbage. Some have been demoted to being merely transportation depots. They have been neglected due to unrestrained commercialism.

If your intention is to shop, there are still a lot of interesting places in downtown Manila, such as the Tutuban Station, re-developed and given a new lease (and role) in life, the bustling handicrafts market under a historic bridge (Ilalim ng Tulay), and the once-upon-a-time upscale Escolta. But these are unappetizingly masked by electric cables, signboards, and soot.

There were two construction materials introduced by the American forces during the war that could be said to have practically wiped out our local architecture. These are galvanized iron sheets and plywood. If these materials had not been introduced and allowed to flood the market, most of our roofing could still be made of clay rather than unsightly tin. Our roofscape would be quaint terra cotta instead of that heat-absorbing, rust-prone metal that undoubtedly contributes to global warming. Our walls would have been made more of bricks and stone, instead of cement; our doors probably made of solid wood and not painted plywood.

But history has already been written and there is no point in crying over spilt milk. Be consoled that the gem is still there, though soiled, pockmarked, and buried in rubbish. It is up to us, hopefully enlightened ones, to redeem our heritage, revive the grand structures that are still standing, and vow to maintain this historical city. With better maintenance, the area could become more pedestrian- and shopper- friendly to a wider market, enticing both local and foreign patrons. Steps could be taken to improve the ecological balance in the surroundings by putting more plants and trees and reviving the waterways. Only if we do our part—by not haphazardly disposing of trash or posting bills anywhere and by electing officials who have the will to translate the vision of a grand Manila into a reality—can the sigh for our city be one of pride and pleasure. 

Discovering Opportunities in 2009

1/16/2009

2008 was a good year for property developers. It was probably the best of the last ten years.  Sales were brisk and everyone was happy.  It did not matter whether the development was for the lower-, mid-, or high-end market; they all sold very well.

However, doomsday analysts are painting a rather bleak picture for this new year, which only goes to show just what they are: doomsday analysts living up to their name. These purported oracles are so “good” at what they do that they can find a sad scenario even for the very positive things that have happened in the last year. To them, a drop in oil prices forebodes horrendous traffic jams or a reduction in prices of construction materials translates as ill news for the manufacturers. Nothing escapes their glum prognosis.

I believe there are endless opportunities for everyone in 2009.  Although the US is sunk in a recession, we may not be as severely affected as predicted. Why is that?

For one, we are not as dependent on the American economy like we used to be. There was a time when most of our exports, like decorative handicraft, accessories, and furniture, were geared solely to the US market. Although we suffered when they tightened their import quotas with us, we were encouraged to cultivate other partnerships, particularly China. The breakdown taught us to be independent and not reliant on a single market. In addition, the negative publicity China has been getting due to the quality of their products gives us somewhat of an edge; it offers our products as viable alternatives. For the property sector, this could mean the establishment of more factories and industrial zones.

Second, we Filipinos are very resilient.  We have been immersed in crises countless times over the past three decades-- from dictatorships, to natural calamities, to flailing economies, to varying levels of coup de tat-- so that we are now considered crisis-ready, if not crisis-worn.  In fact, we are the experts in crisis situations and are sought out by other nations as consultants in dealing with seemingly impossible situations. Similarly, our other skills as planners, designers, and builders are ever in demand on foreign shores.

There is an influx of Korean nationals now residing in our country. They also contribute to our economic growth in the areas of real estate, education, etc. Apparently, the cost of living and education in Korea is steeper, so our country is a good substitute. If we can make our facilities friendlier for the Japanese and other Asians as well, we may be able to attract even more visitors. If we can enact laws that would protect and prioritize our own citizens, we can enjoy a symbiotic situation as welcoming host and comfortable partner. Meanwhile, the expansion of housing, commercial, and school facilities will provide us opportunities for growth.

Our cost of living here is cheaper and attracts retirees. Our overseas contract workers cannot work offshore forever; they likewise grow old, get financially settled, and desire to retire. We have to be ready for them. This can translate to a continuing demand for housing from this sector.

