intervention strategies for renovation of social housing estates

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The research set up Chapter 1 --------------------------------------------------------------------------------------------------------------------- but are obsolete and muddled. To control the minimum living quality, design and construction were regulated by strict norms based on requirements of that time. With respect to housing standards, for example, dwelling size, number of rooms, windows surfaces and projections (like terraces) were controlled. Over the years, the composition of the family nucleus, living requirements and use of facilities has been changed. Yet, regulations on housing standards are not adapted accordingly to these trends. ▫ In a number of cases, low-income residents living in social housing neighborhoods are marginalized and subjected to ghettoization. The negative reputation of the quarter is frequently strengthened by the media. In spite of the recent efforts of some local municipality by means of urban and social renewal programs, the social context is frequently troublesome. Squatting and rent arrearage are not seen as a “crime” and the authorities do not have the legal rights to intervene. In a number of neighborhoods have high number of unemployed and illegal people, which in turn decrease the general social safety. It is considered an urgent problem (Pozzo, 2005). In some cases, partially due to multiple repetitions of identical building layouts, residents do not feel much attached to their district; vandalism and crimes are frequent. However, some neighborhoods have more social coherence, especially in the North of the country. Although being frequently directed by personal interests, social cohesion and participation might be present. It is not rare that tenants join local networks of inhabitants facing problems with social housing or cooperate together with the Municipality in developing plans for renewal of their neighborhood. ▫ On the housing market, the local demand has been changed over the last years and the housing supply needs to be re-adapted to the new requirements. People in need of housing are currently not only low-income people but also all of those who can not access affordable houses such as the disabled, the elderly households, immigrants, young couples, single parent families and students. This phenomenon is particularly evident in the biggest cities. Therefore, there is a need of more dwellings, for a wider target group, with housing layouts meeting current living requirements and diversified prices in order to increase chances for affordable dwellings and extend free choice. This consistent shortage reflects the current housing emergency affecting the city of Rome and it partly due to another problem in Rome. The local politics, with outdated regulations (indirectly) allows about 10.000 people with medium-high income living in social dwellings. Consequently, people in need of social housing are looking for a house in the private sector. However, since housing prices have been rising in the recent years (Ball, 2005), this group has substantial difficulties in finding affordable housing, even within the numerous recent residential expansions. 1.1.3) NATIONAL LEVEL: THE NETHERLANDS The Netherlands has a longstanding tradition in social housing, with a large share of social housing sector on the total housing stock (the highest in Europe). A considerable transformation of the stock 5 (restructuring of deprived neighborhood) ranks high on the government’s agenda for the coming years (VROM 2007) requiring large investments by housing associations 6 (Ouwehand & van Daalen 2002). Housing associations were introduced in the middle of the nineteenth century (Ouwehand & van Daalen 2002). They are nowadays the second party involved in construction of new dwellings in the Netherlands, after private developers. In 2001, 99% of the not-for-profit housing stock, being 36% of the total housing stock, was managed by housing associations (almost 2.5 million dwellings) (Ouwehand & van Daalen 2002; Ministry of VROM 2002). This makes the Netherlands one of the countries with the 5 The National Housing Agreement signed by the secretary of the State, Aedes (the Association of the Housing Associations), the VNG (Association of Netherlands Municipalities) and the Nederlandse Woonbond have been laid down objective for restructuring and new construction in the period 2001-2005. Demolition of 20.000 dwellings per year, merging of 16.000 small housing units into 8.000 housing units, improvement of 65.000 social rental dwellings per year, investments in sustainability and in the quality of residential environment (Ouwehand & van Daalen 2002) 6 In 2000, profits in excess of € 860 million were made from the sale of house property alone against that more than €360 million has been invested in unprofitable investments (Ouwehand & van Daalen 2002). 4. A SOCIAL DECAY HOUSING EMERGENCY
