POSTWAR POLY-KATOIKIA Redesign strategies for urban apartment buildings in Athens

kchadio@hotmail.c

Master of Advanced Studies ETH in Architecture, Specialization in Housing / 14.08.2008

ETH ZÜRICH · DEPARTEMENT ARCHITEKTUR · ETH WOHNFORUM Prof. Dietmar Eberle · Doz. Susanne Gysi · Dr. Marie Glaser · Søren Linhart, Dipl. Ing. Arch.

om

To my parents, Dimitris and Helen

Foreword The choice of this research resulted from my concern and my reflection regarding the future of urban ‘poly-katoikia’ in Greece and particularly in Athens, where it was firstly introduced and today it forms the image of the city centre. After fifty years, even if ‘poly-katoikia’ has a significant position in the history of Greek architecture, there is no organized effort for its renewal in contrast to most European countries where very successful attempts of renewals of postwar apartment buildings take place. Looking ahead and taking into account the big demand for housing in Athens in conjunction with the changes in people’s lifestyle and household structure, my desire to investigate the issue gained substance. My desire was to look more deep in this building type, the standing regulations and the current market tendencies in Athens in order to obtain the appropriate knowledge and be able then to evaluate the situation and propose redesign strategies for the existing ‘poly–katoikias’.

My great thanks go firstly to the team of prof. Dietmar Eberle, Susanne Gyzi and Søren Lihnart who accepted my subject with great interest and they supported my effort during this year.

They significantly helped me through their critique and their suggestions of new ideas during our discussions. They supported me with their methodological indications which helped me to achieve my goal.

I could not forget to mention prof. Georgios Panetsos, who initially motivated me to occopy with this issue and helped me to collect important information. I also acknowledge my interview partners, Andreas Athanasopoulos, Konstantinos Tzaves, Stratos Paradias and Tasos Rousounelos, who spent their time to answer my questions. Moreover, I want to thank the architects Nico Valsamaki, with whom I had the great chance to share a very interesting and pleasant discussion, Ioannis Vikelas and Stephanos Calligas, who collaborated with me and they gave me the original plans for my case studies and finally prof. Epamonondas Panas who offered me all his research data concerning the real estate market in Athens.

Great thanks go to my friends in Athens who helped me to collect the necessary data while I was in Switzerland. Last but not least, I feel the need to say thanks to my family for their diverse assistance and their support throughout my studies and finally Alexandros Vezos for his understanding and his encouragement.

Table of Contents

1.

1.1 1.2 1.3 1.4 1.5

INTRODUCTION Starting point ................................................................................................

Coal of thesis ................................................................................................

Main questions .............................................................................................

Hypotheses ..................................................................................................

Work concept ................................................................................................

10 10 10 11 12

2.

2.1 2.2 2.3 2.4 2.5 2.6 2.7

CONTEXT ANALYSIS Social and economical background of ‘polykatoikia ...............................................

The current tendencies of Athenian real estate market ..........................................

General Building Regulation (G. O. K.) in Greece at that time and today .......................

Regulation of fire safety in Greece (77/88) ..........................................................

Regulation of sound insulation in Greece .............................................................

Principles of seismic behavior improvement of building .........................................

First conclusions ...........................................................................................

16 21 26 30 35 40 46

3.

3.1 3.2 3.3 3.4

3.8

ANALYSIS OF FOUR CASE STUDIES IN ATHENS Criteria of case studies choice ..........................................................................

Method of analysis .........................................................................................

Case studies .................................................................................................

1st Case study: Alexandras Avenue ....................................................................

3.4.1 Analysis ..............................................................................................

3.4.2 Evaluation ..........................................................................................

2nd Case study: Patision Avenue .......................................................................

3.5.1 Analysis ..............................................................................................

3.5.2 Evaluation ..........................................................................................

3rd Case study: Kolonaki .................................................................................

3.6.1 Analysis ..............................................................................................

3.6.2 Evaluation ..........................................................................................

4th Case study: Rigillis Street ...........................................................................

3.7.1 Analysis ..............................................................................................

3.7.2 Evaluation ..........................................................................................

Reflections ...................................................................................................

50 52 53 54 54 59 60 60 65 66 66 71 72 72 77 78

4.

4.1 4.2

INTERPRETATION Verification of hypotheses ................................................................................

Conclusions and redesign strategies ...................................................................

82 84

Annex .........................................................................................................

Bibliography .................................................................................................

Illustration list ..............................................................................................

92 96 98

3.5

3.6

3.7

1.

1.1 1.2 1.3 1.4 1.5

INTRODUCTION Starting point Coal of thesis Main questions Hypotheses Work concept

1

INTRODUCTION

1.1

Starting point The form of Athens is defined basically by the model of urban ‘poly–katoikia’, a collective building type born on the 30’s and spread mainly after the World War II. Considering the social and economical conditions prevailing at that time, ‘polykatoikia’ seemed to be the single option of choice, which was proved to be suitable to face with success the needs of the postwar Greek society. But, as the number of ‘poly–katoikia’ that were built was growing up, their construction quality was declined in diverse proportion.

Today, those buildings had made their life circle and their renewal and reconstruction is necessary. This become even more compulsory considering that today there is a big accommodation demand in the centre of Athens, where most of polykatoikias are located. Lifestyle, values, household composition, all have changed and should be taken into consideration.

1.2

Goal of the thesis Taking into account the aforementioned, the challenge today stands on the invention of intelligent redesign strategies maintaining the substance of the buildings. More specific the main goal of the current thesis is to find out the most efficient redesign solutions to change as less as possible but to change the quality as far as possible.

So this research will focus on the below issues: Issues of function 1. Internal layout, (suitable for new household structures and adaptable to evolving needs) 2. Shared amenities 3. New programs and uses for non used spaces Issues of construction and technical performance 4. Acoustic performance 5. Structural strengthening (strong earthquakes, ageing of concrete structures) Issues of aesthetics 6. Aesthetics Also, our goal is to create a source book which will contains collected summarily information of historic, constructive and socioeconomic content, relating to Athenian urban polykatoikia, and at the end the reader could be able to acquire an overall view about the subject.

10

Main questions

1.3

In the this point, four questions are set up. The questions designate the part of the problem, to which knowledge should be acquired. Thus, these questions will constitute the guide line along the research.

Question 1 Over time, the values of people are changing, formulating like this the market of each city.

Thus, a main question should be which is the image of current real estate market in Athens and how can affect the redesign process of the urban ‘poly–katoikia’?

Question 2 Any institutional frame defines directly and indirectly the parameters which in turn affect the quality of the built space. The postwar ‘poly–katoikia’ was built according to the institutional frames which were in effect those years. Today, these institutional frames have been changed and have been formed according to new standards. Which of the current frames should be adapted and be taken into consideration for the determination of the redesign strategies?

Question 3 Today, after about 50 years, which is the condition of the postwar ‘poly–katoikia’ and in which levels is required to be redesigned? Can you use the same redesign strategies for all the apartment buildings or we should face each building individually?

Question 4 Which are the redesign strategies that can lead to better quality of life in the existing urban polykatoikias built during the postwar period in Athens according to the current tendencies of real estate market and the institutional frames that are in effect?

Hypotheses The hypotheses describe the acceptance of two interpretations of the present research topic.

The focus of the research is directed, thereby, toward the following regions.

Hypothesis 1 Taking into consideration that the household structure, the lifestyle and the values of people have changed by the passing of time, it is judged essential the renewal and reconstruction of the existing ‘poly–katoikias’ in Athens.

Hypothesis 2 At the end of the current research we will conclude to certain general redesign strategies for all the urban ‘poly–katoikias’ in Athens built during the postwar period. Besides this fact, these buildings have a lot of possibilities to find some individual adaptations but this is an option not a necessity.

11

1.4

1.5

Work concept The thesis, after the introduction part, is divided into three main parts: Context analysis In the first part, the social and economical factors that led to the big reconstruction period after the World War II in Athens are presented. The research is also directed toward the current tendencies of real estate market and the national building regulations at that time and today.

Goal of this chapter is to understand which factors lead to the current image of the Athenian ‘poly–katoikia’ and which are today the functional, aesthetic and constructional demands that should be taken into consideration for the redesign and renewal of ‘poly–katoikia’.

Case studies analysis In the second part, four case studies, which considered to be representatives, are chosen and are described in detail. All of them are located in Athens, in the city centre. The goal is to analyze different cases built during the postwar period in order to understand in which levels should be redesigned and examine if they should be faced all in the same way.

Interpretation In the last part, the hypotheses are verified while the results of the research are presented and redesign strategies for the postwar urban ‘poly–katoikia’ are proposed.

