intervention strategies for renovation of social housing estates

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Conclusions and recommendations. Chapter 9 ------------------------------------------------------------------------------------------------- It has to be mentioned here that the indicators from the first group, the management model, constitutes a precondition for implementation of those in the second one, the implementation of renovation strategies. In the specific case of ATER Roma, however, differences in the two contexts, Italy and the Netherlands, also make it clear that a simple transfer of Dutch solutions to ATER are not feasible. Nevertheless, taking into account the differences in the context, the suggested directions necessarily are not restricted to ATER itself, but also have consequences for the external regulations and regional housing policies as well. Since they all lead to introducing a much more market-oriented housing policy in the social rented sector of the Regione Lazio, politicians need to balance an additional financial support of ATER against the potential danger of introducing market principles in ATER’s operations. THE MANAGEMENT MODEL Introduce a less restrictive rent policy and more market conformity of selling prices Distinguish a core social housing stock, for which rents need to be restricted, and a liberalized housing stock, for which ATER can follow a more market-oriented rental policy. Set up limits to the increase of the total rent sum of ATER for the social housing stock part, while ATER has the opportunity to differentiate rent levels to achieve more market-oriented rent levels (Chapter 3, Section 3.3). Set the selling prices much closer to market levels (see the Netherlands, were social dwellings are sold at 90% of their market value. Additional reductions can come from the Purchasing Grant (BEW): 20% additional discount for new households and 30% for actual tenants). (Chapter 8, Section 8.2.1). Introduction of a professional (re)development department within ATER Set up a new professional department to carry out restructuring policies for its housing stock, with a particular emphasis on profitable opportunities. The department has to analyze the housing stock and land properties of ATER from a market perspective (Chapter 3, Section 3.3). The main questions would be: o Which estates can be sold and/or redeveloped into the commercial segments of the housing market?; o Which locations where ATER owns land can be exploited to generate profits? o Where in the Lazio region do opportunities exist to develop commercial dwellings and other real estate? Divide ATER into two bodies: a social housing organization and commercial enterprise The social housing organization manages and maintains the core social housing stock. The commercial enterprise, set up as a daughter organization to the social mother (by means of stock transfer partly financed by private loans), manages and maintains the more expensive stock and locations that are more popular on the housing market. It undertakes also (re)development activities within and outside the housing stock of the ATER. The commercial enterprise has to generate positive financial returns for its mother shareholder. It should have a separate board, be exempted from restrictive rent policies and selling price regulations and be independent from the political context of the mother organizations. (Chapter 3, Section 3.3) IMPLEMENTATION OF RENOVATION (PHYSICAL SOLUTIONS) To define indicators to facilitate implementation of physical solutions, the Dutch examples (see Chapter 4, 5 and 6), the actual context of Rome (Chapter 7), the theoretical background (Chapter 2) and the strengths and the weaknesses described in matrix of physical measures are considered (Chapter 8, Section 8.1.3). Ad-hoc regulations for transformation of existing housing blocks. 2. I MANAGEMENT MODEL IMPLEMENTATION OF RENOVATION
Conclusions and recommendations. Chapter 9 ------------------------------------------------------------------------------------------------- In the Italian social housing sector are valid two types of regulations: those specifically for social housing (like the standards setting the exact dwellings’ size according to the number of people, or the maximum cost for new construction) and those that apply to the homeownership sector (like the law on energy savings defined in the early ‘90s). This overlap makes the implementation of the solutions discussed in Chapter 8 particularly difficult (especially densification and transformations of cubature). Moreover, the regulations in the first group are obsolete. High-level renovation would be possible if the system of regulations is changed to guarantee higher flexibility of transformation and speed up the whole process. Differentiate housing supply to meet requirements of specific target groups. The Social housing stock in Italy needs to be updated to meet the current requirements. The actual layout of dwellings defined by the standards of the ‘60s does not fit the demand anymore (for example in terms of type, size and number of rooms). By transforming the existing housing units, the current supply can be differentiated to be affordable to wider groups (different households and income level). Social and market analysis could help in finding the right target groups thus managing differentiation to meet actual requirements. Combine housing differentiation with reduction of uncontrolled public spaces. Matching renovation of existing social housing estates with ‘densification’ of the public green by construction of new homeownership housing can improve liveability and social safety of the neighbourhood (see Chapter 6, Section 6.1). This also leads to fewer expenses for maintenance. Effective decrease in the incidence of uncontrolled open areas can be achieved by building dwellings more popular on the housing market, like row-houses (like in the F neighbourhood). This could also prevent improper use and abandonment of spaces. In the case of existing high-rise, their spatial relationship with the surroundings can be improved by attaching new low-rise at the bottom (like new studioapartments. Chapter 6, Section 6.2) and by enlarging or opening new passageways. According to the instruments currently available in Italy and the model of housing institutions like ATER, these transformations could be achieved by developing a “Contratto di Quartiere” (Chapter 7, section 7.2.1). Improve energy efficiency of the building envelope. When preserving the casco structure almost everything is possible with respect to high energy efficiency. The Life span of the building is extended up to 25 years or more. Also, waste of (selective) demolition might be recycled. High-quality and long-lasting envelope materials lead to: higher comfort within the dwellings, higher savings on energy bills, less expenses for maintenance of the exteriors and prolongation of the ‘just renovated’ effect (physical characteristics that make the perception of the renovation as implemented short time ago). Both the improvement of energy savings and a higher functional quality of existing dwellings can be obtained by combining substitution of the envelope with addition of new building volumes where the greatest thermal dispersions are placed (Tiburtino III. Chapter 4). Substitution of the existing envelope combined with addition of new building volumes where the greatest thermal dispersions are placed, leads to high energy savings. Therefore, better energy performances of the envelope can be matched with the differentiation of the housing supply to get higher energy savings as well as improving the functional quality of the dwellings. Savings on energy bills might prevent rent arrearage by making the dwelling more affordable for lower income groups. Transform physical characteristics of the building envelope to get attractive neighbourhoods. Attracting wider groups of potential residents could be achieved by diversifying the existing housing supply and making the built environment more appealing. The appearance of existing buildings can be improved by transforming the physical characteristics of the facades (like shape and materials). 3. I
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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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Laurentino38. Example of deprived s
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Laurentino38. Example of deprived s
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intervention strategies for renovation of social housing estates

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