Catalyzing an urban circular transition in Cureghem Steering incoming investment by private players for a smooth transition into circular urbanism while ensuring a balance of industry , social infrastructure and affordable housing
Divya Chand, Michèle Stynen, Thomas Vermeir MaSTeR*_Design Studio Housing Commons 2020
PHASING an urban circular transition in Cureghem
Existing Large scale collective housing projects in Cureghem
Studying the context
Visions
Neighbourhood level masterplan
Pilot Project
Initial usage and Promotion
Incremental expansion of network and adaptive vision
Existing Large scale collective housing projects in Cureghem
Historical analysis
Coming of canal and rail to the south of Belgium marks the start of industrialisation in Cureghem.
Industrial activity and workers housing develops a mixed urban tissue. Abattoir and veterinary school are constructed.
Industrial activity is at its height. Sanitation of the neighbourhood by ďŹ lling up the Senne. Interventions in housing begin.
1870s
1900s
1950s
Historical analysis
Industrial activity is in decline. Large scale interventions in public housing, but also some private initiatives. Demolition of plots starts.
Large scale housing interventions target empty plots & old industrial buildings. These are either renovated or demolished.
Empty plots will be rebuild, closing up again the urban block tissue. The Senne trajectory is converted to a green linear structure.
1970s
present
near future
Lidl - Observed transition themes
Apartment Complexes
Green rooďŹ ng
Solar panels
Immo Triangle - Observed transition themes
Apartment Complexes
Green rooďŹ ng
Passive design
Passive design
Rainwater recovery
Electric charging stations
Reuse of existing construction
Appart'City Confort - Observed transition themes
Short-term rentals
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Former Veterinary school of Anderlecht - Observed transition themes
Adaptive Re-use
Reuse of existing construction
Lowered Energy consumption through passive design
Actor-Network
Local promoters seem to be more dependent on urban redevelopment plans. Overall, local promoters develop smaller projects (size of circle is relative to size of the development).
Common trends in transition thinking
- Mostly green rooďŹ ng, low energy building and renovation - Real estate developers can choose to implement transitions themes to increase the value of their projects - However, the choice to implement this is further stimulated by ďŹ nancial incentives: - Green loans (ecological & energy initiatives) - Tax reduction when building low energy/passive buildings Advantage of real estate developer: larger scale
Studying the context
Societal context ●
“Arrival Neighbourhood” ○ ○ ○
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North Cureghem vs South Cureghem ○
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>70% Rental market Captive rentals + distress buying Need and lack of adequate social housing Large presence of car & food industry industry vs Global service sector
Redevelopment strategies and Middle to high income development ○ ○ ○ ○
Warehouses into housing “Residential attractivity” and Real estate investment Focus on corporate returns = Gentrification Major Economic change
Regulatory context A package of measures that aims for a thorough and consistent integration of transitions in the city's spatial policy: -
The development plan, including by providing the integration with "climate" as "layer" in the possible revision of the development plans, Regulations, sub-plans, policy notes, urban visions and scenarios Project deďŹ nitions, schedules of requirements, agreements and negotiations with market parties, including the inclusion of standards Construction plans, directional construction plans, masterplans, image quality plans, design plans and realization plans, like clearly recording a green and water structure Urban burdens and requirements imposed on the developer in the building permission Award criteria, when appointing designers and developers Advice on plans and projects of higher authorities Subsidies & tax reductions
Initiatives by the commune of Anderlecht An interview with Karim BOULMAÏZ , Rénovation urbaine, Commune d’Anderlecht Sustainable development of Anderlecht - “Local Agenda 21” ● Action plan which defines sustainable development actions, in consultation with all administration departments and stakeholders concerned Former Veterinary school - Adopted as exemplary project by commune ● Monumental, incubation center, work with Entrakt + Rotor - Big response ● Certificate of re-use = 80% ● No private interest = Choice of commune ● Bought 2006 -- Works began 2013 -- Set to launch soon Heyvart neighbourhood plan ● Strong obligation to Brussels City Region for maximum Re-use of building materials ● Push for stronger regulation ● Push for sustainable practice in Public tenders - but time and finance are constraints Focus of Public Investment in Cureghem ● Housing for the poor ● Shared community places and kindergartens ● PRESCRIPTION - Reuse materials + Passive design + employment opportunities ● Urbanism Duty by private investors - Finance or physical creation of public infrastructure
Transition themes with potential in Cureghem
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A collective neighbourhood energy transition
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Ecological transition - Green and Blue networks
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Circular and re-use economy
Selection of Design Site
The Heyvaert neighbourhood
A mixed economical and residential area
Visions
Circular economy potential on design site
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Encouraged by commune Existence of multiple (post) industrial work-sheds and abandoned buildings (May create more if Car trade is relocated) Soft-industry will create jobs locally for residents
Energy transition potential on design site
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Alternative development for car industry and other industry Usage of empty spaces => potential for real estate developers Heat system and/or solar cooperative structure on these new developments Old Senne trajectory as connector with heat sources like Abattoir and Midi ofďŹ ces?