Theme Questions Social and economical background Real Estate market tendencies General Building Regulations (G. O. K.) Context analysis Fire safety regulations Sound insulation regulations Seismic behaviour Criteria of choice Alexandras Avenue Patision Avenue Case studies analysis Kolonaki Rigillis street Reflections Hypotheses verification Interpretation Conclusions / Redesign strategies

12

2.

2.1 2.2 2.3 2.4 2.5 2.6 2.7

CONTEXT ANALYSIS Social and economical background of ‘polykatoikia The current tendencies of Athenian real estate market General Building Regulation (G. O. K.) in Greece Regulation of fire safety in Greece (77/88) Regulation of sound insulation in Greece Principles of seismic behavior improvement of building First conclusions

The multi–store building type of apartments, a Greek version of the Corbusian ‘Dom–no’ system1, with usually more than four levels and commercial uses on the ground floor.

Yannis Aesopos – Yorgos Simeoforidis,

2.

CONTEXT ANALYSIS

2.1

Social and economical background of ‘poly–katoikia’ ‘Urban poly–katoikia’, a new building type During the period between the two World Wars (1923-1940), the birth of a new collective building type, the urban ‘poly–katoikia’, term that first imported Cyprien Mpiris 1 in order to characterized this building type that was addressed to the intermediate layers of Athenian society, took place. Of course, polykatoikia makes its first appearance in the beginning of century (E.Tziller) under the type of multi–storey mansions but expands during the interwar and mainly in the decade of 30’s.

Landscapes of modernisation – Greek Architecture 1960s and 1990s, METAPOLIS press, Athens, 1999, pg 153.

1

Ilias Constantopoulos, ‘‘From the polis-

katoikias to the polykatoikies’’, in: Greece - The architecture of the 20th century, Greek institute of architecture/Deutsches Architektur - Museum/ Prestel, Munich, London, New York, Athens,2000, pg 81.

2

Manolis V. Maramaras, The urban

polykatoikia of the interwar Athens, Cultural technological Institution ETBA, Athens, 1991, pg 86.

Colour

The intense inflow of compatriots to the Hellenic country, after the Asia Minor Catastrophe in 1922, constituted an effective factor in the development of the phenomenon of reconstruction of ‘poly–katoikia’ in Greece, and especially in Athens. The compatriots, returning in Greece, had to face a double problem 2. From one side, their housing re–establishment and from the other side the sure investment of capital. The weakness of domestic economy, which structure was based on trade-brokers and land owning, could not achieve to absorb in productive sectors the repatriated compatriots capital. This had as a result an important part of private capital to be utilized to the reconstruction of multi–storey buildings. So, this activity offered a double advantage, reservation of the capital and benefit from the rent. Therefore, the genesis of polykatoikia is a residential phenomenon which was harmonised with the form of Greek interwar socioeconomic structure.

Habitats / SQ (km) 0-500 500-1.000 1.000-2.500 2.500-5.000 5.000-10.000

1928

1940

1951

1961

1971

1981

1991

2001

10.000-15.000 15.000-20.000 20.000-25.000 25.000-30.000 30.000 +

Figure 1 Density in Athens (1928-2001)

16

Hoever, as we already mentioned, the essential development of polykatoikia was realized in Athens at the decade of 30’s. This happened because of three main reasons. Firstly, the domestic, this time, capital expressed big interest for real estates investments. Secondly, during this period, the diffusion of modernism is intense and finally the possibility of ‘horizontal property 3’ is established legally with the law 3741/1929 of G. O. K. 4. According to the legal significance of the term ‘horizontal property’ or ‘property at floor - s’, is implied the possession of a building from various individual, each of whom has in his absolute property only one floor of the building or just an apartment on whichever floor. The introduction of that new institution constitutes a fact of biggest importance for the later development of structure of property arrangement in the Greek cities. From this moment began the change of the image of Athens.

Decisive role for the growth of the multi-storey buildings in Greece, and more specifically in the region of Athens, played the abilities that offered the constructional technology and the domestic building industry during the interwar. A new structural material is import to the construction sector and this was the reinforced concrete. Its distribution occurred, however, mainly after the war, as the concrete shell with brick fulfilment was prevailed in all ‘poly–katoikias’.

3

The reconstruction of the ‘poly–katoikias’ presented abrupt bend in Athens at the end of interwar period because of the war facts which began to take place around the world. According to this, the sudden reduction in the reconstruction of polykatoikias can not be considered as physiologic. So, the building type of the urban ‘poly–katoikia’ constitutes a self-existent residential fact of the interwar Athens.

Fact is that after the end of polemic situation, the social, economic and political conditions were differentiated completely that were in effect during the interwar.

FEK 4/1929, ‘Low about property per

floor’, issue A’, 4-9 January.

4

General Building Regulation in Greece

5

Savas Contaratos, ‘‘Modernism and

traditionalism 1945-1975’’, Greece - The architecture of the 20th century, Greek institute of architecture/Deutsches Architektur - Museum/Prestel, Munich, London, New York, Athens,2000,

The postwar period After the end of the World War II, all European countries that had been involved in this were focus on ways of reconstruction, organized mainly from responsible government and municipal authorities. The efforts were based mostly on the architectural and urban principles that had promoted the Modern Movement in the decades of the 20’s and 30’s 5.

pg 41.

In Greece the situation was different. First the Dekemvriana and then the civil war (1946-49), which left deep wound on the national life, cancelled every single effort for reconstruction that had began in 1945. The civilian conflict made much more difficult the situation of the Greek architecture than it was after the World War II, as it extended the economic sickliness and the construction inaction up to the end of 40’s and leading to radical social and ideological realignments.

A line of armed conflicts that took place

17

in Athens on December of 1944 - January 1945, between forces of left organisations ([EAM]-[ELAS]-[KKE]) and forces that belonged in the remainder political spectrum, from the social-democracy until utmost right.

Thereby, the condition in Greece was really difficult. The state was unable to set up the economy of the country, there was an increase of parasitic professions, the anti–communists in the countryside were turned away and the phenomenon of the depopulation was very intense. Hundreds of thousands people, ex formers, were coming from the countryside to find a better future in the capital. All these factors led to a sudden increase of the population mainly in Athens and accentuated the accommodation problem. From that moment the reconstruction was urgent. An immediate solution should be given.

This situation did not leave any margin for reflections. Contrary to the rest Europe, where the bigger part of reconstruction was faced by organized layout programs, in Greece the difficult work of accommodation of the moved population was left from the beginning on the hands of private initiative. Some Pan–Hellenic architectural conferences with a view of finding a way of collective expression took place, but with relatively long delay (1961-1966) because of the difficult, as mentioned, evolution of Greek architecture after the war. Only a small number of residences was constructed under government’s concern during the interwar, in order to cover the housing needs of refugees, and after the war were also built working residences which were manufactured by the Autonomous Organism of Working Residence 6.

6,7

Ilias Constantopoulos, ‘‘From the

polis-katoikias to the polykatoikies’’,

‘Antiparochi’ and ‘typical floor’ The new residences, from now on, are arbitrary buildings in regions out of the city plan or in region in the city plan with the system of ‘antiparochi’, a particularity of Greek building market, which offers the possibility of manufacture of new blocks of flats from businessmen.

This system served ostensibly both sides, land-owners and constructors 7. The ‘poly–katoikias’ were addressed henceforth in the intermediate and many times in the low income classes. With the system of antiparochi the householder of plot, does not sell his ground, but he exchanges it with the percentage of the future building. In particular, from one side a family exchanges the land and/or home with two, three or more apartments in a new ‘poly–katoikia’, supplying thus the future housing needs of its members. On the other hand, a constructor acquires ground without paying anything, but he just allocates the capital for construction. Often, in deed, he sells in advance apartments from the preliminary drafts, decreasing thus in his minimal trial economic attendance and consequently increases his profit. The future building conceives from a drawing that is called ‘typical floor’. The agreement includes the acceptance of this drawing, the percentage of the exchange.

Greece - The architecture of the 20th century, Greek institute of architecture/Deutsches Architektur - Museum/ Prestel, Munich, London, New York, Athens,2000, pg 80.

Consequently, this system attracted immediately the interest of private constructors. With this way the architects and the experts were jostled, while the leading role for the manufacture of building undertakes the contractors that target to the personal profit. The construc-

18

tors were rarely using architects, which were considered as luxuriousness, and they preferred to imitate the early successful postwar ‘poly–katoikias’. Naturally, the imitations were simultaneously adaptations in cheaper manufacture and lower technological level. This happened because at that period whatever was built, could be sell immediately like ‘hot cakes’ without leaving usually any margin for reflection about good quality 8. Characteristic, so, is that the postwar ‘poly–katoikias’ are standardised and similar.