Travelers are ever on the lookout for more affordable alternatives for rest and recreation. A $3000 vacation for one in Europe is enough for a family of eight to have luxurious fun in Bohol.  This points us towards more opportunities to develop properties for this purpose.

These days, there is a decline in prices of construction materials, making the situation ideal for building. When the construction industry revs up, the economy improves as well since more jobs are created all around.

Our developers have already learned their lesson during the 1997 crisis and are now smart enough not to make the same mistakes twice. They are more careful. They know that as long as they deliver on what they promise, they will be patronized. One of the failures during the 1996 crisis was that some developers spread themselves too thinly, launching many projects left and right, but were not able to complete these. This made buyers wary of putting in any more of their money, thus slowing down investments.

Lately, I seem to find myself in the company of positive thinkers.  A client, who just sold his home in Quezon City, recently wanted to build more houses. He claims to have been surprised by the number of respondents in search of homes, trooping to the house when he put it on the market.

A friend in the advertising industry likewise seems to be surprised with the volume of his work prospects for the coming year. He believes this is because the fear generated by the US recession prompted businesses to advertise more.

A supplier of construction materials claims to not have experienced a decline in sales. He is confident of the bottom line enough to bring his family on holiday abroad.

Another good indicator is that SM Malls continues building new and expanding their old malls like these were merely sari-sari stores, with one sprouting and sprawling in every corner.

Even call centers, which many feared were on the downtrend, have bounced back since businesses decided to fight back and bring more of their transactions straight to the consumer by initiating more direct marketing calls.

These days of investor wariness opens a door of opportunity for real estate bargain hunters to find good deals for properties owned by Filipino-Americans selling their properties for below market value to support their lifestyle abroad. Now many locals can snatch up US properties at great prices.

We still have other aces up our sleeves that have not been fully explored, such as the self-liquidating agri-based development. These are farm development projects which, with proper management, can eventually pay for itself. Property management, refurbishing, and conversion of existing buildings are also good ways to further grease our economy.

There is nothing to fear but fear itself. Money does not really disappear.  It just moves from one hand to another. So it's just a matter of finding out who has it this time and working out how to cultivate that sector. 

When I asked a client developer why they continue to build despite the current situation, he simply replied, "This is what we do and this is what we do best." Yes, we must continue to do our best and discover the prospect and opportunity in even the most challenging situation.  As a motorcycle enthusiast, I have learned that there's nothing wrong with riding in the rain. You just have to ride more carefully and do everything a little more slowly than usual. On the threshold of 2009, I can only quote the song: “The future’s so bright, I gotta wear shades!”

Deck the Malls

1/5/2009

Have you noticed how different the shopping malls are come Christmas time? Is it due to the fresh daubs of paint or the effect of the vigorous clean-up they pulled off last month? Is it the sparkly décor put up as early as November? Is it the wide array of items on display to entice the most unwilling shopper? Maybe it’s all of these ---and more!

Malls are like that: they are a mirror of the times. You can set your calendar by the décor in a mall. January is shown in firecrackers and sparklers galore. February ushers in the red hearts and cut-out cupids. March is for the rolls of diplomas and mortarboards. April is for colorful eggs and fluffy bunnies. May is the month for sunshine and flowers. June always means notebooks and back-to-school stuff. July and August focus on the rain and umbrellas. October always brings out the spooks and ghouls. And the end of the year highlights every Christmas icon you can imagine.

Malls are also a reflection of the community they serve. In malls with upscale shops, you will be awed by towering Christmas trees adorned with crystal globes and shimmering satin poinsettias. In the tiniest shops and lowliest snack stands, you will at least find cardboard snowmen or lanterns of Japanese paper. Store windows will likewise exhibit the theme of its valued merchandise. In specialty shops, you will gawk at mannequins garbed in designer lamé gowns or fur-lined jackets, leaving you wondering when ever the mass of regular shoppers could use such duds. But even the more pedestrian shops lay out the brightest finery of the season, enticing people to buy, buy, and buy some more.