Ecological transition potential on design site
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Re-qualiďŹ cation of existing public spaces which meets the needs of Heyvaert Stimulate the incorporation of green surfaces in new & restored buildings (e.g. green roofs) Restoring and connecting existing & old watercourses and green areas as carriers of the spatial structure of Heyvaert with an ecological function
Existing Plans PAD Heyvaert + + -
Trying to combine economic and residential fabric More green and open space Pushing out car trading, which sector will replace it? Danger of residential focus in redevelopment
Canal Plan + + -
Public space & canal as connector Try to keep economic function next to new housing UndeďŹ ned what economic function: foundational economy? No connection is made to what is needed by current residents Cureghem: affordable housing for whom?
Existing Plans Abattoir Plan + + + -
Try to keep the historic economic/productive function Connect with its surroundings through public space Phased approach with temporary usages How affordable will the economic functions be? Be vigilant for (industrial) gentrification in economic spaces
Circularium + + -
Keep economic function by reactivating car trading spaces Promoting a transition towards a circular economy In the end a temporary usage until real estate development takes off and long term valuation D’Ieteren Immo’s real estate assets is guaranteed
Planned initiatives summary â—? â—?
Abattoir plan PAD Heyvaert (proposed little Senne park & new residential development) => is this large scale (residential) redevelopment necessary for Cureghem?
Existing initiatives ●
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Neighbourhood contract realisations (social housing & Euclides business centre) & CityDev developments Circularium Abattoir - FoodMet
Neighbourhood level Masterplan
ACTOR-NETWORK Academic and cultural actors
Larger Sustainable Transition agenda and goals
Advice, design, build, management, curation
Existing Residents
Arriving at a exible Masterplan
Commune of Anderlecht
Existing business owners
Regulations
Brussels City region
Prospective Residents
Urban Housing Needs
Personal Visions and concerns
Financial goals
Prospective investors
short terms renters
Local promoters
Large promoters
Collective Energy Grid
Greens and pedestrian network
Revised mobility network
Micro-zoning for encouraging economy
Food and retail / Soft economic functions ●
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Link to existing usages, Treating the international economy and nature of arrival neighbourhood as opportunities Client and user facing activities Small scale initiatives like - showrooms, info centers, HoReCa, retail, tailors, repair shops, salons, craftsmen ‘Work-home’ functions - offices/workshops Subsidies for Transition oriented businesses Can be combined with housing functions
Activities which have a public interface achieve better neighbourhood integration and acceptance, while improving exposure to clients.
Ensuring affordable housing ●
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All new construction and renovation must act as DISPLAY of Passive design and local Material recuperations Affordable housing obligations ○ Social housing 50% ○ Work-home typologies 20% Neighbourhood Subsidies ○ Contribution to green and energy networks ○ Conducting community activities ○ Bringing in future-tech industry that creates jobs Microzoning - can be a win-win if the private developer profits from the residential surface area at the cost of the construction of industrial space.