The state encourages this system by overloading the allowed number of floors 9. It was obvious that like this the accommodation problem could be possibly solved. This system could strengthen the building activity, so the upturn could be feasible. Indeed, thanks to the system of antiparochi, the construction of ‘poly–katoikia’ was really intense and in combination with certain infrastructures of transport and tourism, the Greek economy was led to a period of efflorescence 9.

As a result of the situation in Athens, the urban polykatoikias can be classed under two categories 10: high-profile projects involving designers and architects, built in areas of the centre, (Kolonaki, Palace environs etc), and run–of–the–mill developments in peripheral lower-middle class areas (Patisia, Kypseli, Gyzi, Ambelokipi etc), built by vernacular operators.

8

Manolis V. Maramaras, The urban

polykatoikia of the interwar Athens, Cultural technological Institution ETBA, Athens, 1991, pg 310.

The determinant parameters and the current situation The urban image, in Athens and in all Greek cities too, of the 20th century it is characterized by the building typology of the polykatoikia, a main result of the post-war urbanization. More specific, certain parameters that determined the post-war residential reconstruction are summarized as follow 11: – Domination of individual property, disintegration of the urban land

9

Savas Contaratos, ‘‘Modernism and

traditionalism 1945-1975’’, Greece - The architecture of the 20th century, Greek institute of architecture/Deutsches Architektur - Museum/Prestel, Munich, London, New York, Athens,2000, pg 41.

10

Dimitris Kontargyris, ‘‘The Suspended

Consolidation of the Athenian Apartment Block Type in the First Post-War Decade (1945-1955)’’, ΔOMĒΣ International Review of Architecture 01 06, Collective Housing I, pg. 106.

11

Aspa Gospodini - Ilias Beriatos, The

new urban landscapes and the Greek city, 1st edition, Kritiki press, Athens, 2006, pg 129.

Figure 2 Panoramic view of Athens

19

and high social and economical gravity of investment in the private residence.

– Urgent accommodation need for the new urban population and weakness of intervention of the government.

– Activation of private sector for the confrontation of the above problem via the system of antiparochi.

– Investment of important capital in the constructional field and its appointment as the more important economic activity for the period after 1950.

Today, many are those who characterize ‘poly–katoikia’ as concrete boxes, without any architectural value which are the reason for creating inhuman cities. However, we should not forget the positive aspects of this particular building type. First of all, nobody could contradict its ability to give a solution to the accommodation problem after the World War II. Moreover, today seem to have even more to offer to its residents.

It is obvious that the idea of functionalism does not be applied in the city of Athens. In the center all the disparate functions are grouped together without being any distinction which divides the city center on a single–functional areas. Aptly Richard Woditsch 12 states that: ‘one could compare the social dimension of Athens to old medieval cities, in which merchants and craftsmen, rich and poor, young and old, necessarily had to live and work side by side’. The lack of separation of functions (zoning) is due to the usual presence of a small shop on the ground floor of ‘poly–katoikia’ which gives them a more social nature. To all this contributes the existence essentially of one building type, which is the ‘poly–katoikia’.

12

Richard Woditsch, ‘‘From Thinging

with to Thinking of the Polykatoikia’’, in: ΔOMĒΣ International Review of Architecture 03 08, Collective Housing III, pg. 46–51.

Despite all these positive aspects, these buildings stand there for more than 50 years having closed their cycle life. Thus, there are many factors that make postwar ‘poly–katoikia’ to seem in people’s eyes as an out–of–date building type asking for modernization.

20

The current tendencies of Athenian real estate market

2.2

Having made a small retrospect in the history of Athenian urban ‘poly–katoikia’ and having acquired an idea of the current situation, it is judged essential in this point to refer one of the main factors that is considered to be decisive for the farther process of our research.

This factor is the current tendencies of Athenian real estate market.

Aim is to understand which are the needs of purchaser today, according to which criteria someone buys a residence and in which regions exists increased demand. All these elements are really important and determinative for the precise choice of the cases studies in the follow analysis chapter 3.

13

— Epaminondas Panas, professor, Eco-

nomic University of Athens, department of statistics, Characteristic of Purchase

The data that we will present to you below are based on researches13, publications 14 and four interviews 15 (see pg 92–94) that had be made in order to verify the findings of the researches and the publications.

of Residence: Review Research, sample: 1000 households, Athens, 2007 — Hellenic Property Federal (P.O.M.I.D.A.), Research for the rented residence, sample: 1054 households,

General In Greece, the housing constitutes the 5% of the annual economic activity and more specific the ¼ of the total annual private investments 16. For that reason the real estates constitute the more important asset of households, as usually they represent the bigger financing investment for all households which decide to buy their own residence or plot.

Athens, 2005

14

— Nikolaos V. Karamouzis & Gkikas A.

Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Sakkoula press, Athens – Thessaloniki, 2007 — www.capital.gr, Yiannis Revithis, what

For a lot of decades after the World War II, the investment choices for the Greek savers were limited and the only long-term protection opposite to the inflation was the investment in plots and in houses.

Thus, today, the bigger percentage of fortune of Greeks is invested in real estates. This happens also today. We can understand the reason better taking into account the elements of Bank of Greece 17. The prices of residences in the period 1995–2005 were increased accumulatively at 49.8% above the inflation, fact that involves an annual output of 5% for those who have invested in the residence.

changes in the market of residence in the next decade, 2007

15

— Andreas Athanasopoulos, Assistant

general director, Eurobank EFG, Athens — Konstantinos Tzaves, Managing director, Remax, Real Estates Market, Athens — Stratos Paradias, Lawyer, president of U.I.P.I, president of P.O.M.I.D.A. Hellenic Property Federal

In general, the purchase of residence is considered a fundamental need for the Greek family. We could say that it can be characterized as a traditional practical, that’s why furthermore the statistics in European level show that Greece is second in rates of ownership–occupancy after Spain 18. During the last years, this tendency has become much more intense, as from one side the purchase of residence has acquired the characteristics of investment, while from the other side the extension of housing faith is enough satisfactory.

— Tasos Rousounelos, Director and proprietor, Rousounelos construction company, Athens

16,17

Nikolaos V. Karamouzis & Gkikas A.

Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Sakkoula press, Athens – Thessaloniki, 2007, pg 1-4.

The purchase of real estates in Greece presents powerful rhythms of growth at last five years and the dynamics of market is intensified significantly in the last 2 years . The reduction of interest–rates after the

21

18

Andreas Athanasopoulos, Assistant

general director, Eurobank EFG, Athens

Economic and Monetary Union of the European Union

entry of country in the EMU and the consequent swift growth of housing faith, allowed a lot of tenants to buy their own house and it led a lot of households, which were already householders of a main residence, to move in bigger houses. Thus, 2 out of 3 buyers of residence come from the rent, while 6 out of 10 that bought or built a main residence, increased the size of their house. There is an augmentative change of about 10 m2.

Increased demand of residence In general three are the main reasons that diachronically lead to an increased demand of residence. First of all is the increase of population because of the immigration. This has as a result an important increase of demand for older residences either for renting or for purchase. Secondly, another important factor is the reduction of households’ size. The traditional structure of Greek family, in which they were living in the same house 2 and 3 generations, is changing for a lot of years now and it will continue to change. Thus, we have a reduction of households’ size something that leads to the increase of number of households. Finally, there is big demand for bigger residences. This demand seems to be increased considerably during the next five-year. This happens because the profile of the typical buyer changes. From households of middle or low income into households of high income (diagram 8).

As we already mentioned the percentage of privately–owned residences in Greece is really high. The same happens for the inhabitants of Athens too. The 81.8% (50.3% bought without loan, 30.5% bought it with loan) lives in its own house, while only the 18. 2% rents a flat (diagram 1,2). More important reason for buying a house (in collation with the renting) is because it is more economic than rent it (particularly for householders of house that had acquired it with loan) and because it is a guarantee in subsequent. The younger people see the property of house as an investment for the future . diagram 1 Ownership arrangement

diagram 2 Factors of residence purchase

diagram 3 Factors of changing residence

17.5

18.3 25.0

32.4 37.1 12.7

51.3 30.5 37.9

37.5

rented private owned with loan private owned without loan

investment guarantee for elderly more economic than rent

live alone change region saving of money change size of residence

source: Epaminondas Panas, professor, Economic University of Athens, department of statistics, Characteristic of Purchase of Residence

Criteria of residence choice Criteria of choice of the main residence seem to be the green, the lack of traffic, the view, the lack of criminality and the easy access to the public transport (diagram 4). In general if we classify the criteria in five categories, it results that the quality of life (green, view, lack of criminality, lack of traffic) and the easy access to the work place (close to means of transport and to the work place) are the most important ones, while the easy access to the shopping centres is of middle importance and the social recognition (luxurious characteristics, better schools, bigger residence) and the decentralization (low residential development, low commercial development, far away from city centre) are less important factors (diagram 5). Another really important factor that it is not mention to these researches is the lack of parking.