This is a trick the mall has down pat, the bait that brings the shoppers in and keeps the cash registers ringing. But what really goes into the planning of a mall, not just its seasonal trimmings and awesome merchandise? How do you deck a mall even while it is still bare?

For designers, there are several considerations in drawing up the initial plans of a mall, some of the important ones are:

• Exterior architecture vs. surroundings:  Stand-out or Blend?

The form of any structure will depend on the vision of the owner and developer. If they want their establishment to act as a trailblazer in an area, they may opt for a less traditional design, perhaps even avant-garde or maximalist. With a stand-out building, the venture is already assured of some initial curiosity from otherwise jaded patrons. It can eventually become a landmark for the locality, a recognizable meeting place, a well-known hang-out. On the other hand, if the call is for preserving the total look of the neighborhood, the structure must conform to the given look. This is particularly felt in themed areas and heritage sites, or in strictly zoned districts. Here, keeping to the general trend will encourage patrons to move freely between separate establishments, balancing out the business opportunities among all.

• Internal layout:  Shoppers’ space or Sellers’ store?

Within a mall, have you noticed how the stores are arranged, with those selling similar type of merchandise found in the same section? This technique benefits purposeful shoppers, those who already have something in mind to buy. The plus side of this arrangement is that foot traffic is more controlled and displays, shows, or exhibits can be synchronized or coordinated. Interspersed between, you may find shops catering to a compatible market or selling supporting goods. If you scatter similar stores throughout the mall, those shops in less visible sections could suffer because the more easily accessible ones will get to corner the buyers. The far-flung areas will eventually become dead spaces, uninteresting, ergo unmarketable.

Another point to watch out for is the developer’s priorities. They could favor partitioning larger spaces for stores, which means higher rentable spaces. This could mean, though, that some smaller establishments will be discouraged to rent such huge floor areas for fear of sacrificing their net income to the high fixed cost of rent. The strategy of planning for bigger cuts of store space could mean that the mall’s priority is the higher-end stores or those selling big-ticket items. On the other hand, some developers want to prioritize their shoppers by giving them the convenience of wider corridors, seating areas, and comfort rooms. In this case, all the tenant-stores will share in the cost of the larger public areas, on top of their rent per square meter.

• Miscellaneous spaces:  Highlight or Hide?  

The design of the building’s public areas is also a great consideration. Some developers want such areas to be very utilitarian, sacrificing style and public convenience. For instance, parking spaces may be cramped, poorly-ventilated, and bare, making maneuverability a tricky business and creating a furnace-like ambience for waiting drivers. Toilets may be small and limited, such that queues and crowds are a common sight. Hallways may be sparsely lit, with minimal to no seating provided. Developers have the notion that this move will push shoppers to cool their heels inside their tenant-restaurants, but they lose on the intangibles, the goodwill and favorable word-of-mouth from their public. On the other end of the scale is the conscientious developer who takes the shoppers’ side first. These enlightened ones opt for the customers’ comfort by way of generous public seating, several ideally situated toilets, acceptable parking, and even interesting and beautiful décor in public areas. Their investment in the public good will surely earn them greater patronage and positive feedback later on.

Truly, the malls are the places to be, not just this season, but as often as there is a need for people to shop, to eat, to gather, to be entertained. They have become a staple of city living. Let us hope that owners, designers, and developers will realize just how valuable a contribution they will be making to the community with every mall they build—and may that contribution be a beneficial one for all. 

Building a Family

1/5/2009

Christmas is the perfect time for building and development. It is a season rich with opportunities to launch new associations or reinforce existing ones. But here I speak not of high-rise projects, commercial spaces, or residential villages. Christmas is the season for family; so this time, let us shift our focus to the family and what it takes to build and fortify one.

In an elevator once, I saw what was supposed to be an inspirational poster, "Success is measured by what you are willing to give up". It could speak to a lot of people in different ways. But when seen in reference to the conflict between career and family, I cannot find it in my heart to agree. 

Louis Sullivan, the so called Father of American Architecture, and Frank Lloyd Wright, the so called icon of modern Architecture, died lonely men. Though they were both wealthy and popular, their success was achieved at the expense of their families. That makes it a bittersweet success, an iniquitous trade off. Real success lies in the attainment of an integrated life, one with no compartments, a healthy balance between a satisfying career and a loving family.

