intervention strategies for renovation of social housing estates

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Physical measures for renovation of social housing estates Chapter 8 ------------------------------------------------------------------------------------------------- sense of anonymity. However, a weakness could be social problems due to the services closing during the night. Feasibility might be strongly restricted by the location and negative reputation of the area, and by competition with other neighbourhoods. This is true also for housing differentiation, improvement of accessibility and appearance. Energy efficiency. Energy savings for renovation of existing social housing estates is not compulsory, but it will be in the coming years. A weakness of including energy saving measures in renovation could be that housing associations might be reluctant in implementing them because the benefits of their investments go directly to the residents and not to the housing association. Besides the strength of having more money for living from lower energy bills, implementation of energy measures is important to improve societal awareness of the residents. Better energy efficiency mainly depends on the technical characteristics of the façade and the roof However, there is a wider range of alternative measures that are worth to be considered apart from improving thermal insulation and adding sun power (hot water) and photovoltaic panels (like heat pumps, heat power, central systems and biogas). Aspects like natural ventilation, overheating, health, condensation, cold bridges and noise due to air circulation need also to be considered in renovation. By means of re-use of the casco structure almost everything is possible with respect to high energy efficiency. Also, the waste of (selective) demolition might be recycled. Appearance. A more attractive appearance of the building can be obtained adopting those measures intended for interrupting the repetition and massiveness as well as the silhouette (profile) of a block. Of all the measures particularly those aiming at extending and subtracting volumes, might be effective in breaking monotony of especially large housing estates. In this respect, the entire substitution or integrations of existing façade, like new claddings, addition of double glazed façade, various extensions (boxes, loggias, terraces stairwells and elevators) and new parapets, can profoundly change the appearance of the block. Yet, a weakness is that the repetition of the same solution could replicate the problem and a high degree of differentiation could result in a 'patchwork' at the expense of the appearance. It needs to be taken strongly into account that radical solutions might not be appreciated by the residents, thus renovation should be subjected to the preferences of people for building facades (shaper, materials, colours, etc.). Strength of improving the building appearance is that high recognizability can improve the orientation in the neighbourhood as well as sense of identification. The block could function as a landmark increasing the liveability and attractiveness. When renovation is particularly recognizable it can be used to sponsor the restructuring of the area. However, any change of the initial look might be subjected to the approach undertaken by the housing association, and is subjected to the local building regulations (Welstandsnormen). Demolition. Above all the mentioned issues the most relevant weakness in implementing the measures is: why to go for demolition rather than renovation? For example, if the commercial value of the land is high and there are no special directions for preservation (like, for example, ‘historical’ value of buildings), it is possible the housing association could decide for demolition. However, there are no clear relationships between relevant motivations for demolition (like technical quality, demand, tenure and asset management approach) and the demolition rate of Dutch housing associations (see Chapter 4, Section. Rather, issues like corporate objectives, image and management policies seem to be more decisive than rational asset analyses (van der Flier and Thomsen, 2006). In the same research the authors mentioned that several involved parties can have a “hidden agenda” for demolition. For instance the municipality has to pay from its yearly budget the renovation costs of infrastructural elements, but in a new development the municipality can put all the costs of the infrastructural elements in the land price. However, also presence of residents can make the difference between renovation and new construction (van der Flier & Thomsen, 2005). 10. H
Physical measures for renovation of social housing estates Chapter 8 ------------------------------------------------------------------------------------------------- 8.2) IMPROVEMENT OF INTERVENTION STRATEGY INTRODUCTION As specified in Chapter 1, the objective of this study is to structure a framework of physical measures for renovation. However, a matrix as defined in the previous section, could actually contribute to and support the decision making of housing association and other involved parties only if solutions on higher levels are adopted. For this reason, this study also aims at drawing directions for the improvement of the intervention strategy of Italian housing associations like ATER Roma. This is a precondition for implementation of effective renovations. To meet this aim, three main research questions are defined. According to the structure of the research defined in Section 1.3, the respective answers are provided in the previous chapters. All the major elements that emerged from all the chapters served as a based to draw ten indicators. They regard two groups: First group: indicators directed to the model of Italian housing associations, like ATER Roma, Second group: indicators directed to the implementation of renovation. The indicators are reported considering the conclusions regarding how to improve the intervention strategy of ATER Roma by extrapolating solutions from the Dutch housing management model (see Chapter 3), the observation of the Dutch examples of renovation (see Chapter 4, 5 and 6) and taking into account the actual context of Rome (see Laurentino 38 in Chapter 7 and 8, Section 8.1). Also theoretical elements are considered (Chapter 2). Many of the issues of especially the second group of indicators are defined assembling strengths and weaknesses of physical solutions from the matrix described in this chapter. The table below list all the indicators per group. FIRST GROUP Model of the housing association Less restrictive rent policy and more market conformity of selling prices Introduction of a professional (re)development department within ATER Divide ATER into two bodies: a social housing organization and commercial enterprise GROUPS OF INDICATORS SECOND GROUP Implementation of renovation Ad-hoc regulations for transformations of existing housing blocks Differentiate the housing supply to meet the requirements of specific target groups. Combine housing differentiation with reduction of uncontrolled public spaces. Improve energy efficiency of the building envelope. Transform physical characteristics of the building envelope to get attractive housing blocks and neighbourhoods. Design physical transformations in agreement with construction advisers. Employ new housing as temporary accommodations for tenants The first group constitutes the prerequisites for implementation of directions in the second group. Both groups are explained in the next section. 11. 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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