According to Mr. Tzaves (see pg 93), the people who wants to buy an apartment in the centre

22

diagram 4 Gravity of factors of residence choice green / park no traffic view low criminality close to means of transport close to work place close to shopping centre bigger property low residential development bigger residence better schools luxurious characteristics low commercial development

4.4 4.4 4.3 4.2 4.2 3.6 3.5 3.4 3.3 3.3 3.2

1 = no important

3.0

5 = very important

2.7

0

1

2

3

4

5

source: Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Thessaloniki–Athens, 2007, pg. 74

they are aware about the problem so they do not demand it. On the other hand, Mr. Rousounelos (see pg 95), owner of a construction company, believes that people are asking for more that one parking places. Interesting are the answer to the question why someone would change his residence. The majority answers that it would like to move to another region and a really big percentage 32.4% wants a bigger house (diagram 3). Also, changing the residence in order to live alone is one important reason for the younger ages (18–29) and the older ones (+60)19. diagram 4 Gravity of factors of residence choice in relation to residence purchase 4.5 4.4 4.3

quality of life 3.9

work accessibility

4.1 3.7 3.6 3.6 3.5

market accessibility

3.6 3.5

social recognition

Think to buy or build in next year

3.0

Bought or built in the last 5 years

3.2 3.2 3.2

decentralization 0

1

2

3

Bought or built in the past 4

5

source: Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Thessaloniki–Athens, 2007, pg. 75

Size of residences The size of residence depends from the socio–economic characteristics 20, as the average residence of richer households is 110 m2, while the average residence of poorer households is 75 m2. Regarding the type of residence , the majority of richer households (75%) live in apartment blocks, while the majority of poorer households (63%) live in 2–3 floors apartment buildings or in detached houses. However, despite the income, the majority lives in apartment (diagram 6). Additionally, most of the people live in house bigger than 70 m2 (diagram 7). The size of residence is diversified concerning also the age.

Younger and older people live in smaller houses than intermediary ages. Finally, people with higher level of education it appears to live in bigger houses . In general, It is expected an increase of size to the average of new residences from 84.5 m2 to 87.75 m2 (3.8%)21.

23

19

Epaminondas Panas, professor, Eco-

nomic University of Athens, department of statistics, Characteristic of Purchase of Residence: Review Research, sample: 1000 households, Athens, 2007

20,21

Nikolaos V. Karamouzis & Gkikas A.

Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Sakkoula press, Athens – Thessaloniki,

diagram 6 Type of residence

diagram 7 Size of residence 3.5

1 - 49m2

70.3

apartment

20.2

50 - 70m2 2.6

maisonette

45.0

71 - 100m2

detached house

17.9

101 - 130m2

26.1

11.1

> 131m2 1.0

DK - DA

2.3

DK - DA

[%]

[%] 0

10

20

30

40

50

60

70

0

80

20

10

30

40

50

source: Hellenic Property Federal (P.O.M.I.D.A.), Research for the rented residence, sample: 1054 households, Athens, 2005

diagram 8 Persons per apartment

The profile of the average buyer The last years, the profile of buyer has changed, a very important factor that determines a lot of things. As we reported above, the constitution of household has changed, thus has changed also the number of individuals that are sharing the same roof. Naturally until today, the bigger percentage of the asking lives with another 3 individuals (4 in total), but remarkable is the fact that a very high percentage stays alone or with another person (diagram 8).

10.5

1 person

21.7

2 persons

24.7

3 persons

31.9

4 persons 8.5

5 persons 2.7

> 5 persons 0

[%] 10

5

15

20

25

30

35

source: Hellenic Property Federal (P.O.M.I.D.A.), Research for the rented residence, sample: 1054 households, Athens, 2005

The demand of residence is very high from the households of the age of 36–45 years, but also from younger ages up to 35 years. Important is the fact that in the next years, the basic buyer seems to be up to 45 years, of middle–lower socio–economic class and usually with young children (diagram 9). diagram 9 Profile of the average buyer 14.9 14.4

high class

5.3 27.0 27.3

middle/high class

25.0 49.4 50.4

middle/low class

57.9 7.9 7.9

low class

11.8

36.6

< 35

32.8 31.6 31.4

36 - 45

35.2 39.5 16.5 15.4

46 - 55

7.9 8.9 8.1

56 - 65

2006 - 2010 2006 2004 - 2005

10.5 6.1

66 - 75

8.6 6.6 0.5

> 76

[%]

3.9

0

10

20

30

40

50

60

source: Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Thessaloniki–Athens, 2007

24

Geographic distribution of demand of residence It is true that most of people decide the region to live according to where they work and a lot of times according to where they grew up.

Generally, certain years before existed the tendency of finding of residence in the suburbs and particularly in the northern and southern suburbs. This however has changed. Today, there is big demand in the western suburbs and in the city centre as well. After the Olympic games 2004, the condition of living in the centre has been improved but has been also improved the transport network outside the city centre. Thus, we could say that the demand of residence in the centre presents an abatement, but it remains as always very high (diagram 10). diagram 10 Geographic distribution of demand of residence 11.8

Athens centre

24.8 20.8 22.4

western suburbs

10.7 18.6

northern/southern suburbs

11.8 22.3 28.8 7.9

rest Attica 0

5

2004 - 2005 2000 - 2003

9.7 9.3

10

[%] 15

20

25

1980 - 1999

30

source: Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Thessaloniki–Athens, 2007, pg. 77

Usually singles, new couples and students prefer to live in the heart of city, while the families are interested in more quiet regions. Patision, Psiri, Alexandras, Pagrati, Kolonaki seem to be in big demand.

25

2.3

General Building Regulation (G. O. K.) in Greece The general form volume of ‘poly–katoikia’ was defined by repeated publications of the General Building Regulation (G. O. K.). In general, aim of construction regulations in any country is, from one side the determination of laws concerning the planning of new cities and the extension of the existing one and from the other side the imposition of conditions concerning the layout of buildings. More specific, in Greece, the aim of G. O. K. according to the FEK 210 A’, 18.12.1985, article 1 is ‘the determination of requirements, restrictions and conditions for the implementation of any construction inside or outside the approved planning of city, so that is protected the natural, residential and cultural environment, as well as to be served the social interest too’.

The most important publications 22 of G. O. K. were in 1929, in 1955, and in 1985. However, little before or after these time moments, a lot of regulations were published (1919, 1923, 1934, 1973) which were preparing or correcting the content of those decisive regulations.

The building regulations can be distinguished in two categories 23.

The one includes laws concerning the reassurance of the resistance, the good organization and even the aesthetic constitutions of the building construction. The second category includes regulations that concern the setting of buildings in the urban web, mainly with the determination of the maximum allowed heights in each region of city and the maximum percentage of the plot cover area.

22

Anastasia Paschou, Gebäudetzpologie

der Grossstadt: eine Analzse der Griechishen Metropole Athen, ETH, Nachdiplomstudium Architectur, 2001–2002.

23

Manolis V. Maramaras, The urban

polykatoikia of the interwar Athens, Cultural technological Institution ETBA, Athens, 1991.

The building is defined in a notional solid, shaped by the vertical surface which passes from the plot limits and its highest point are in height of Hf = 1.5 s (see pg. 29, figure 3 and 4).

Underlining the most important points of the regulations until now, we could say that in 1919 we have the first restrictions for the height of the buildings. In 1922, is defined the minimum uncovered plot area for the first time and the city of Athens is divided in three zones. The G. O. K. of 1929 can be considered as the first systematic and completed text of Greek building legislation, because determined all the rules, restrictions and possibilities. This year was very determinative for the history of ‘poly–katoikia’, as for the first time the ‘horizontal property’ is established. In 1934 the three zones became eight and the height of the building is now related to the width of the street. In 1955, the zones are henceforth eleven and more detail regulations about the height are established, while the maximum façade levels is distinguished from the total levels, a fact that will lead to the ‘step back’ typology of Athenian polykatoikia. The term ‘light pipe’ is also showed up for the first time. In 1973, while the city centre has been already built stiflingly, the G. O. K. of 1955 is reformed with more precise regulations concerning the suburbs of Athens and an effort for a better arrangement of the light pipes takes also place. In 1985 the situation changed again. The ‘notional solid’, the new confrontation of common spaces in continuity with access from the street and the insistence on the pilotis are changing the building pattern.

