intervention strategies for renovation of social housing estates

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Theoretical background Chapter 2 --------------------------------------------------------------------------------------------------------------------- Most of the buildings were completed after the 1950. The majority was built between the 1960s and the 1970s. This was possible thanks to the new building techniques that allowed fast realization at lower costs of especially large housing estates 1 . Due to the necessity to produce large number of dwellings in a short period, many countries experimented with new building methods and non-traditional building materials (Andeweg et al, 2007). During the 1960s, the construction of high-rise 2 flats predominated in many European cities, culminating in a high-rise boom that in most of the Western countries lasted for no more than 10 years (Wassenberg, 2004). Since the demand for housing necessitated the rapid production of large numbers of dwellings, the emphasis was put on quantity, instead on quality. Dwellings in multifamily blocks were supplied with minimum but sufficient equipments. Consequently, the current European housing stock originating from that period is, according to today’s standards, insufficient on both technical and functional performances. After about sixty years, the quality of some of these buildings has decreased and the standard of what was considered as functional quality at the time, has changed significantly (Andeweg et al, 2007). Therefore, technical and functional quality of the existing stock needs to be adapted to the current housing standards. The idea behind the plan of these neighbourhoods was the concept of idealistic housing characterized by spacious and well lightened dwellings in multifamily blocks in wide green areas. Notions of rational, efficient, healthy and functional buildings found their way right in the layout of large-scale neighbourhoods (Wassenberg, 2004). The separation of residential, employment and transports was a key concept (Turkington et al, 2004 and Hall et al, 2005 in Van Beckhoven et al, 2005). The neighbourhoods were defined as independent areas furnished with educational, commercial and business facilities, often located per estate. However, it happened that these additional functions were realized after the completion of the states. With the ideas of the 1930s and the techniques of the 1960s, many new areas were developed. These were to be modern alternative for the stuffy and narrow tenement in the inner cities (Wassenberg, 2004). The building lots areas were often located on the edge of the city, occupying free land. The neighbourhoods were realized following strict urban developments plan that did not allow freedom in the design and imposed repetition. It seems that a great influence to the development of this idealistic neighborhoods has been given by the thoughts of Le Corbusier who, right in this period, introduced his well-known Ville-Radieuse concept as the solution to the European housing problem at the third ‘Congress International d’Architecture Moderne’ (CIAM, 1930) (van Beckhoven et al, 2005). Nowadays, the large housing estates represent an important part of the cities all over Europe. It has been estimated that in Central and Eastern Europe, excluding the former URSS, about 34 million people live in large prefabricated estates (Van Kempen et al, 2006). In most of the European cities, many people do not have many choices in the urban housing market because other parts of the market itself are too expensive or unattractive and these estates have an important function in the urban, and regional, housing markets (Van Kempen et al, 2006). In addition to the mentioned problems related to the building quality, many estates also suffer from negative image, a stigma (Wassenberg, 2004), and are often viewed as major problematic areas within the cities. 1 In this study I will refer to large housing estates according to the definition of the RESTATE project. Large housing estates refer to a group of building that is recognized as a distinct and discrete geographical area. They are also estates 2 In this study I will refer to high-rise according to the definition proposed by the PRC, Bouwcentrum International The Netherlands, 2005. ‘High-rise dwellings’ are residential buildings consists of multiple housing units and have more than 4.PRC Bouwcentrum International The Netherlands (2005) Sustainable Refurbishment of High-Rise Residential Buildings and Restructuring of Surrounding Areas, report for European housing ministers’ conference held in Prague, Czech republic,14 - 15 march 2005 2. B
Theoretical background Chapter 2 --------------------------------------------------------------------------------------------------------------------- 2.2) PROBLEMS AFFECTING LARGE POST-WWII HOUSING ESTATES Initially, these large housing estates functioned well on their perspective on the local housing market and residents were satisfied with their dwellings and neighbourhood (van Beckhoven et al, 2005). In later years, some large housing estates lost their favorable position on the housing market they occupied in the beginning. Neighbourhood stigmatization played a role in this process (Wassenberg, 2004). Gradually, satisfaction made place for complaints about the dwellings and the neighbourhood and the surroundings and most of the estates were confronted with deterioration problems. All single estates are more or less different, but many common characteristics across Europe can be identified. According to Turkington and colleagues, the problems affecting post-WWII large housing estates can be identified. They can be grouped into three main classes that are: housing stock, management and residents’ related problems (van Beckhoven et al, 2005). In the first group there are included problems related to the construction methods (structural problems because of poor materials), to the housing layout (problems caused by poor internal design), to the competition with other estates with better market position and image and, finally, to the inadequate urban design. In the management group there are clustered problems related to legislation, finance/exploitation and management itself. Finally, in the residents related group there are incorporated problems caused by the internal social environment (like anti-social behavior and noise pollution) and the so-called wider socio-economic aspects (like high unemployment, poor schooling, drug- and alcohol-abuse) (van Beckhoven et al, 2005). Nevertheless, a number of positive elements have been inherited from the large housing estates model. Many people are positive about the design of the estates themselves and the large amount of green public spaces. Separation of functions is sometimes mentioned as a good measure in favor of safer traffic and prevention of pollution from industries. Moreover, besides being affordable, dwellings in these estates are very large, bright and sunny (van Beckhoven et al, 2005). They are often located close to the city or to natural areas; it also happened that due to their good accessibility system, some neighborhoods become business centers (Dekker and Van Kempen, 2005). 2.3) MODELS DESCRIBING NEIGHBORHOOD CHANGE AND DECAY3 Until the 1990s, the research was not so much focused on the changes in these neighbourhoods. The political attention was concentrated on renovation, and sometimes on demolition, of pre-war housing estates, and especially on the realization of new housing estates elsewhere (Priemus, 1991 in van Beckhoven et al, 2005). Since the 1990s, the attention to the post WWII neighborhoods increased at an European level, especially concerning large housing estates, mainly because the problems in these estates increased (van Beckhoven et al, 2005). Recently, a number of researchers have studied the present character of post-WWII large housing estates, their position on the housing market and their current physical, social and economic developments (such as Power, Murie, Skifter Andersen, Turkington, Musterd and 3 Most of the Information in this paragraph are strongly based on Van Beckhoven, E., Bolt, G., van Kempen, R. (2005) Theories of neighbourhood change and neighbourhood decline: their significance for post-WWII large housing estates, paper presented at the ENHR-conference “Housing in Europe: new challenges and innovations in Tomorrow’s cities”, Reykjavik, 29 June – 2 July 2005 and on Priemus, H. (2005) Decay of large housing estates revisited Keynote speech at the RESTATE Conference “Restructuring large housing estates in Europe: policies, practices and perspectives”, Ljubljana, May 21, 2005 3. B
Page 1: INTERVENTION STRATEGIES FOR RENOVAT
Page 4 and 5: TABLE OF CONTENTS ACKNOWLEDGEMENTS
Page 7 and 8: The research set up Chapter 1 -----
Page 17: Theoretical background Chapter 2 --
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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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Physical measures for renovation of
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PHYSICAL ASPECTS (technical-functio
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Directed to PHYSICAL ASPECTS (funct
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Directed to the APPEARANCE FACADE 2
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Directed to the APPEARANCE STAIRWEL
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Directed to SOCIAL ASPECTS PHYSICAL
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Conclusions and recommendations. Ch
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A.A.V.V. (1997). The new Bijlmermee
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Leupen, B. (2006). Frame and generi
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Van Kempen, R., Murie, A., Tosics,
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intervention strategies for renovation of social housing estates

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