intervention strategies for renovation of social housing estates

A Dutch case study. The Bijlmermeer, Amsterdam Zuidoost. Chapter 5
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In addition to actions on the social level, structural improvements on the buildings regarded:
colourful repainting of the façades, partition of 1.000 four-five room apartments (to satisfy
demand of small households), improvements of building entrances, installations of extra
elevators, and closing and transforming of the storages places into dwellings (Wassenberg,
2006).
Nevertheless, in spite of the mentioned interventions, living in the Bijlmermeer remained
unpopular. The middle class was not stimulated in looking for a flat in the Bijlmermeer and
vacancy increased from 18% in 1983 up to 25% in 1985 (Aalbers, et. al., 2005). As a
consequence, the housing association Nieuw Amsterdam fell in a critical financial crisis.
One of the most important contributions for the redevelopment of the district came from ‘The
Bijlmer keeps changing’, a second report published by ‘Future of the Bijlmermeer’ in 1991. In
addition to proposing a public-private partnership in defining a new renewal plan, the
following directions were defined: demolishing ¼ of the 12.500 dwellings in the high-rises
and substituting them with new low and middle rise; repositioning 3 ¼ of existing buildings,
improving the upkeep of the remaining 2/4.
The Planning Authorities agreed with the proposals introduced by this document and founded
the Bijlmer Renewal Steering Committee, headed by Prof. D. Frieling, and in which the
Municipal Council of Amsterdam, Amsterdam Zuidoost and Nieuw Amsterdam were
represented. The actual strategy was published in 1992 in the report ‘Create work with
work’. To implement the plan, the three authorities founded the Bijlmermeer Renewal
Project Office, a body financed by the City of Amsterdam and the Central Public Housing
Found (CFV, which used money that was charged from all the housing associations in the
country). They signed a specific covenant on the methods of intervention (1995). The end of
the work was fixed by 2006, after 15 years, but some of the interventions are still under
completion.
The renewal focused on two action areas (Ganzenhoef-West and Amsterdamse Poort)
integrating solutions on urban, building and socio-economic level. The urban environment
was improved by introducing small commercial activities, clearing the green areas (for safety
reasons), mixing the different mobility systems and demolishing and/or converting the
parking garages.
Of the existing housing blocks some were demolished, some renovated, some upgraded and
sold. To extend the housing supply, new low-rise in the homeownership sector were realized.
Besides intensification of maintenance, a key point for social renewal was job creation, by
means of concrete actions to involve unemployed, women and immigrants. Other measures
like guard men and outdoor underground garbage collection points contributed to the
improvement of the whole living conditions.
It was expected that such improvements would have encouraged inhabitants to stay, being
offered a housing career in their own neighbourhood, as well as attracting newcomers
(Wassenberg, 2006).
The model block representing the first ‘experiment’ of physical renovation on high-rise is the
Hoogoord (1992).
From the ‘90s up to the latest years, a great number of projects and urban plans have been
developed and/or realized 4 . Further facilities have been opened like cinemas, theatres,
3 ‘Repositioning’ means that “an existing flat is cleared and radically rebuilt for another function or different market
segment” (van Hoogstraten et al, 2002)
4 See for example the following projects (some of them in the figure on this page):
1995, the third action area Kraaiennest, to which participated West8, De Architekten Cie and NL Architects (then
revised in 1999 and 2000);
1996, the project for Ganzenhoef shopping centre by Kees Christiaanse;
1996, the urban plan for the Centrumgebied by Pi de Bruijn;
1996, (1) the ArenA stadium by R. Schuurman/S. Soeters;
1997, The Bijlmer is my city, the urban plan for the Bijlmermeer, first version by A. Bhalotra in 1994;
1997, Amsterdamse Poort action area, structural plan by Kraaijvanger Urbis;
1998, the four sub areas of Ganzenhoef, for which many architects made projects in the previous years (DKV, HDZ, Ton
Venhoeven, Lafour & Wijk, Claus & Kaan, Geurst & Schulkze and HDZ);
1998, (2) the Memorial for the El Al air disaster by Georges Descombes and Herman Hertzberger;
2000, (3-4) the Pathè multiscreen cinema and the Rainbow Complex shopping centre by de Architekten Cie – Frits van
Dongen;
2001 Heineken Music Hall by de Architecten Cie, Frits van Dongen
2001, (5) the Villa ArenA by Benthem Crouwel architecten
2001, Owal tower by Skidmore, Owings, Merril
2003, Tomorrow Pavillion by UN Studio
9. E