Encouraging a mixed circular economy ●
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Let the existing automobile industry continue, and these industrial spaces can only be replaced by businesses directed towards circular economy, and create jobs, some of which are reserved for locals Protection is also required for traditional manufacturers Diverse tenure models, varying unit sizes, allowing a variety of sized spaces Industrial and commercial spaces also used for solar power generation and sharing of heat+energy systems Located closer to canal, connects to the city logistics
A range of land and property tenure models allows for manufacturing space to be accessible to businesses according to their financial means and ownership needs
Circular construction and material recuperation ● ● ● ●
Aid the existing construction industry move towards more sustainable alternatives Longer tenure models, to allow for stable jobs, time to establish into industry network and patient RoI Shared logistic spaces for optimal space use and controlled intrusion of streets Located closer to canal, but also green and community spaces for better work environments
Reuse and construction material recuperation is an industry that can not be delocalised
Wholesale and shared storage functions ● ●
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These spaces now have warehouses and storage for the import-export market Thy can also be used as shared storage facilities for different industries and smaller initiatives who may not be able to afford storage space on their own Can contain shared tools like CNC cutter or metal or wood working equipment Located closer to industries and away from public facing streets Can also be used for noisy electric functions like transistors needed as the energy network grows Smaller initiatives and worker co-ops, may not have the time and money to source large amounts of finance or have access to bank loans. Therefore they can depend on these shared spaces to ensure their activities remain affordable and accessible.
Training, skilling and workshop spaces ● ● ● ● ● ●
Transitional, undefined usages reserved for community serving activities Clustered around common open spaces Can have housing on the floors above Short tenure models for renting, so activities keep evolving Collective workspaces, facilitating hybrid businesses that develop and produce on-site. Training for employment generation in future oriented tech panel installer, engineers, mechanics, recycling, repair Such spaces can function as interfaces between manufacturers and the surrounding neighbourhoods and communities. Inclusive spaces that open also to neighbours can enhance the communication and integration of makers, producers and the city, including public authorities.
Pilot Project
An emblematic first step
… at and already dynamic site (Pvt) New housing projects (Public) Opening up green space to public (Public) + (Pvt) Intro of new circular technologies (Public) + (Pvt) Installing heat and energy network (Public) + (Pvt) Initiating usage and promotion
Initiating Economic transition Housing: Work-homes below and rental housing on top
Community spaces for workshops Shared tool-sheds and storage
Incubation space for transition initiatives
Building Material recuperation and reuse workshop and store
Product and vehicle repair and recycling
A shared logistical yard for the adjacent industries
Initiating Energy Infrastructure Larger residential projects as pilot users Startup of Solar energy cooperative First charging point for e-vehicles
Pilot residual heat sources
Initiating Greens and Soft connections Large opportunities for green roofs
Old Senne trajectory = now green connection through Heyvaert to other neighbourhoods
Green parks and squares suspended from the Senne trajectory
Flexible usage of greens spaces for weekly markets, recreation, education and community farming
A kicko space
Homes with retail/public facing functions below
A shared logistical yard for the adjacent industries Shared tool-sheds and storage, sloping roofs used for solar power generation
Heat network under walking/bicycle path, providing residual heat
Spaced for workshop and community usage
Park along old Senne trajectory as ecological function
Initial usage and Promotion
circularium Samenlevingsopbouw
Recyclart
Bouwmeester maĂŽtre architecte
Rotor DC
La Pile
Incremental expansion of network and An adaptive vision
Opening up to new initiatives and visions
FUNDING & SUBSIDIES ●
Loans for local businesses to
OBLIGATIONS & TAXATION ●
adopt circular initiatives like
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Productive rooftops
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E-mobility
Tax breaks for ○
Job-creation
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Education & engagement
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Re-use/repair centers
Start up capital for healthy initiatives
Local land taxes for increasing rents
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Parallel investment in co-op for all housing put on pvt. market
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Passive design and productive obligations in new construction
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Affordable housing obligations ○
Social housing 50%
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Work-home typologies 20%
Expansion of Energy Infrastructure Connecting to the neighbourhood through a cooperative Individual housing connects upon renovation
Firms can connect for heat consumption or usage of residual heat from their economic activity
Provision of solar panels and renovation with social loan instruments
Moving towards collective ownership and adaptive visions
With sprouting of a few private investment led initiatives, the idea is that the co-operative for energy, and co-operative sof the many economic activities take off into being self-governing collectives. These bodies can, as time progresses, work with the public authorities to adapt and inuence future visions for their space.
Thank You