intervention strategies for renovation of social housing estates

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Directed to PHYSICAL ASPECTS (functional - technical) ACCESSIBILITY NON-RESIDENTIAL FUNCTIONS STORAGES 16 Attach new elevators 17 Add further entrances Improvement of accessibility to the dwellings; Better accessibility to the building; Contribute to differentiation of accessibility according to Contribute to the differentiation of accessibility; dwelling types; Building layout and dwellings types; If elevators attached outside the block, there might be technical restrictions when used the tunnel technology (anchorages of extensions restricted to location of walls/floors of the tunnel, and its horizontal tie-rods; better new structures hanged to the tunnel to prevent overloading of existing floors; thickness of new horizontal structures needs to be compatible with existing floors). Local regulation with respect to its integration with the surroundings; ** Break of repetitiveness; Best result when elevators interrupt repetition of galleries apartments; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Repetition of the same solution (like shape and material) could replicate initial problems; Lack of integration with the rest of the block; Short lasting materials shorten 'wow effect' of renovation Improvement of accessibility, especially for elderly and disabled; Galleries of gallery apartment blocks need to be interrupted to improve privacy and break sense of anonymity among the tenants; Effectiveness of the renovation design could be subjected to preferences of people; Relevant transformation of the appearance could be subjected to the approach undertaken by the housing association; Building layout and dwellings types; Restrictions due to the tunnel technology if openings into outside walls; * Modest transformation of repetitiveness Repetition of the same solution (like shape and material) could replicate initial problems; Lack of integration with the rest of the block; Short lasting materials shorten 'wow effect' of renovation 18 New volume attached at the bottom (medical care, officies, education, commercial and social facilities) Establishment of new functional relationship between residential and non-residential (residents make use of the facility) Local regulation (in Italy size and number of rooms of social dwellings are subjected to restrictions provided by law, as well as increase of cubature); Local regulation with respect to its integration with the surroundings; Building layout; Need of space for new construction; High of ceiling when addition uses the bottom (in Italy 270cm is the minimum high for housing. Attaching new low-rise could be difficult when the bottom is 240 cm high. See solution in Tab. 8, Chapter 4); Technical restrictions if used the tunnel technology (to place new openings into the floors consider location of reinforcements (horizontal tie-rods); high of rooms should not interfere with reinforcements of walls (tierods and clamps are usually placed up to 240cm from the façade); Thermal insulation of new external walls is required. ** Transformation of repetitiveness; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Lack of integration with the rest of the block; The most relevant transformation regards the surroundings rather than the block itself; Short lasting materials shorten 'wow effect' of renovation Improvement of livability within the neighborhood; Facilities could attract people from other neighborhoods; Use of the bottom contributes to better social safety Facilities functioning during the day could cause lack of social safety in the night Could leads to improvement of market position of dwellings; Contribute to the financial return of the renovation (renting/selling the rooms); Combination with the existing block could decrease the amount of shared spaces resulting in less expenses for maintenance; No special expertise is required; Tenants can stay their dwellings during the works; 19 New volume for technical installations on topfloor Make use of unused and available room (particularly in Italian blocks where washrooms on top-floor are not used anymore) Easy technical inspection Local regulation (in Italy size and number of rooms of social dwellings are subjected to restrictions provided by law, as well as increase of cubature); Local regulation with respect to its integration with the surroundings; Building layout; Need of light building technologies (wood - steel structures); Their placement is restricted to the location of the bearing walls, their span (when used the tunnel up to 5m or fixed 2.8, 3.5, 4.5m) and orientation or to the elements discharging the weigh on them; Structural capacity of the block (in many Italian residential blocks, like Laurentino 38, tenants made inner changes. Alterations they made, like moving of walls and/or big openings, have to be calculated to design the combinations); Need of light building technologies (wood - steel structures); ** Depending on type and architectonic characteristics, transforms silhouette and massiveness; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Lack of integration with the rest of the block; Vertical extension of the block alters the urban shape; Short lasting materials shorten 'wow effect' of renovation Need for an ad-hoc regulation to manage the Need for an ad-hoc regulation to manage the transformation; transformation; Functioning of facilities could be obstructed by location, bad reputation of the area, competition with other neighborhoods and local demand; Effective management of the building site is required; 20 Move to another volume attached/nearby the existing block Make space for transformation of the bottom (also when porticoes at the ground floor); Local regulation (in Italy size and number of rooms of social dwellings are subjected to restrictions provided by law, as well as increase of cubature); Need of space to place the new volume * No alteration of architectonic characteristics of the existing block if only moving inner walls Renovation is not visible outside Improvement of safety by making the storages more functional and more attractive, ergo more attendance of people Need for an ad-hoc regulation to manage the transformation; PHYSICAL ASPECTS (technical-functional) APPEARANCE SOCIAL ASPECTS FEASIBILITY S W S W S W S W
