intervention strategies for renovation of social housing estates

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Florijn Noord. An example of renovation, Bijlmermeer. Chapter 6 --------------------------------------------------------------------------------------------------------------------- When the middle portion of the entire Florijn was demolished, the two ends were identified as Noord (North) and Zuid (South) (see the black block in the picture). The Florijn Zuid is another example of the addition of new low-rise at the bottom in the ‘F’ neighbourhood. Van Schagen Architects renovated 90 dwellings, following a scheme similar to the one used in Florijn Noord (see Section 6.2). ONL [Oosterhuis_Lénárd] was charged with the 53 dwellings in new low-rise (1998). They based the design on stressing the image of the new blocks wrapping the volumes with very recognizable panels. Renovation of high-rise block finished in 2006, while the new construction of the low-rise was finished in 2007. The picture on the right shows the location of the new construction fixed by the urban plan. Nine architectural firms were involved. Some of them designed more that one building. The whole plan is almost completed (updated on December, 2007). New lowmiddle rise buildings are under construction on the border of the ‘F’ neighbourhood. The restructuring of the high-rise blocks and the numerous new constructions nearby are giving the areas a character of a modern residential neighbourhood. Walking in the streets doesn’t give the feeling of scarce social security and, at least for outsiders, the area does not look as a deprived neighbourhood dominated by social housing. The impression is that the ‘F’ neighbourhood is actually very different from the rest of the Bijlmermeer. However, the restructuring being very fresh, its environmental quality should be verified later. DUE TO THE EXPERIMENTATION OF THREE-DIMENSIONAL PREFABRICATED PANELS TO BE HANGED TO THE BEARING STRUCTURE, THE PROJECT HAS BEEN SUBJECTED TO MANY CHANGES OVER THE YEARS. ACCORDING TO THE PROGRAM, 80% OF THE NEW FLATS ARE SOCIAL RENTED AND 20% IN THE HOMEOWNERSHIP SECTOR. THE SURFACE OF EACH PANEL IS ENGRAVED WITH SMOOTH SIGNS WITH DIFFERENT PRESSURE; THE WHOLE TEXTURE CREATES A SINGLE DRAWING ON THE FAÇADE. THIS SYSTEM, AND THE USE OF ALUMINIUM FOR THE EXTERNAL SIDE, WILL ADD A VERY STRONG IDENTITY TO THE WHOLE AREA. 6.2 THE RENOVATION PROJECT 6.2.1 INITIAL CHARACTERISTICS OF THE BLOCK As most of the high-rise blocks in the Bijlmermeer, the Florijn Noord was built at the end of the ‘60s. It was 100% a social housing multifamily block with gallery apartments and elevators. The block was erected on deep foundations (about 20m) and constructed using the so-called tunnel building technology 5 . Side walls of dwellings and underside of floors are constructed by pouring concrete in a tunnel formwork. Prefabricated cantilevered beams are placed at both ends of the tunnel formwork to support galleries and terraces. To save time the temperature within the tunnel was kept artificially high, thus in a few days they could be removed. The tunnel strongly affected the floor plan. Because of the price of steel and concrete, the building layout alternated two spans, 3 and 5 meters. The thickness of the walls and the 5 All the blocks in the Bijlmermeer have been realized by using the Tunnel Technology. Therefore, it has been assumed the description of a block called Geldershoofd as valid for Florijn as well provide by “Change of identity of “Geldershoofd” in Amsterdam-Bijlmermeer” by Verhoef et al. in di Giulio (2007) 4. F LOW-RISE AT THE BOTTOM: FLORIJN ZUID ORIGNAL CONFIGURATION
Florijn Noord. An example of renovation, Bijlmermeer. Chapter 6 --------------------------------------------------------------------------------------------------------------------- floors were respectively 18cm and 17cm. Then, the floor was covered with a 50mm sandcement layer. The façade on the gallery side was composed by both concrete blocks (usually 1,5-2cm inner thermal insulation) and wooden windows frames with single glazing. The opposite side was completely glazed being formed be the same window frame and glazing. A small portion at the bottom of this wall is made by wood and accommodates the radiator. Therefore, it is clear why most of the renovations within such dwellings are focused on improvement of the inner comfort (usually additional acoustic and thermal insulation). Despite this transparency, the natural light hardly entered the dwellings due to the 130cm high concrete parapets. The rigid layout of the tunnels can hardly accommodate different functions. Moreover, foundations can not easily support additional weight due to changes in the building layout. Thus, wherever possible, existing openings should be preserved. In some places and under specific restrictions, it could be possible to hang extra space to the existing walls or to ad on the top floor. In any case, the foundations have to be strengthened. Because of the subdivision into independent structural sections and therefore the risk of altering the whole stability of the block, it could be problematic creating bigger openings. Furthermore, the capacity of the outward projections (galleries and terraces) can not support as much weight as the floors. Towards the North, the original configuration of the block can be observed in the Develstein block, the sequence of the Florijn itself. Due to administrative obstacles because of its location on a different area (D neighbourhood), Develstein could not be renovated together with the Florijn. Toward the South, selective demolition left a sector of the original high-rise, the Florijn Zuid. Its renovation has been recently implemented on a design of van Schagen Architects, applying most of the measures already used on the rest of the block (2006). 6.2.2 OBJECTIVES OF THE RENOVATION The Florijn suffered from the problems affecting the neighbourhood on the whole: physical and socio-economic problems (social safety, technical and functional deterioration, market position of dwellings). The housing association Nieuw Amsterdam defined objectives of the renovation mainly on the basis of market analysis. These objectives can be grouped into physical (technical), functional and financial aims under the approach called ‘schoon, heel and veiling’ (clean, intact and safe) (pers. comm. Hamel). The renovation was conducted on neighbourhood, building and housing level and was completed in 2003. Objectives related to building aesthetics have not been taken into account since the very beginning of the process. Despite improvement of attractiveness has been considered afterwards, it was implemented in a very soft-traditional way with the aim of reducing uniformity of the block (see the table below). The approach usually undertaken by the housing association, in fact, does not considered improvement of aesthetics as a requirement for renovation. Because of the absence of any obligation for implementation of energy savings on buildingdwelling level and the costs being still very high, “ green” measures have been excluded from the requirements. However, a low-temperature central heating has been installed and is currently used by the whole neighbourhood. It saves up to 30% of the total energy consumption for heating systems. According to van der Flier and Thomsen (2005), objectives of the renovation and their respective actions can be summarized as follows: PROBLEM ACTION Relationship with surroundings-building scale Soften the shift from high-rise to low-rise Physical deterioration Substitute–renew concrete components Inner comfort Improve thermal insulation Social cohesion Mix dwelling types Safety Add elevators Subdivide the galleries Existing qualities Preserve / refurbish most of dwellings on the upper floors with relatively high functional- technical quality Repetition Reduce uniformity by means of architectural design 5. F OBJECTIVES
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INTERVENTION STRATEGIES FOR RENOVAT
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TABLE OF CONTENTS ACKNOWLEDGEMENTS
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The research set up Chapter 1 -----
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Theoretical background Chapter 2 --
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Social housing renovation Italy: wh
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Approaches to renovation interventi
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Approaches to renovation interventi
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Physical measures for renovation of
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PHYSICAL ASPECTS (technical-functio
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Directed to PHYSICAL ASPECTS (funct
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Directed to the APPEARANCE FACADE 2
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Directed to the APPEARANCE STAIRWEL
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Directed to SOCIAL ASPECTS PHYSICAL
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Conclusions and recommendations. Ch
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A.A.V.V. (1997). The new Bijlmermee
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Leupen, B. (2006). Frame and generi
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