The research set up Chapter 1 --------------------------------------------------------------------------------------------------------------------- largest social rented housing sector together with Poland (29%), Sweden and Denmark (28%) (Marcet et al., 2006). As in many other Western-European countries, the Dutch government reduced its financial support of social housing (Boelhouwer, 1996; Smith and Oxley, 1997). After decades of strong central government intervention in the housing market, the Dutch national government policy embraced the reinforcement of market principles in social housing. As part of this policy, housing associations gained much more administrative freedom. The new policy context has set considerable challenges for the asset management of Dutch social landlords. Being transformed from operational, task-oriented organizations towards ‘social entrepreneurs’, they have to operate in a more strategic, market-oriented way. As a result, there has been wide interest among the associations in methods and tools to support asset management in a more systematic and business-like manner (Gruis et al, 2007). Restructuring of social housing estates is on the agenda since the late ‘90s. Dutch housing associations have been developing strategies to deal with renovation on neighborhood and building level. In particular, since they have to operate their stock without (direct) financial support, they developed effective processes to manage renovation projects. A number of housing estates from the 1960s and the 1970s have already been subjected to renovation. Some of these initiatives are considered good examples of renovation as appears by their nomination for the National Renovation Prize (NRP), a well-known prize awarding successful renovations in the Netherlands (see www.nationalerenovatieprijs.nl). Physical renovation on the building level often includes readapting the existing housing supply. Transformation types like combination of existing units and addition of new dwellings (on the top floor, at the bottom, at the building head) are common solutions in the Netherlands (Brandes et. al., 2000). From a technical point of view, improvement of technical performances is obtained by new technical equipments, better thermal and acoustic insulation, new claddings-windows and frames-glazing. Reorganization of existing accessibility (to the building, dwellings and shared spaces) by means of, for example, new elevators or addition of galleries, are common solutions as well. However, many districts are still facing an increasing decay (Aedes, 2003). Frequently, people do not feel related to their neighborhood. As soon as they can, they will move elsewhere and in these neighborhoods it might be difficult to find new tenants. In view of this, transformation of the existing neighborhoods and improvement of the quality of life (livability) are still key factors in creating attractive places to live in. Based on “thinning-out” and building concentration criteria, demolition, new construction and renovation of the existing housing stock, rental and homeownership housing is stimulated. Over the coming years, social housing organizations will invest billions of euros in the transformation of deprived neighborhoods. It is expected that 200.000 dwellings will be constructed and 600.000 improved (Aedes, 2003). Local authorities, tenants and other stakeholders are working together to draw up plans to improve the quality of life by focusing on: improving the quality of housing (technical conditions, dwellings’ facilities, dwellings’ appearance, insulation and floor plans) improving the quality of the living environment (management of public spaces, maintenance of green areas, pavements, combating vandalism and decay) improve the composition of the area (differentiation in terms of age and income of tenants) There are three main reasons for selecting the Netherlands as a reference country for Italy, Rome, in this research on renovation practice. First, the long Dutch tradition in the social housing sector, the organizational structure and the amount of money invested in it that makes The Netherlands a guiding country. Secondly, the improved part of the social housing stock gives a broad view of the various initiatives undertaken so far. Finally, the actual range of physical solutions applied might be well transferred to other local contexts. Furthermore, in addition to a general overview of the local context in the Netherlands,, it is important to understand why and how these renovation projects could be implemented. The latter is particularly important when analyzing the conditions that allow Dutch physical solutions to be transferred to Italy, and Rome in particular. 5. A
Page 1: INTERVENTION STRATEGIES FOR RENOVAT
Page 4 and 5: TABLE OF CONTENTS ACKNOWLEDGEMENTS
Page 7 and 8: The research set up Chapter 1 -----
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Page 17 and 18: Theoretical background Chapter 2 --
Page 27 and 28: Social housing renovation Italy: wh
Page 45 and 46: Approaches to renovation interventi
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Approaches to renovation interventi
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A Dutch case study. The Bijlmermeer
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Florijn Noord. An example of renova
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Laurentino38. Example of deprived s
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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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Van Kempen, R., Murie, A., Tosics,
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intervention strategies for renovation of social housing estates

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