Directed to the APPEARANCE FACADE 21 Entire/partial substitution with a new façade Improvement of performance of existing envelope (like thermal and sound insulation, ventilation, day light and shadings); Improvement of total energy consumptions. Local regulation (in Italy size and number of rooms of social dwellings are subjected to restrictions provided by law, as well as increase of cubature); Local regulation with respect to its integration with the surroundings; Structural capacity of the block (in many Italian residential blocks, like Laurentino 38, tenants made inner changes. Alterations they made, like moving of walls and/or big openings, have to be calculated to design the combinations); Building technology when used the tunnel: anchorages of extensions restricted to location of walls/floors of the tunnel, and its horizontal tie-rods; better new structures hanged to the tunnel to prevent overloading of existing floors; thickness of new horizontal structures needs to be compatible with existing floors. *** Break of massiveness. Transform massiveness and silhouette; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Repetition of the same solution (like shape and material) could replicate initial problems; Lack of integration with the surroundings; Short lasting materials shorten 'wow effect' of renovation Improvement of sense of identification with own block and dwelling; New appearance could improve orientation in the neighborhood; The block could function as a landmark increasing livability by higher attractiveness Effectiveness of renovation could be subjected to preferences of people; Leads to the improvement/change of market position of dwellings and could attract wider groups; Relevant improvement of quality of dwellings; Combination of units could lead to a decrease of shared spaces resulting in less expenses for maintenance; If no housing combination, renovation works could be quick (a few weeks), thus move of tenants could be managed more easily at less expenses; Relevant transformation of appearance could be used as a window sponsoring the restructuring of the area; Waste of (selective) demolition could be reused for new construction in the neighborhood (see Germany); Could be used as a selling point Demolition is necessary and special expertize required. Location and competition with other neighborhoods could be an obstacle in attracting other groups; Tenants have to move during the works, meaning expences for grants + temporary accommodations; In the Netherlands, less than 50% of tenants return their dwellings that could lead to letting problems and vacancy; If the commercial value of land is high and there are no special restrictions, it might be decided for demolition; Attract different groups could be difficult even when the appearance changes; Transformation of appearance could be subjected to the approach of the housing association; High-level renovation implies substancial investments; New facade could lead to savings on energy costs but is a financial return only for tenants; High-energyperformance could imply high investments; In Laurentino38 the concrete panels of the façade were prefabricated in situ. When placed by using a crane they were fixed by means of concrete casting. Cutting the reinforcements might be technically difficult and expensive. 22 Add new external cladding Improvement of performance of existing envelope (like thermal and sound insulation, ventilation, daylight and shadings); Improvement of total energy consumptions. Critical deterioration of the envelope; Local regulation with respect to its integration with the surroundings; ** Break of repetitiveness especially when colors and textures are changed; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Repetition of the same solution (like shape and material) could replicate initial problems; Lack of integration with the surroundings; Short lasting materials shorten 'wow effect' of renovation Improvement of sense of identification with own block and dwelling; New appearance could improve orientation in the neighborhood; The block could function as a landmark increasing livability by higher attractiveness Effectiveness of renovation could be subjected to preferences of people; No special expertise is required; Improvement of housing quality - inner comfort; Renovation works could be very quick; Tenants can stay their dwellings during the works; 23 Substitute front door of gallery apartments with new colored ones When front doors facing the outside, inner comfort can be improved 24 Extend facade with volumes Improvement of housing differentiation; Vertical-horizontal extension/contraction of dwellings; Improvement of day lighting if wider glazing; Shading the facade Effectiveness on building level is restricted to the gallery Local regulation (in Italy size and number of rooms of apartment blocks social dwellings are subjected to restrictions provided by law, as well as increase of cubature); Local regulation with respect to its integration with the surroundings; Structural capacity of the block (in many Italian residential blocks, like those in Laurentino 38, tenants * If gallery apartments Restricted to the gallery apartment blocks; Short lasting materials shorten 'wow effect' of