As a testament to this, I would like to cite the family of Victor Cham, Jr. and Catherine Candelaria-Cham, both architects, and their two sons, Carlos, 18, and Vico, 17.  Carlos is quickly following in the footsteps of his parents, currently taking up BS Architecture at the University of Sto. Tomas; while Vico is currently enrolled in SHINE Special Intervention Center, a school for special children.

Several years ago, Jun began a very promising career in Hong Kong, working with John Tang and Associates, a prestigious HK-based architectural design firm. Due to his fine abilities, he was being groomed for a top position. Then they found out that Vico, then two years old, needed special care. They were advised that it was important at that stage for Vico to understand the concept of family. After a while, they decided that their family had to come first and Jun chose to sacrifice his career for his son. However, the couple claims that they have no regrets giving up one dream in exchange for the reality of family. It has all been worth it.

For a time, Cathy was head of the design department of a leading fast food chain. Currently, she is helping Jun in their architectural design and management firm, the Cham-Candelaria, Inc.  They do a lot of restaurant design and tenant fit-outs. Their clients include known establishments such as Mocha Blends, Flap Jacks, McDonalds, Cafe de Lipa, World Chicken, Tropezz, Uncle John, Dencio’s, Don Luis, and Gonuts Donuts, among others. 

Despite the balancing act of family life and career, they manage beautifully to organize children's formation activities. Jun and Cathy are head coordinators of the CFC Kids for Christ.

As to their older son, Carlos, his role as sibling was not easy at first. He could not understand why Vico could not respond or play with him like his other friends. At first, he did not see why Vico always got more attention and why he had to attend workshops in SHINE, as well. With loving patience, the couple waited for Carlos to mature and understand his brother. After a few years of prayer and support, Carlos is now a perfect brother to Vico.

Vico, on the other hand, has shown a great aptitude for art. He has held his own exhibits, along with artworks of other special children. In fact, some of his works have been used to adorn the walls of the Tropezz Restaurant and Bar in Greenbelt 3. In addition, Vico participates in on-the-spot painting contests and usually lands among the top finalists. His medium includes computer painting and colored pencils; and recently he has ventured into metal ink gel sketching. Amazing!

What is most noticeable whenever I meet this family is the genuine smile on Cathy's face and the apparent breadth of Jun's patience. The couple avers, "We are proud to be a special family to Vico. Through him we acquired a true sense of love, answering the call to patience and sacrifice. For all of these blessings we are truly thankful to God!" 

The Birth of a Techno Hub

11/25/2008

How do you decongest a city of 10 million people? Ayala Land has come up with a very dynamic answer:  Build another one!

When you travel along Commonwealth Avenue in QC, it would be hard to miss the UP Ayala Techno Hub.  The sprawling 37.5-hectare site, which is part of the property of the University of the Philippines, is destined to be a new landmark in the metropolis. The total project cost is estimated at around P6 billion, encompassing the construction of ten low-rise office buildings, the UP Science & Technology (S&T) office, and areas for residential buildings for university employees, faculty, and students, a hotel, and various commercial spaces. Ayala Land Inc. (ALI), which is in the forefront of the project, will likewise ensure the establishment and maintenance of a central park and many open, green areas. They promise to create a walker-friendly environment, where the feel of a tree-lined campus will be replicated. It brings to mind the refinement and serenity of a western university town.

According to Architect Edwin Yabut of the Integrated Design Group of ALI, the proponents aim to create a technology center that will serve as a hub for IT-related businesses operating in the country.  He also stressed the fact that this was not conceptualized merely to serve business process outsourcing ventures (BPOs.), but to host the operations of actual local and international hardware and software firms. The undertaking was planned and developed under the aegis of the University of the Philippines. It is a tangible and long-lasting tribute to mark the university’s centennial.

