intervention strategies for renovation of social housing estates

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A Dutch case study. The Bijlmermeer, Amsterdam Zuidoost. Chapter 5 --------------------------------------------------------------------------------------------------------------------- different housing segments. The first action has the character of ‘corrective building measure’ in the prosecution of the approach applied since the ‘80s. Different preservation levels of the initial urban and building configuration have been fixed per sub-areas. The characters of the G- and K- neighbourhood, for example, that are high-rises in the socalled ‘Bijlmermeer museum’ -area, have been substantially preserved. As said in the previous section, the Final Plan of Action is the most recent renovation programme under implementation in the Bijlmermeer. It is currently the largest Dutch restructuring project (Wassenberg, 2006) and based on a very radical approach. For what concerns the existing high-rise buildings, in fact, there is a very high demolition rate. In the end, almost 70% of the original blocks will be pulled down. Portion of former high-rise surrounded by new low-rise, Fside area – urban plan by Rein Geurtsen, 1997 The Project Bureau Bijlmermeer is the office set up to co-ordinate and implement the entire plan. The board, directing the working group and deciding for the major directions of intervention, is composed by three bodies that are the City of Amsterdam, the local municipality Amsterdam Zuidoost and the housing association Nieuw Amsterdam. DWELLINGS 1992 DEMOLITION NEW CONSTRUCTION 2012 HIGH-RISE 12.500 100% 6.550 0 5.950 44% LOW-RISE 0 0% 0 4.600 4.600 34% SINGLE-FAMILY 0 0% 0 2.850 2.850 21% 12.500 100% 6.550 7.450 13.400 100% Most of the green lots have being substituted by new low rises. F side by Splineter, 2005 The City of Amsterdam contributes for 50% of the costs, while the other half is financed by the Central Fund for Housing (CFV), the national fund created by fees paid by all the Dutch housing associations together. The 10 year investment (excluding interventions within the ArenA-area) is € 1.6 billion, of which € 450 million won’t produce a financial return (the exploitation deficit is paid by the housing association). 14. E FINAL PLAN THE BODIES
A Dutch case study. The Bijlmermeer, Amsterdam Zuidoost. Chapter 5 --------------------------------------------------------------------------------------------------------------------- A part of the renewal is also supported by URBAN, a European fund for socio-economic renewal. Also ERA- bouw, a private developer and contractor, renovated some of the blocks. It worked on two high-rise (240 apartments). On the right: the situation in 1992, before any plan. On the left, the situation in 2012 when the Final plan of action will be finished (Wassenberg, 2006) The Final Plan of Action distinguishes nine ‘fields of action’: intensively mixed urban areas, urban centre environment, along the avenues, traditional Bijlmermeer high-rise, medium high-rise, water neighbourhood, low-rise renewal and Bijlmermeer Park and city-edge living. The vehicular structure won’t be altered (van Hoogstraten et al, 2002). The whole approach could be described by three key words: ‘integrated approach’, according to the policy started in the ‘90s; ‘differentiation’ that, according to preferences of residents is implemented by demolition and new constructions; and ‘better management’ 6 . Integrated approach. This implies renovation combining actions both on physical and socialeconomic level. The latest approach includes construction of sport and social facilities, measures for social safety and facilities to support new business activities. Differentiation. Demolition of the remaining high-rise buildings means substitution by new constructions, mainly low-rise and single family houses. In the end, more than half of the original blocks will disappear (15 out of 31) and very little of the initial housing model will be recognizable. In the early ‘90s, the percentage of dwellings in high-rise buildings was 100%.. In 2012, when the whole plan will be implemented, this percentage will be reduced to 44%, and will be replaced by low-rise (34%) and single family dwellings (21%). Better Management. Maintenance will increase and management of the public spaces be improved thanks to the decreased amount of public space which will reduce the expenses as well. Wassenberg identified five so-called ‘conditions for success’ that are at the basis of the effective renewal so far implemented. The five conditions are the followings: improvement of the surroundings, integrated approach, radical solutions, alternative financing and perspectives for inhabitants (see the table below). Considering that local conditions often play a crucial role in successfulness for redevelopment of deprived large housing estates, he argues that actions undertaken within the he Bijlmermeer might be useful for transferability of practice to other similar contexts. 6 ‘Diversification’ in the Netherlands, has to do with extending free choice of people looking for a house. Since the housing demand is becoming more and more differentiated (also because of immigration and change of preferencesrequirements), to attempt social and thus spatial segregation, the so-called ‘gentrification’ approach has been applying in urban renewal housing policies. Measures are been implemented in order to stimulate more expensive owneroccupied dwellings as attractive locations in districts dominated by social housing: demolition, upgrading and selling off the rented flats (Ball, 2004). 15. E INTEGRATED APPROACH DIFFERENTIOATION BETTER MAINTENANCE CONDITIONS FOR SUCCESS
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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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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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