26

In this point, keeping always in our mind the goal of this study, it is considered essential to present the G. O. K. according to which the case studies, that we will analyze afterwards, have been built (G. O. K. 1955) and the G. O. K. that is in effect today (G. O. K. 1985). Like this we will be able to make a comparison between them and be able at the end of the study to suggest strategies based on the current G.O.K. It is natural that we will not present all the regulations with each detail, but we will make a choice of some of them that are considered essential for the further process of the research.

27

1955 Hmax

maximum height

Hf

facade height

hs

staircase height

h1

shop height

h2

level height

Wsb

setback width

F

free plot area

Δ

distance from plot limits

a,b

light pipe dimension

c

balcony width

c’

balcony length

d

oriel / bay-balcony width

d’

oriel / bay-balcony length

e

distance from plot limits

p

setback of penthouse

s

street width

b

a

Figure 3

Height of buildings and level height The maximum number of levels of a building is defined according to the width of street and in relation to the maximum facade height.Thus, the additional levels should be designed in set-back (p = 2.5m). s<8m 2 levels Hf < 8.5 m s>8m 3 levels Hf <12 m s > 10.80 m 4 levels Hf < 15.20 m s > 13.50 m 5 levels Hf < 18.40 m

Balcony oriel c < 1/10 s, c < 1.20 m for s < 6 m c’ < 3/4 facade width Oriel d < 0.40 m d’ < 1/3 facade width e>1m

Main spaces: bedroom, dinning-room,

h1 > 4 m (when there are shops on ground floor) h2 > 2.80 m (main floors) hs < 3 m Rate of plot cover In the continuous building system, the maximum allowed rate of plot cover is between 70% to 80%. So, like this, it is always obligatory free area to be left: 20% < F < 30%.

Lighting and ventilation of apartments The main spaces should be directly lighted and naturally ventilated.

Rooms with surface less than 7 m2 (kitchen also) can be lighted and ventilated by light pipes with area: a x b > 1 m2 , a = b > 1m

living-room, office, kitchen bigger than 7m2.

Auxiliary spaces: bathroom, W.C., staircase, store room, kitchen smaller than 7m2.

Direct light we have when the openings are directed to a street or a yard.

Natural is called the air that is automatically achieved via the airstream.

The auxiliary spaces can be lighted and ventilated through main rooms or even by smaller light pipes: a = b > 0.70 m At this point, bathroom and staircase are considered as main rooms, so they follow the above regulations of the main rooms.

Distance from plot limits (Δ) A distance from the plot limits should be counted. Δ>2m when u < 4 m Δ > [2 + 0.15 (u1 — 4)] u, u1 = the height of the obstacle

28

1985

Figure 5

a b

Figure 4 Figure 6

Height of buildings and level height The maximum height of a building is defined in connection with the allowed building factor: BF = 0.8 Hmax = 15 m BF = 1.2 Hmax = 18 m BF = 1.6 Hmax = 21 m BF = 2.0 Hmax = 24 m BF = 2.4 Hmax = 27 m BF > 2.4 Hmax = 12 x BF < 32 m

Notional solid The building is defined in a notional solid, shaped by the vertical surface which passes from the plot limits and its highest point are in height of Hf = 1.5 s (see figure 3 and 4).

h = 2.2 m (secondary rooms) h2 = 2.4 m

Balcony oriel c < 2, c < 1.20 m for s < 6 m c’ < 3/4 facade width

Rate of plot cover The maximum allowed rate of plot cover is 70%, so F > 30% Free plot area should be accedded from public spaces and all free spaces must be connected.

Bay–balcony d < d’ with d’ > 2.5 m e >1m

Lighting and ventilation of apartments Lp1 = a x b > 2 m2 with a, b > 1.2 m (kitchen) Lp2 > 1.2 m x 1.2 m (bathroom) Lp2 = a x b > (0.3 Hmax) m2 with a, b > 1.2 m (staircase) LpΔ > 2.5 m, for main rooms when is attached to neighbor building

Building factor is the number which proliferous with the surface of plot gives the total surface of all floors of building that can be constructed in the plot.

Rate of plot cover is the proportion of

Distance from plot limits (Δ) Δ = 3 + 0.1 Hmax

29

the maximum allowed covered surface to the total plot area.

2.4

Regulation of Fire Safety in Greece In the present chapter we will deal with the topic concerning the fire safety regulations in Greece 24. The regulation of fire safety of the buildings includes the requirements and the measures that should be taken into consideration during the design and the construction of buildings in order to be achieved the three main objectives that are: a) the safety of human life and health, b) the protection from the spread of fire in the neighboring buildings or in entire regions and c) the protection of building constructions and the content of them.

General In the G. O. K./1929 is the very first time that is reported something related 25. Specifically, was imposed the use of incombustible materials in the construction of walls and the covering of roofs and the avoidance of using timber. Except, however, these measures, which indirectly were supporting the wider infiltration of armed concrete in the construction of buildings, were also imported other special measures. The obligatory maximum distance, equal to 30 m., between the most faraway part of the level and the staircase, the obligatory use of incombustible materials for the staircase of a building more than two levels, the existence of minimal width of stair 1.20 m. and finally the obligatory construction by incombustible material for the floors of buildings with more than three levels.

These measures, and only these, will be in effect up to 1988, when it will be published for first time the first complete Regulation of Fire Safety of new buildings. In this point we will refer selectively in articles and provisions of the regulation that were judged essential for the further analysis and development of present research.

24

The data is based on the:

17.02.1988, FEK 32A’,‘Regulation for building fire safety’.

25

G. O. K./1929, articles 69, 70,

76 and 79)

The nine categories of buildings: 1. Residences

The regulation is divided in two individual sectors: the passive and energetic fire safety. Passive fire safety is the total of measures that should be taken at the construction of building and ensure not only the convenient and sure escape of people from the building in case of fire, but the avoidance of spread of fire in other spaces or in adjacent buildings. The energetic fire safety is all those measures of fire safety that should be installed in a building so that they contribute in the on time verification of fire and in its confrontation before it is unverifiable (installations springlers, permanent water network etc.).

2. Hotels 3. Institutes 4. Offices 5. Shops 6. Spaces of public aggregation 7. Industries - Storages 8. Nursing institutions - Prisons 9. Parking places - Service gas stations

It should be marked that in the present regulation the buildings are categorized in 9 categories depending on their use. We will give bigger gravity in the first category, the category of residences. In the Regulation of the Fire Safety are initially reported articles with general provisions that concern all the categories and then follows in detail determination of regulations on each category separately. Thus, it was considered advisable to follow the same structure.

30

Escape passage The main purpose of planning of the escape passages in a building is the guarantee of sure evacuation of all tenants, in case of fire. The flow of the escape passage is determined based on the special use of building and is calculated for each floor according to his theoretical population. The floor with the bigger number of tenants (population) determines the flow of the vertical escape passage (staircase).

hmin

C A

Escape passage is called the continuous and without obstacles course for the escape by any point of the building to a secure, usually outdoor space, in case of fire.

Figure 7

B

Escape passage–stages D

a E

ABC

1st stage

CD

2nd stage

DE

3rd stage

hmin > 2.20 m a > 0.70 m

The escape passage can be divided in three stages. The first stage of the escape passage (ABC) is named unprotected escape passage and is the course from any chance point of the building to one secured space or relatively secured, which can be: 1. a final exit to an outdoor space.

2. a floor emergency exit to one fire protected escape passage.

3. a door of entry in space of fire apartment (figure 8) that leads to an emergency exit or one final exit.

Final exit is the end of the escape pas-

The second stage (CD) concerns the course from an emergency exit (end of first stage), up to the exit in the level of evacuation floor. This entire course is fire protected. The second stage of the escape passage is constituted, usually, from fire protected staircases (CD), but sometimes can include also fire protected horizontal corridors (BC) or fire protected lobby.

Emergency exit is the entry in a fire

sage that leads to a road or in a open space secure from a danger of fire or smoke.

protected escape passage, or straight in secure outdoor space.

Fire protected is called the part of passage (staircase, corridor, lobby etc) that is encompassed by fire resistant

The third stage (DE) constitutes the horizontal passage to the final exit and the evacuation of the tenants in an absolutely secured space, communal street or outdoors. It is the continuity of the protected escape passages from the above the ground (or underground) floors to the outdoor of building and from there, if it is required, in region free and secure. The passage of the third stage in the building should be as shorter as possible, straight and fire protected.