renovation 25 Extend facade with terraces-loggias Horizontal extension of dwellings; Shading the facade made inner changes. Alterations they made, like moving residential blocks, like Laurentino 38, tenants made of walls and/or big openings, have to be calculated to inner changes. Alterations they made, like moving of design the extension); walls and/or big openings, have to be calculated to Obstruction of daylighting due to extended projections; design the combinations); When new glazed facade, possible decreases of inner Technical restrictions if used the tunnel technology comfort in summer due to overheating; (anchorages of extensions restricted to location of High of ceiling when extentions uses the bottom (in Italy 270cm is the minimum high for housing. Extentions could be difficult when the bottom is 240cm high). Building technology when used the tunnel: anchorages of extensions restricted to location of walls/floors of the tunnel, and its horizontal tie-rods; better new structures hanged to the tunnel to prevent overloading of existing floors; thickness of new horizontal structures needs to be compatible with existing floors. *** Break of massiveness. Transform massiveness and silhouette; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) Repetition of the same solution (like shape and material) could replicate initial problems; Short lasting materials shorten 'wow effect' of renovation Improvement of sense of identification with own block and dwelling; New appearance could improve orientation in the neighborhood; Increasing livability by higher attractiveness When residential extensions using the bottom, possible lack of safety because of the direct spatial relationship of housing and surroundings (this could be particularly true in very deprived Italian neighborhoods like Laurentino 38); People could feel uncomfortable with very extended projections; Effectiveness of renovation could be subjected to preferences of people; Leads to the improvement of quality of dwellings and their market position; If no move of walls, renovation works could be quick (a few weeks), thus move of tenants could be managed more easily causing less expenses; Tenants can stay their dwellings during the works; Relevant transformation of appearance could be used as a window sponsoring the restructuring of the area; Could be used as a selling point Need for an ad-hoc regulation to manage the transformation; Location and competition with other neighborhoods could be an obstacle in attracting other target groups; Need of technical expertise; Attract different target groups could be difficult even when the appearance substantially change; Relevant transformation of the appearance could be subjected to the approach undertaken by the housing association; Transformation implies higher initial investments; In Laurentino 38 cutting the reinforcements to detach the panels might be technically difficult and expensive (see 4) . Local regulation (in Italy size and number of rooms of social dwellings are subjected to restrictions provided by law); Local regulation with respect to its integration with the surroundings; Obstruction of day lighting due to extended projections; Structural capacity of the block (in many Italian walls/floors of the tunnel, and its horizontal tie-rods; better new structures hanged to the tunnel to prevent overloading of existing floors; thickness of new horizontal structures needs to be compatible with existing floors). *** Break of massiveness. Transform massiveness and silhouette; Better appearance if using materials that remind good quality housing (no cheap materials like masonry or plastic) S W Repetition of the same solution (like shape and material) could replicate initial problems; Short lasting materials shorten 'wow effect' of renovation W Improvement of sense of identification with own block and dwelling; New appearance could improve orientation in the neighborhood; The block could function as a landmark People could feel uncomfortable with very extended projections; Effectiveness of renovation design could be subjected to preferences of people; Could improve market position of dwellings; Leads to the improvement of the dwellings' quality; Works could be quick; Tenants can stay their dwellings during the works; Relevant transformation of appearance could be used as a window sponsoring the restructuring of the area; Could be used as a selling point Need for an ad-hoc regulation to manage the transformation; Location and competition with other neighborhoods could be an obstacle in attracting other target groups; Need of technical expertise; Attract different target groups could be difficult even when the appearance substantially change; Relevant transformation of the appearance could be subjected to the approach undertaken by the housing association; If the commercial value of the site is high and there are no special restrictions for that location, it is possible the housing association will decide for demolition; In Laurentino38 the concrete panels of the façade were prefabricated in situ. When placed by using a crane they were fixed by means of concrete casting. Cutting the reinforcements to detach the panels might be technically difficult and expensive. PHYSICAL ASPECTS (technical-functional) APPEARANCE SOCIAL ASPECTS FEASIBILITY S S W S W
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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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Florijn Noord. An example of renova
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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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intervention strategies for renovation of social housing estates

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