intervention strategies for renovation of social housing estates

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A Dutch case study. The Bijlmermeer, Amsterdam Zuidoost. Chapter 5 --------------------------------------------------------------------------------------------------------------------- commercial and business centres. The majority of them have been built behind the station, on the opposite side of the Bijlmermeer. Those recent developments transformed the Southeast in a district becoming more and more urban compared to the original plans. Currently, it is second just to the city centre of Amsterdam in provision of employment. The new developments, in fact, created a number of job opportunities. In 2001, 55.000 people were working in the district but the number is expected to grow to 75.000 by 2010 (Aalbers et al, 2005). Are they living in the Bijlmermeer or is a substantial part of the Zuidoost becoming a business area for people coming form outside? Such a process could be very risky for the entire neighbourhood. IDEALS DISADVANTAGES ICON OF MODERN LIVING > ICON OF CONTEMPORARY DETERIORATION SEPARATION OF TRAFFIC > SOCIAL SECURITY However, the latest breakthrough is represented by the Final Plan published in 2002. After 10 years, in fact, only 1/3 of the previous renovation programme was realized, therefore it was decided to make a survey over the areas to be renewed in order to verify what physical solutions the residents would have preferred. There was the strong belief that postponing renewal of the remaining areas would have transmitted problems from the redeveloped areas to the others, without actually solving them. As it emerged from the previous surveys in 1995 and 1999, most of the interviewed residents supported demolition of the remaining high-rise buildings. According to their preferences, it was decided for a plan focusing on areas waiting for demolition. The “Final Plan of Action” defines their definitive structure up to 2012. 5.2.2) GROUPS OF PROBLEMS As most of the large European housing estates, it is difficult to clarify exactly when and why the deterioration started. In the case of the Bijlmermeer, the high vacancy rate and the confused management of the shared facilities, both emerged in the beginning, played a central role in the decay process. Nevertheless, it is still not clear what was the factor or the group of factors triggering the decline. Most of the key people come to the inevitable conclusion that the spatial concept of the Bijlmermeer is the most important cause of its decline. The major defects of the Bijlmermeer can be grouped according to the urban scale on which they appeared (urban – building scale) or gathering homogeneous issues. According to the first criterion, Leferink gathered all the misfits of the spatial concept as follows (Aalbers et al, 2005): Massiveness and monotony; Identical high-rise estates of 400 or 500 flats, all connected by galleries; Excess of semi-public open spaces; Rigid division between functions; Intangible size and scale in which the individual disappears. 2006, (6) new Bijlmer station by Grimshaw 2009, (7) the GETZ Entertainment Centre by Jerde COLLECTIVITY > ANONYMITY GREEN > UNCONTROLLED SPACES PARKING GARAGES > EMPTY UNSAFE BLOCKS SHARED FACILITIES (WALKWAYS) > SHELTER FOR DRUG ADDICTED – HOMELESS 10. E
A Dutch case study. The Bijlmermeer, Amsterdam Zuidoost. Chapter 5 --------------------------------------------------------------------------------------------------------------------- According to the second criterion, Wassenberg identified three groups of problems: unfinished character, liveability problems and demand- supply misfit (see the table in which the items listed so far are summarized and assessed in terms of scale). As stated in the previous section, most of the facilities were realized many years after the beginning of the works. The too optimistic financial previsions delivered by the companies made substantial cuts of expenses necessary. Some of the spaces for commercial, sports and recreation facilities were constructed at the end of the ‘70s and the early ‘80s. However, as soon as the facilities had been realized, most of them turned out to be concentrated only in some areas making it difficult to reach on foot for those living on the borders.. PROBLEMS URBAN LEVEL BUILDING LEVEL MASSIVENESS AND MONOTONY In terms of scale and repetitiveness of the same layout X IDENTICAL HUNDREDS FLATS In terms of repetitiveness of the same layout X EXCESS SEMI-PUBLIC OPEN SPACES Lack of social safety X SEPARATION OF FUNCTIONS In terms of location and connection of the functions X THE INDIVIDUAL DISAPPEARS In terms of scale relationship between the building and the human being X UNFINISHED CHARACTER Late completion of sport and commercial facilities; X Location of facilities; X Metro line after 10? years; X Parking garages over dimensioned; X LIVEABILITY PROBLEMS Modern neighborhood requires diverse management strategy; X X Attention to public and semi-public spaces; X X Fragmentized management; X X DEMAND & SUPPLY Decrease rents for lower income groups; X X High vacancy rate; No free choice; Mobility - less social structure X X The second group of problems refers to all of those related to the management of the neighbourhood. It was clear that high-rise buildings, parking garages and public areas would have required specific management strategies. Each housing block contains ‘thousand of square meters of public and semi-public spaces, and elevators and an intercom unlocking system that require constant management’ (Kwekkeboom 2002, in Wassenberg 2006). Cleary, the fragmentized management by the sixteen housing associations could not succeed in such a context. For example, it was often unclear who had to take care of a specific area or service. The whole management was chaotic till the foundation of the Nieuw Amsterdam (1983). Still, it was complicated to handle problems like rent-arrearages and evictions. Each year, more than hundreds of inhabitants did not pay the rent contributing to the ongoing deficit of the housing association (van Hoogstraten et al, 2002). Actually, the merger did not stimulate structural shifts and problems continued to increase. In 1992, the debt was 63.5 million euro. Also, since the very beginning, the supply of dwelling types did not match the demand and the result was a chronic vacancy. Single family houses with gardens built in the cities around Amsterdam were preferred against the high-rise buildings. In a way, this seems to be a paradox considering the housing shortage of that years and the tight housing market of Amsterdam. Since it was difficult to let the flats in the Bijlmermeer, the rent rates were considerably decreased and people with less possibilities for a free choice who did not want to wait long, found their chance there (i.e. immigrants and lower-income people). The Bijlmermeer became an area where most of the people settled if they could not find a place elsewhere. In 2000, despite all the actions undertaken in the former years, the medium abandonment rate in the Bijlmermeer was still very high, 16% per year (van Hoogstraten et al, 2002). The persisting vacancy rate, together with the frequent replacement contributed to the destruction of social structures already compromised by immigration waves. In the ‘90s, 11. E UNFINISHED CHARACTER LIVEABILITY DEMAND & SUPPLY
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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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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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