The venture supports the creativity and know-how of the Filipino, who they believe can successfully operate more than call centers. In a big sense, the hub is foreseen as a real-world laboratory for small startup IT firms. On one hand, it can draw from the research and consultancy strengths of the state university, as well employ the bright young minds of its new graduates. From another perspective, the academe can witness first hand and analyze the needs of the IT market, so that it can gear its studies and syllabus to the actual needs and requirements of the industry. It also serves as a venue for technological fairs and exhibits.

The project will attract other business proponents to establish their offices here. It is a good alternative to the Makati Central Business District and the Ortigas Commercial Center, or even the Alabang Business District. If you come to think about it, Quezon City does not have its own central business district; so this techno hub may very well serve as a catalyst for Quezon City’s version.

It addresses the needs of Quezon City residents and draws neighboring communities, like Bulacan and San Mateo, due to its proximity and accessibility. It may even serve as a satellite office for those businesses based in Makati with operations in the north side of town. Having the business headquarters closer to the people patronizing and operating it will save a lot of time and energy, which translates to higher productivity and, for the employees, more quality family time since they can get to and from home earlier. This would also mean less traffic congestion on main highways, lower transportation costs, and many other filter-down benefits, not to mention the increase in jobs generated.

The area is very ripe for development. It is a blessing for the community that the UP-ALI partnership has spearheaded such a project to benefit so many people from all walks of life, from the big businessman to the smallest lunch caterer. The alliance between the idealism of academe and the acumen of big business can only mean a positive synergy. The establishment of a techno hub is not just a prize project in the commercial sense, generating income for the university, business, and the city. It is likewise a psychological indicator of an upbeat and forward-looking people, ready and able to take on the demands of the future. 

Building Memories

11/12/2008

Places can infuse a life of their own to certain gatherings. Because gardens inspire thoughts of new life, wedding parties are popularly held there. Where mountains provide calm, quiet and serenity, retreat houses and places of prayer abound. Definitely, the ambience of a place lends its own spirit to the gathering it hosts. Builders and designers are most aware of this fact. So what does a class of such builders and designers do when an important event occurs?

This year, the University of Santo Tomas - College of Architecture, Class 1983 holds its silver jubilee. To mark the occasion, this accomplished group of professionals decided to traipse down memory lane and chose a venue to help them do it. On Saturday, Nov. 22, the class will hold its homecoming party at the very retro bar, Chef and Brewer. Although the music may go back years before any of them saw school, they hope that the ambience will encourage them to bring back more recent memories. Then, too, they know that the food and the flowing beer will surely prop their collective reminiscence. In addition, being children of the disco era, they are sure to keep the dance floor rocking. The smaller venue will ensure that everyone is within hailing distance of everybody else, a must for any successful reunion of old friends.

Spearheading the organization of their celebration, the officers of Class ’83 are: Onet Limchoc, Mike Peña, Jojo Dayrit, Jun Cham, Dan Cura, and myself, as well as other committee members.

And what do these builders and designers share? Well, being young together allowed them to share in similar hopes and dreams. They remember the challenge of churning out plates and plates of drawings till the wee hours. They recall the trying times of mastering mathematical and engineering formulae, building codes, and even Spanish text. They look back with fondness on benevolent professors or still sweat nervously at the mention of terror teachers. They share a laugh at jokes as old as the hills shared in the canteen or the corridors. They swap anecdotes of friendships and love blooming -- and fading – between stretches of class hours. They begin to see how each of them has hoarded and culled these events into the persons they are today. Each is a precious memory, a vital part of who they have become.

As for myself, I can still remember the adrenaline rush I experienced the very first time I set foot in the College of Architecture and Fine Arts of the UST. I was pleased to be around a group of people who shared the same passion. What’s more I was thrilled that many of my new classmates were pretty girls! It was college heaven! And as the years flew on, I’ve discovered that most of my lasting friendships were founded on my college days.

Reunions come too infrequently. We should take advantage of opportunities such as these to touch base again with people who have shared an important time of one’s life. One can only be enriched by mingling and meeting as many classmates as you can. It’s a time for kindness and graciousness; no resentment or selfishness should be allowed. Neither is it the time to put oneself on a pedestal to be admired. All pretensions ought to be left at home because for this night with true friends, everyone knows each other for what they really are, where they really began.