31

structural elements with predetermined indicator of fire resistance.

Real distance of unprotected escape passage is called the length of course that physiologically will cover a individual in order to escape, in case of fire, from

The maximum allowed lengths of the real distance of unprotected escape passage (ABC) and the direct distance (BC) are determined by the corresponding special provisions depending on the use of building.

any chance point of the floor up to the nearest emergency exit.

Fire apartment is called part of the building or even the entire building

Generally it should be aimed the access to at least two alternative emergency exits, from spaces with population more than 10 individuals or with floor with population more than 50 individuals. The escape passages from a chance point of space to the two alternative exits, it should create corner bigger than 45°. When exist two alternative escape passages, is enough only the one of them to correspond with the maximum limit of length of real distance.

that is encompassed hermetically by structural elements with predetermining, individually, indicator of fire resistance.

Fire resistance is called the ability of a construction or a structural element to

Structural fire safety The control of spread of fire in the building is sought by the separation of the building into fire apartments and the use of materials of limited ignitability and mordacity of the various structural elements and in the internal finishing with specific indicator of fire resistance.

resist for a determined time period, that is called indicator of fire resistance, in the thermic results of fire, without loss of stability, integrity and resistance in the pass of heat.

Figure 8 fire apartment

The separation of the building in fire apartments aims at limiting the fire in the space that was expressed and blocking her horizontal and/ or vertical spread in the rest building. For each category of buildings is determined a maximum floor area or floors and/or volume of building, beyond which the floor or the building is subdivided in fire apartments.

The distance of openings in the exterior masonry that belong in different fire apartments should be at least 1.40 m.

Wfa

Figure 9 a > 1.40 m a + b > 1.40 m Ffa Ffa Wfa tp

a

a

b Ffa

a

floor of fire apartment wall of fire apartment theoretical population of a building

The same minimal distance it is also in effect for the case of incumbent fire apartments, between the superior point of the down opening and the inferior point of the above opening, included also the ledge that is interfered.

32

Residences In this category are included all the buildings that are used for residence, that is detached houses, double apartment houses and apartment buildings independently from their building system, their location the floor number of floors. > Passive fire safety Escape passage – The theoretical population of the buildings with residential use is calculated as follow: tp = 1 p / 18 m2 – The flow of persons per one width unit (0.60 m) is: fl = 100 p for horizontal passages fl = 75 p for vertical passages wmin > 0.80 m.

p fl wmin

– Two at least escape passages are obligatory when: pf > 50 f > 6 and pf > 30, so:

pf

persons flow of persons min width of escape passage persons per floor

f

A

B

C

C’ B’

Figure 10

A’

building with two escape passages

1 escape passage:

ABC < 25 m BC < 12 m

2 escape passages:

A’B’C, A’B’C’ < 35 m B’C, B’C’ < 18 m

In the case where the communal corridor is encompassed by structural elements with indicator of fire resistance at least 30 minutes or it disposes automatic system of fire detection the above datums are changed as follow: 1 escape passage:

ABC < 35 m BC < 25 m

2 escape passages:

A’B’C, A’B’C’ < 45 m B’C, B’C’ < 30 m

33

floor

Indicator of fire resistance The structural elements of the fire protected escape passage (horizontal corridors - stairwell), as long as the elements of the fire apartments (wall, floors, doors, etc.) should not have indicators of fire resistance less than these that are presented in the follow table:

Table 1 Indicator of fire resistance

* In all the follow cases the ground level is counted as one level.

Building type 1 level from 2 to 4 levels from 4 to 8 levels more than 8 levels

ground floor & floors 30 min 30 min 60 min 90 min

underground 60 min 60 min 90 min 90 min

Fire apartments* – Residential buildings that do not get over 2 levels, the construction of fire apartment is not obligatory.

– For apartment building with more than 2 levels and less than 9, the maximum allowed area of fire apartment for each level is 500m2.

– The total area of fire apartment that is expanded in more than one floor, it is not allowed to get over the 2.000 m2.

– In apartment buildings with 5 to 8 levels or higher than 15 m, the fire apartment is not allowed to cover more than two levels.

– In apartment buildings with more than 8 levels, each level above the fourth one, should be a separate fire apartment with maximum allowed area 1.000 m2.

– Undergrounds in apartment buildings with more than 3 levels and area bigger than 250 m2, should be a separate fire apartment.

– Dangerous spaces (boiler-room, fuel - room, etc.) should be a separate fire apartment independently from their area and they should not be located under or close to the exits of the building. > Energetic fire safety In apartment buildings with 6 to 8 levels and with level area more than 300 m2, or with more than 8 levels, manual alarm system is located in common spaces on every level.

In every residential building with 4 levels and level area bigger than 500 m2, as far as all the buildings with 5 levels or more, the dangerous spaces should have automat fire tracing system and portable fire extinguisher.

In electromechanical spaces in every residential building, should exist at least two portable fire extinguisher.

34

Sound insulation When the postwar ‘poly–katoikias’ were built, there were not any concrete and official regulations about the sound insulation of buildings.

Today this had as a result all these buildings to face serious sound insulation problems. The problem becomes even more intense taking into consideration that most of the postwar ‘poly–katoikias’ are located in the centre of Athens, on both sides of main road arteries.

Thus, the improvement of sound insulation of these buildings is considered definitely necessary. For this reason in this chapter we will try to present in general terms which regulations are in effect today in Greece but also which are the basic principles of sound protection that should be taken into account during the designing of apartment buildings. Our goal is to comprehend what should be changed today in the postwar ‘poly–katoikias’, so as to be ensured their essential sound insulation.

General Acoustics is the science and the technology of sound that includes the production, the distribution and its repercussions 26. According to the American Institute of Physics (AIP), the acoustics, as branch of physics, is connected directly with the branch of architecture and thus we speak for architectural acoustics, that its aim is the creation of an environment that would serve the essential operations as work, free time etc. Thus, architectural acoustics has direct relation with the form, the operation, the construction, the comfort and the economy.

2.5 Sound insulation is the metres that are taken in order to decrease the sound transmission

The American Institute of Physics (AIP) is an international body representing physicists and publishing physics related journals. It was founded in 1931.

26

Manolis Tzekakis — Nikos Tsinikas, Ur-

ban protection, University Studio Press A.E., Thessalonica, 1986.pg 49.

Figure 11 AIR - BORNE STREET NOISES

35

Noise and its repercussions Before we go further it would be useful to have some general information about the noise and its repercussions. Noise is each undesirable sound 27. The noise is transmitted in a flexible means (solid, liquid the gas) with a speed characteristic for this means with the form of waves. The main characteristics of noise that interest the sound protection are the level and its frequency. So, the noise, as each sound, is measured in decibels (dB). Decibel is one unit of comparison of sound pressures particularly suitable for the measurement of sound. The field of sense of hearing for a person is extended from 0 up to 120 dB. Concerning the frequencies the human sense of hearing is extended from 16 up to 1600 Hz (Hz = circle/sec).

Two are the big sources of urban noise: industrial (industries, laboratories) and transporting (road

The repercussions of noise on a person are distinguished in physiologic and psychological.

After continuous exposure to noise, the more important physiologic repercussion is the reduction of hearing ability, while psychological is the disturbance of mental calm of person, as the individual can not rest and calm down physiologically. (25% of psychological disturbances it is owed in the urban noise, that is to say the noise of city) 28.

circulation).

The acoustic comfort of building is its ability to protect the tenants from external noises and to provide acoustic environment suitable for stay or for various activities 29. The noise has a source, a route and a receiver. Thus the control of noise is achieved with its reduction in the source, control in the route and protection in the receiver. The conditions of noise in the cities the last 20 years worsened drastically so that is increased continuously the need for protection from exterior noises.

Table 2 Noise control

SOURCE reduction external sources traffic Industry sport installations building site

internal sources living-room dining-room kitchen bathroom lift entrances Installations laboratories parking

ROUTE control

RECEIVER protection

noise reduction in the installations sound insulation materials of: - cellar - store - loft - furred ceiling - wardrobe

bedroom living-room dining-room kitchen office laboratory

Source: Manolis Tzekakis — Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica,

1986. pg 54

Greece and the regulations of sound insulation In the past, the idea of sound insulation was not so popular in Greece. Thus, the apartment buildings that were built after the World War II, were designed without any serious concern about the noise problems. In 1973 is the first time that regulations about the sound isolation are included in the General Building Regulations 30. More specific, it is reported that during the construction of a building with more than two levels, it must be ensured sound protection of a) the terrace and the floors and b) the separated walls and the walls of lift–shaft against noises transmitted via percussion or via air. There are reported also the minimum required sound insulation of separated walls, floors about different types of buildings and the accepted ability sound insulation ability of several building elements (glass, wood, concrete etc). The building regulation that is in effect today was published in 1989 and constitutes the most completed one with much more details.

