intervention strategies for renovation of social housing estates

Florijn Noord. An example of renovation, Bijlmermeer. Chapter 6
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He also mentioned timing of the whole process and management of the works as factors
deserving further attention in future projects.
He stressed the point that all the factors deserving more attention are strongly constrained
by costs. For example, relevant issues like ecologic renovation and improvement of the
attractiveness of the building could be implemented provided that the project does not
substantially exceed the available budget.
Also, innovations have to be shared and accepted by people. It is mostly a matter of
agreement.
The project manager commented also about investment on the building appearance. He
argues it could be very risky. The Bijlmermeer still suffers from its stigma; dwellings are sold
to the lowest income groups. Only people with a lot of confidence choose a house in the
Bijlmermeer, design-oriented seekers look for a house in the centre of Amsterdam. Thus,
competition with other more attractive areas plays a role. According to the interviewed, the
most important factors people consider when choosing a house are the socio-economic
conditions of a neighbourhood on the whole.
Concluding he stated that the Florijn could be considered as a successful example of
renovation in which a satisfying balance between beauty, requirements and cost has been
found.
CONCLUSIONS
The F neighbourhood in the Bijlmermeer is an example of restructuring of large housing
estates whose concept is based on low levels of preservation of the existing high-rise. The
key words of the urban plan are: (building) ‘densification’ and ‘differentiation’ (of housing
supply in terms of building types and market position). After the completion of the demolition
and renovation works, the total number of housing units shifted from 1395 dwellings in the
social rented sector to 333 dwellings, and 108 in the owner-occupied sector. Actually,
densification is implemented increasing by 10% the residential incidence (at least 65 people
per hectare). This would also result in a decrease of uncontrolled public spaces and
improvement of social safety.
Nine architecture firms were involved in the renovation and new construction. The physical
renovation of existing high-rise and the numerous new middle and low-rise constructions
nearby awarded the area a character of modern and liveable residential neighbourhood very
different from the rest of the Bijlmermeer.
The Florijn high-rise suffered from the common problems affecting buildings in the rest of the
neighbourhood. In the readapting the initial housing supply, the tunnel technology strongly
affected the changes of floor plan of dwellings. Therefore, the differentiation in term of types
and market position of dwellings is the result not only of the program of requirements fixed
by the housing association but also of the (rigid) bearing structure. The final product, in fact,
is also a result of the close cooperation between architects and structural consultants
(constructive advisers). In the case of Florijn, for examples, it was calculated that
combination of housing units could have not been realized matching more than a certain
number of dwellings.
The housing association defined objectives for renovation mainly on the basis of market
analysis. Objectives related to building aesthetics have not been taken into account since the
very beginning of the process. Because of the absence of any obligation for implementation
of energy savings on building-dwelling level and the cost being still very high, green
measures have been excluded from the requirements.
As for their experience in housing renovation, van Schagen Architects were charge with the
project. They argued that, excluding the walkways on the first floor, the lifts always out of
order and the long storage wall at the ground floor, the block had its own basic qualities to
require basic upkeep interventions. According to this, the design of (high-level) renovation
focused on the preservation the existing architectural characteristics.
The set of measures adopted to improve the functional and the technical quality of the block
can be grouped as:
alterations of the building surface: addition to the building head (new residential tower and
transversal housing block in the rent sector), subtraction by selected demolition
14. F
RECOMMANDATION:
ECOLOGIC RENOVATION
ATTRACTIVENESS
RECOMMANDATION:
RISK IN INVESTING IN
APPEARANCE