intervention strategies for renovation of social housing estates

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Physical measures for renovation of social housing estates Chapter 8 ------------------------------------------------------------------------------------------------- RENOVATION LIGHT APPEARANCE ENERGY EFFIC. SOCIAL ASPECTS PHYSICAL ASPECTS APPEARANCE ENERGY EFFIC. SOCIAL ASPECTS 22) Add new external cladding to existing facade 23) Substitute front door of gallery apartments with new colored ones 24) Extend existing facade with new livable volumes 25) Extend existing facade with new terraces-loggias 26) Different characteristics of the new covering (texture-color) corresponds to different dwellings' types 27) Covering the bottom with new light colored materials (masonry) 28) Openings into existing walls of the entrances 29) Substitute existing walls of the entrances with new glazed surfaces 30) Change shape and cladding of stairwells 31) Change existing volume of stairwells with a colored and glazed one 32) Add colored lighting from inside into glazed stairwells 33) New parapets with transparent/semitransparent materials (different textures and colors) 34) Cover the bottom with new light colored materials (masonry, wood, green, stones) 35) Add movable shadings 36) Attach a new double glazed facade to the existing block with large air cavity containing shared spaces 37) Add further insulation to existing facade 38) Change windows frames and glazing of existing facade 40) Add solar panels or PV on the roof and/or top-end facade 41) Water savings by updating technical installations 42) Improvement of building recognizability 43) Dwellings with own entrance 44) Dwellings on the ground floor overlooking the street 45) Combination of social housing and homeownership 46) Shift from social housing to homeownership 47) Entire and/or partial transformation of existing dwellings for other target groups (like elderly in need of care, students, atelier, high-income elderly) 48) Combination of social housing with small commercial activities and/or offices 49) Combination of housing for elderly and medical care and/or nursery 4) Extent outer livable space by attaching new loggias to the façade 15) Add new galleries to the facade to enter existing dwellings 16) Attach new external elevators to the existing block 17) Add further entrances to the existing block 23) Substitute front door of gallery apartments with new colored ones 27) Covering the bottom with new light colored materials (masonry) 32) Add colored lighting from inside stairwells 33) New parapets with transparent/semitransparent materials (different textures and colors) 34) Cover the bottom with new light colored materials (masonry, wood, green, stones) 35) Add movable shadings 37) Add further insulation to existing facade 38) Change windows frames and glazing of existing facade 40) Add solar panels or PV on the roof and/or top-end facade 41) Water savings by updating technical installations 42) Improvement of building recognizability 45) Combination of social housing and homeownership 46) Shift from social housing to homeownership 8.1.3) OVERVIEW ON STRENGTHS AND WEAKNESSES OF MEASURES Examining strengths and weaknesses of each physical measure in the matrix, general observations can be done. They regard the most relevant issues considered in the matrix itself that are: housing differentiation, accessibility, non-residential functions, appearance and demolition. The words strengths and weaknesses drive from the so-called ‘SWOT analysis”, a tool usually applied for auditing an organization and its environment. The name stands for Strengths, Weaknesses, Opportunities and Threats. Strengths and weaknesses are internal factors. Opportunities and threats are external factors 2 . Housing differentiation Profound transformations (like combinations of existing housing units, additions of dwellings, and selective demolition) contribute improving housing differentiation and market position of dwellings. Strength is that such solution makes dwellings affordable for wider target groups, not only in terms of components but also income. It also extends free choice and allows residents a housing career in the neighbourhood. However, housing differentiation can be also weakness. Mixing groups, in fact, can be difficult and is limited to some segments of the 2 A basic explanation of SWOT analysis can be checked on www.marketingteacher.com 8. H
Physical measures for renovation of social housing estates Chapter 8 ------------------------------------------------------------------------------------------------- social structure (see the exceptional example in Tab.3 Chapter 4, where homeownership for ‘Bijlmermeer believers’ was combined with rental social housing on neighbourhood level). However, when social rented dwellings shift to homeownership, social problems might be reduced as people care more about the quality and maintenance of their private goods than of rented goods. Such a shift in tenure constitutes high financial returns on the short term for the housing association, if the dwellings are sold for a market price. Unused spaces can be used for these transformations: top-floor, washrooms, porticoes, basement, storages and any shared facility. Apart from making use of those rooms, strength is also that this would also decrease expenses on their maintenance. When transformations improve the physical relationship of the building with its surroundings (like dwellings at the ground floor and opening of new passageways) they can improve not only liveability, but also social safety. They can also prevent improper use and abandonment. However, a weakness is that higher criminality figures (like thefts) and lack of privacy might derive when using the ground floor, especially to place housing. Limitations for feasibility of the described transformations, thus further weaknesses, might derive from local building and urban regulations, actual structural stability of the block, constructive technology (in the case of the Tunnel-technology this regards openings and selective demolition), available space (limited height of ceilings), need of further facilities (if that is “optoppen elevators might be required) and “the removal of tenants during the works (if high-level and envelope directed renovation people need to move). Removal of residents can be a risky issue since, according to the Dutch practice, not all the people come back to their dwellings after renovation. (In the picture below an example of optoppen in Rotterdam Alexander). Accessibility. Improvements of accessibility by new galleries, elevators and further entrances also contribute improving the functional quality of dwellings and make them available for wider target groups. This is a strength particularly true for elderly households, the disabled and families with children. Moreover, these solutions not only improve liveability but also the attractiveness when used to transform the look of the building. This might be relevant to attract new residents after the intervention. Most of the solutions to improve the accessibility are subjected to limitations similar to those described above. Non-residential functions. Addition of non-residential functions, like education, small commercial businesses and medical care, improves not only the liveability of the block but also its surroundings. A strength is also that they could attract people form other neighbourhoods and decrease the 9. H
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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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A Dutch case study. The Bijlmermeer
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Page 177 and 178: A.A.V.V. (1997). The new Bijlmermee
Page 179 and 180: Leupen, B. (2006). Frame and generi
Page 181: Van Kempen, R., Murie, A., Tosics,
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