36

The main aim 31 of the regulation of sound insulation and sound protection is that the buildings should be designed and be constructed so as to protect the tenants from each form of noise in the limits of residence, place of work and their stay, when the noises emanate from other. That is to say to be ensured acceptable acoustic comfort, taking the essential measures of building sound insulation and sound protection.

Designing process During the designing of buildings firstly it should be taken into account the exterior sources of noise and then follows the classification of space based on the noise and its requirements of quietness. Thus the problems are concentrated so that the noise will be faced from outside to inside, from inside to inside and from inside to outside.

The layout of building can be shaped so as the main spaces of residence would be directed in the quiet side of building. In cases where no side is possible to be characterized quiet, the building can be drawn introvert and create internal quiet spaces.

The spaces with quietness requirement should be placed to the quiet side of building like to the internal courtyards, atrium etc. The noisy spaces should neighbor with spaces of quietness requirement. This can be achieved with some regrouping of spaces that causes noise and with the creation of internal zones of quietness in the residence.

Between spaces with quietness requirement and noisy spaces they can be placed auxiliary spaces. The quiet spaces and the quiet auxiliary spaces can neighbor to each other but the quiet spaces no with the noisy spaces. In ground, underground and terrace level are concentrated all noisy spaces.

Main spaces

QUIET bedroom office

Auxiliary spaces

store cellar

Small spaces

loft light pipes chimneys furred ceiling wardrobe

NOISY living-room dining-room kitchen bathroom entrance staircase lift laboratory underground garage

Source: Manolis Tzekakis — Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica, pg 88

37

27

http://en.wikipedia.org/wiki/Noise

28,29

Manolis Tzekakis – Nikos Tsinikas,

Urban protection, University Studio Press A.E., Thessalonica, 1986, pg. 11

30,31

14.10.1977, FEK 315A’

‘Building sound insulation’.

Table 3 Classification of spaces based on the noise that cause and the requirement for quietness

Construction process In the article 32 it is also mentioned what should be ensured during the construction of an apartment building: – Sound insulation from neighbor space of main or auxiliary use and sound insulation from spaces of common use, which it concerns all the horizontal and vertical partition walls between a) two apartments of the same building, b) space of main use and neighboring space of main or auxiliary c) an apartment or a space of main use and the common use spaces of building.

– Sound insulation of residence (apartments) from other space of main use, which it concerns all the horizontal and vertical partition walls between an apartment and spaces of building, that are intended for another main use except of residence.

– Sound protection from exterior noises, which it concerns the external environmental noise (traffic, urban) that it is transmitted through the all external horizontal and vertical partition walls for all, without exception, buildings.

Communal installations are the hydraulic, the electric, the installation of central heating, refrigeration and ventilation, the lifts, the pumps and all kinds of

– Sound protection from noises of installations, which it concerns the noise that emanates from the communal and private installations, that is transmitted through all horizontal and vertical partition walls and from all other sound ways for all, without exception, buildings.

machinery that serve all the apartments and the other spaces.

Private installations are installations

– Sound insulation between the spaces of same residence, which it concerns the internal vertical and horizontal partition wall of the same residence.

relative with the communal that serve exclusively one residence or one space.

– Sound insulation of main space from spaces of installations, which it concerns the vertical and horizontal partition walls between spaces of main use and spaces of installations for the all cases of buildings apart from buildings of residence.

In each of the above cases are given also the minimal allowed rates in decibel, but it was considered not necessary to be mentioned at this point.

32

14.10.1977, FEK 315A’

‘Building sound insulation’.

Façade sound insulation Usually the sound insulation ability of the façade is related with the sound insulation ability of its lightest element that is the window.

Depending on the exterior level of region is selected the suitable type of window so that the interior space has low level of noise. It should be avoided or be minimized the exposure in noise of light elements, as doors, windows etc. In the minimisation of exposure of the light elements of the façade, important role can play sound absorbents special for exterior use as well as the configuration of balconies. The

38

(a1)

(a2)

Figure 12 methods of façade sound insulation a2: compact rail (b1)

(b2)

most usual means are the placement of absorbent material in the roof of balcony and the manufacture compact rail. Naturally these constitute the last possible solutions, while previously should be found solutions concerning the layout of building.

For the protection of façades, solution constitutes the use of special frames, with main characteristics the double glass, the seal of joint of wall - frame, frame - leaf and leaf–glass, or even the use of double frames. In the regulation there are also given all the acceptable rates of the sound insulation ability of all elements in decibel.

39

b2: adsorbent material

2.6

Principles of seismic behaviour improvement of building The safety of buildings and in general of constructions is undoubtedly the main and decisive factor for the protection of life and property of citizens in the event of an earthquake. Aim of this chapter is to give in general terms the principles that should condition the intervention in a project that has been damaged from earthquake.

It is known that each intervention constitutes an individual case and the particularities that presents it is infrequent to be repeated in other building. However, the observation of certain general principles constitutes basic condition for the scientifically documental achievement of sought objective.

Organization of seismic design and protection in Greece

The Seismic Design Regulation is the key tool for the study and construction of buildings and engineering projects, which makes them capable to receive safely strong stress caused by the earthquake.

The first Greek Seismic Design Regulation instituted and implemented in 1959. In 1984 institutionalized and implemented additional provisions. At the same time launched by O.A.S.P. the process of drafting the New Greek Seismic Design Regulations (N.E.A.K.) which came into effect in 1995. Today is in effect the Greek Seismic Design Regulations – E.A.K 2000 which is a review of N.E.A.K. after 4 years of implementation.

General The seismic building design and the equivalent techniques and technology for the seismic design protection of the constructions, constitute a constantly evolving sector for the Engineering Science. The dramatic improvement of Geophysics, Technical Seismology and Civil Engineering has led to a significant increase of the requirements of Seismic Design Regulations of many countries, which are located in active seismic regions of the planet. As a result, the secure construction nowadays is becoming to be common sense and a demand, according to the economic level of each country.

As far as Greece concerned, the seismic design protection of the construction is of major importance and fundamental requirement, since it is a country, which is eminently in earthquake zone. Modern and new constructions, which are designed according to the latest strict Seismic Design Regulations, are considered to have satisfactory seismic behaviour. On the contrary, a significant portion of existing buildings in Greece has been constructed according to different and previous Seismic Design Regulations that they do not comply with the current requirements. In other words, these structures do not conform to modern engineering standards and suffer from deteriorations caused be various environmental loads.

In general, in Greece and more specific in Athens, the buildings built by reinforced concrete constitute the majority of structure at least

40

until the end of 1970. During the period from their construction until today, an important number of these buildings have suffered from smaller or bigger extent damage. The natural deteriorations that suffer a structure per year, as long as there is not providence for suitable maintenance and potentially strengthening, decreases the possibilities for a sufficient seismic behaviour of the structure. As a result, each building appear the need to be redesigned and increase its resistance and ductility.

The seismic resistance of a structure can be improved by various and different ways and techniques of repairing and strengthening 33, but firstly some other factors should be taken into consideration. Very important are the criteria of strengthening 34 , as long as the stages of the redesign process 35 of the existing buildings.

Criteria of strengthening and the redesign process – Vulnerability – Importance and number of users – Cost response – Age of building – Rest of life – Social, aesthetic and cultural dimensions of the issue 1st stage 2nd stage 3rd stage

Valuation of structure sufficiency Decision of intervention - choice of solution Design solution

Strategies of strengthening The strategy of strengthening is the basic approach that is adopted for the improvement of seismic behaviour of structure or otherwise for the reduction of its seismic endangerment in acceptable limits.

diagram 11 Strategies of strenghthening

(s) required seismic ability

Lateral loading

(b) increase of resistance

SAFE SOLUTION

(d) increase of resistance & ductility

33

Having already mentioned above that

the majority of structures in Greece are (c) increase of ductility

by reinforced concrete, it is understandable that the data given below concerns

(a) without reinforcement UNSAFE SOLUTION Displacements source: Konstantinos Spyrakos, Strengthening structures for seismic loads, TEE, Athens, 2004, pg 4.

41

reinforced concrete structures.

34,35

Stephanos Dritsos,“Re-design exist-

ing structures”.