Cheers to the UST Architecture Class of 1983! 

If You are Looking for a House Today

10/31/2008

If you were looking for a house today, what would you watch out for?

First of all, you should decide just how quickly you want to move in. If your folks or your current landlord were just raring to throw you out, then your search could be tinged with somewhat more urgency than otherwise. In which case, building a new house from scratch may not be an option for you, as this could take months or even years to get right. Instead, you should be scouring the ads for a ready-made abode.

On the other hand, if you had enough time and patience to get by, you would have to decide on your architect and builder. This is a vital decision, one of those make-or-break points that dictate whether you would cherish or despise your undertaking henceforth, so you must put in much study on this future partner to your venture. If you have had no previous dealings with the firm, you must surely ask around about them and scrutinize their previous projects. Naturally, you should only strike a deal if you like what you see. Take note that taking on someone to handle your design and construction is similar to a marriage, with concomitant desires, schedules, budgets, and expectations.

The next question, albeit the all-pervading one, would be: how much are you willing to spend? Do you have the funds available to spend right now or will you have to take out a loan, in which case, you should get going with the paperwork soon. Remember that good real estate deals can be had if you are backed by a good credit history, stable financials, and some ready currency for down payments. Moreover, several materials purchased could be had at a substantial discount when bought in bulk or in cash. Even buying a ready-made house will also mean some cash layout for minor repairs or finishing, and maybe even additional furniture and fixtures.

After signing up a project mate, you have to buckle down and discover together just what you really want to build. It would help if you had a clear wish list, clippings of structures and rooms attractive to you, colors and textures you would want to live with. This is the learning stage; the designer needs to know exactly what you want, what you really need, and what you expect to grow into. You must both know the parameters of the project, both structurally and financially. You have to be certain both agree on the scope of each one’s responsibility and the repercussions of any changes to your plans. After he has drawn up the house plans to your satisfaction and you have imagined and approved the view from every one of its corners, you can begin the tedious process of actual construction.

For months on end you will be stealing every opportunity to visit the site, watching the growth of your house from a muddy hole in the ground to the topmost tile on your roof. You will be acquiring a vast lingo of construction terms and remarkable knowledge of a range of building materials. Meanwhile, you would have agonized over the smallest rise in cement prices and fretted over the state of your bank account. You would be meeting and dealing with a plethora of personalities, from staid bank managers and strict village board members to lackadaisical city inspectors and fawning suppliers. There would be a variety of decisions to accost you everyday, some as trite as the shade of grout to use or as meaningful as the enlarging of a window, each one with its ripple effect of time, cost, structural consideration, and aesthetic. You would be honing not just your decision-making skills, but you would also be plumbing the depths of your tastes and self-knowledge—the ability to recognize what you really want and the nerve to go with it.

Then, just when it seemed like it would never get done, the house is finished. The final touches of window polishing and garden landscaping are over too and there stands the house of your heart, your sweat, and your dreams. Now it’s time to actually move in, to haul in the accoutrements of your life, to bring in the objects that will define your territory.

But it is only after you have settled down in your new residence --experiencing more than a few sunsets in it-- that you will truly know if your search has ended. Is this the place for which you had hoped, planned, and worked? Only time will tell. But often, you find that it is not the house that will make you happy, not even if every door shuts snugly or if each window showcases a perfect sunrise. You will have to discover the font of self-worth from within your heart that this new structure can only affirm. You will have to find for yourself that sense of fulfillment and gratitude for having achieved a dream and living it. No one, least of all no thing, can offer you that. The wellspring of happiness and satisfaction you must realize from yourself. Only then will you believe that your house is your home; that your quest has ended in success. 

On Flexibility and Expansion

10/24/2008

When people start thinking about owning a home, several factors come into play.  The two most important ones are budget and location.  These two actually go together, because the better the location the more expensive the property becomes.

Because of this, a lot of young owners settle for condominium units, which turn out to be more economical and practical.  However, this choice is not for everybody.  Some cannot stand the fact that they have to live so close to another family.  Others claim to need more space. Or they may require a garden. 

Good news!  The house that does fit your budget now can eventually become the ideal home for you.  Such houses may be initially small but must be flexible and have the potential for expansion.  At times, that is even better than owning a big house right away, with spaces that you do not really need.  Whether you are about to build or buy one, expandability and flexibility must be up there among your considerations.  It may not seem like your dream home right now, but it must be flexible enough to grow into just that in the future. 

Aside from its expansion potential, it must also be flexible enough to accommodate your future needs that may not yet be evident.  For instance, you can’t be too sure how many kids you’ll end up having, or if an in-law would eventually stay with you.  It’s difficult to tell what other hobbies you’ll engage in or how many cars you’ll acquire.  This is why your area must be flexible enough to accommodate the changes in your life.

When planning a home, it is not too expensive to make provisions for expansion.  All you need is careful planning and extra structural reinforcements.  Without these provisions in place, expansion is still feasible but may prove costlier later. 

Most homeowners build upward specially if the land area is limited.  In these cases, expansion space may be the attic area or above a roof deck.  Some would go to the extreme of removing the roof in order to build an extra floor for more bedrooms, a family room, or storage.  Now that garden space is a luxury, open decks can readily fill the need. 

Other homeowners may opt to build downwards.  Lower levels and basements serve a number of purposes.  It may be used as a service area, a den, or storage space, among others.  Majority shy away from sloping lots since they feel that it is expensive to build on.  While this may be true, the advantages outweigh the extra cost attributed to it.  Sloping lots have a great potential for expansion.  The lower level of a sloping lot may have better ventilation and lighting than that of its flat counterpart.  You can have more space on a sloping lot because most building regulations base their height restrictions as measured from the highest point of the land, thus allowing the owner an extra floor.

When you have squeezed out the space, the next dilemma could be how to ventilate it.  Your architect would probably have many practical suggestions, and if all else fails, split type air-conditioning units will do the trick.  Still, local building codes dictate that all rooms must be naturally ventilated, depending on certain height restrictions.

Sometimes, the rear patio or light well in townhouses or apartments is enclosed.  This is not ideal since it compromises lighting and ventilation, aside from contradicting some building codes.  However, it may be done out of necessity.  But in situations like this, we can still maintain the same level of lighting and ventilation by putting clerestory windows, which are vertical openings above the ceiling, with either fixed or operable glass louvers.  Never ever enclose an area without ventilation.  Even though you gain space, your comfort suffers and the other areas loose efficiency. 

The best approach in ensuring flexibility is to have an open plan.  Avoid too many partitions and clutter.  With an open plan, you can have more synergism of space.  It is easier to choose and rearrange furniture in an open plan.  Your house will look spacious and less busy.  There are times when I am asked to renovate houses and I end up recommending knocking down walls to create more space.  It also usually results to gaining cross ventilation and better lighting.  There are also situations wherein I recommend tearing down perimeter walls to create terraces or bigger windows to maximize views to a garden. 

But before tearing down anything, always consult the experts.  When haphazardly done, this may weaken the structure or be too expensive to implement.  There are even times when we recommend opening up suspended slabs or ceilings to gain ceiling heights for a more airy feel and create a cathedral ceiling effect.    Sometimes, by seemingly sacrificing floor areas, you make spaces more efficient and functional.   You’ll be surprised how high ceiling rooms give an illusion of great space even with a limited floor area. 

So when analyzing layouts, whether existing or in plan, try to see first if there are partitions you can do without.  You save on cost and gain space. 

Avoid built in furniture.  These often set limitations to what you can do.  It’s better to have furniture that you can move around and easily rearrange.  Tall furniture however must be properly anchored to a wall to avoid toppling in the event of earthquakes. 

Avoid clutter and keep things simple.  Keep unnecessary items in storage.  These things may be useful later when you decide to change the look of your home. 

Only you will know what works best for you.  The experts can only give recommendations.  You decide.  Whether you are planning your home or are in search for one, the key points are flexibility and expansion.