According to Konstantino Spyrako 36, considering that the size of maximum growing energy of deformity due to earthquake constitutes the measure of seismic resistance of structure, we can trace one hyperbola curve that represents the required seismic ability. Thus, this curve indicates the limit between the safe and unsafe choice of strengthening solution (diagram 11).

We distinguish therefore four strategies of seismic design strengthening depending on the sought seismic behaviour of structure: (a) (b) (c) (d)

Local interventions in the structural system Increase of stiffness and resistance of structure Increase of ability of deformation of structure Reduction of seismic requirement of structure

Resistance & ductility

Resistance

Walls inside frame

Truss systems

Ductility

Lateral walls

Jackets

Figure 13 methods of strengthening

resistance and stiffness

According to the strategy, different intervention methods of strengthening are followed as can be seen in the diagram below (figure 13).

It is self-evident that the section of construction reinforcement for seismic loads is huge and it would be impossible to present at this point in detail the various methods separately. Considering that the methods of adding walls inside the frame (figure 15) and laterals walls could perhaps be more easily understood, we will give some more information about the methods of truss systems and jackets.

Method of reinforced concrete with truss joints One of the usual methods of strengthening the construction with frame structural system to undertake seismic loads is the placement truss joints 37 in default of the body.

36

Konstantinos Spyrakos, assistant

professor Strengthening structures for seismic loads, Technical Camper of Greece T.E.E, Athens, 2004.

37

The truss joints depending on joining way of steel diagonals with the zygoma of panel are distinguished in two big categories: a) truss joints without eccentricity (figure 14 a , b) b) truss joints with eccentricity (figure 14 c)

Georgia Teli, “Strengthening structure

with addition of truss systems inside frames”.

The main difference of truss joints without eccentricity compared with those with eccentricity, which are connected with each other

42

but also with the horizontal and vertical elements of the framework without eccentricity, is that at least one of the two ends of diagonal associated with zygoma cam assemblies in their respective node of column.

(a1)

(b1)

(c1)

(a2)

(b2)

(c2)

Figure 14 truss joints without and with eccentricity

source: www.episkeves.civil.upatras.gr, Georgia Teli, “Strengthening structure with addition of truss systems inside frames”, (06.03.08)

There are two main ways to connect the metal truss grider with the frame structural system of building: a) Internal connection inside the frame structural system.

According to this way of connecting, we import metal truss grider inside the frame. This link can be made either directly in concrete, with the help of metal corner plates or indirectly with the installation of perimeter metal elements that form a metal frame and the diagonal parts of joints are connected with the elements of this framework. b) External connection inside the frame structural system.

In this case the system of metal bars placed on the outer side of frame structural system and is connected to the nodes.

The truss joints from reinforced concrete has been investigated by a small number of researchers. Research on the flexible response of frames of reinforced concrete with networking by reinforced concrete walls compared with walls and coupled walls with frames has been made according to which the truss frames have better behaviour from the coupled walls with frames that are slightly cheaper solution regarding the iron armaments.

Method of reinforced concrete with jackets The technique of increasing the scale of cross-section with the construction of reinforced concrete jacket is the most common method38 of strengthening existing column (figure 16), wall and beam that show deficiencies in the strength, stiffness and ductility. The main

43

38

Konstantinos Spyrakos, Strengthening

structures for seismic loads, Technical Camper of Greece T.E.E, Athens, 2004.

advantages of this method are from one part that does not change the architecture aspect of the construction with the addition of new materials and from the other side increases the degree of fire protection. In addition, the construction of jacket that surrounds the current item has as a result a reduction of slenderness and increasing stiffness of the cross-section.

The best known species of reinforced concrete jacket are as follows: Jackets by injectable concrete Jackets by shotcrete Jackets by ballast assemblance Jackets by special concrete or cement mortars Composite materials The rapid progress in technology of building materials in recent years has resulted in the development of a multitude of new products that can be used in many applications of science in Civil Engineering.

Among these products a significant position hold the composite materials like fiber reinforced polymer composites 39 (figure 17), which consist of ‘fabrics’ of fibrous reinforced polymer impregnated with special resins. The ‘fabrics’ are placed on the surfaces of components, providing external reinforce and permanent strengthening.

Due mainly to resistance to elector - erosion and high strength-toweight ratio, are a very good option for solving problems related to repair and construction strengthening.

Figure 15 addition of walls inside the frame Figure 16 reinforced concrete jacket

39

Konstantinos Spyrakos, Strengthening

structures for seismic loads, Technical Camper of Greece T.E.E, Athens, 2004. pg 161.

40

www. utopia.duth.gr: ‘‘Strengthening

construction of reinforced concrete with the method of seismic insulation’’.

Method of seismic insulation One of the methods of an overall strengthening is the seismic insulation 40. The basic idea of this method is the inclusion of specific provisions in the structure of energy absorption, with the ultimate aim of isolating the construction of its territorial movements during the seismic phenomena. Thus, it is given increased protection from seismic stress in superstructure construction, and it is improved the capability to absorb seismic energy.

44

The devices absorb seismic energy used is the bearings (figure 18).

The bearings are placed between the superstructure and the foundation of the building. This method creates a strong change in a static system construction. Changing the static system of a building, are reduced the requirements for strengthening of existing data, and is protected in this way the integrity of the entire construction.

Figure 17 fiber reinforced polymer composites Figure 18 bearings

In practice the method applied rarely and only in specific cases, as in the case of important (historical or architectural) buildings. The main disadvantage of the method is the high cost, which allows its use only in buildings of high importance. Thus, the high cost of implementing the method is prohibitive for ordinary construction. Gradually, however, implementation of seismic insulation extended to conventional buildings.

45

2.7

Reflections The urgent accommodation need after the national events that took place during the 1936-1949 seems to find a solution to the collective model of urban ‘poly–katoikia’, which shapes basically the present image of Athens. Two are the main categories of polykatoikias: the high profile projects involving architects and the vernacular constructions which where mainly imitations of the early postwar polykatoikias.

Today, the urban ‘poly–katoikias’ located mainly in the centre of Athens have come to the end of their original life cycle and stand in urgent need of conservation and reconstruction. This become even more imperative taking into account that today there is increased demand of residence in centre of Athens. In general, the housing market can be characterized as tradition practical for Greek family.

As long as it will continue to be a better investment against inflation and it will be cheaper than rent, the demand will grow up.

Very important reasons to consecutive housing demand are the change of the domestic programme of housing and the profile of buyer. There is a reduction of household’s size while the main buyers are between 36-45, singles or new couples. This group of people and students are those who mainly prefer to live in city centre. The apartments in bigger demand are those of around 80 m2 with green, parking and located next to means of transportation. In general the easy access to the work place is determinative.

All the postwar ‘poly–katoikias’ in the centre of Athens were built according to several regulations that were in effect that period. Rationally, most of these regulations, concerning the layout, the construction, the fire safety and the sound insulation, have changed and in many cases new ones have been added. Thus, today the specifications of designing an apartment building are quite different and should be taken into consideration when we set as main assumption the improvement of living conditions in these buildings.

One of the very important points concerns the lighting and the ventilations of apartments. According to the G.O.K. 1985 the dimensions of the light pipes are bigger and diversify according to the use of the room. Moreover, all free plot areas should be accessible from public spaces and all free spaces must be connected. New type of balcony, the bay–balcony is in use.

As regards the fire safety, that period there were in effect very few regulations mainly about the maximum distance between the most faraway point and the escape passage, the minimum width of the staircase and about the obligatory use of incombustible material in the staircase. The regulations of 1988 become much more specific

46

and detailed. Thus, most of the postwar ‘poly–katoikias’ does not have fire apartments and in some cases the width of the staircase might be not enough.

The issue of sound insulation appears not to have occupied the architects and the constructors of the past. Only in 1973 for the first time regulations are included in the G.O.K. This means that the postwar buildings have definitely sound insulation problems. So, it is important the dissociation between the quiet and noisy spaces and the creation of zones of quietness. The insulation of the boundary walls and floors according to the minimal allowed rates of decibel is essential as well the sound insulation of the façade, as most of the postwar buildings are located on either side of the main avenues.

At last, Athens is located in an earthquake zone. This means that all the postwar ‘poly–katoikias’ have been suffered from several earthquakes in the past. Their strengthening is more than obligatory. So firstly, it is important to evaluate if it is worthy to reconstruct a building concerning that the strengthening is very expensive then the second step is to choose the appropriate method.

Of course all these regulations are changing all the time trying to ensure the best living conditions. However, for this research the regulation in effect consist the datum at the moment.

47

3.

3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8

ANALYSIS OF FOUR CASE STUDIES IN ATHENS Criteria of case studies choice Method of analysis Case studies 1st Case study: Alexandras Avenue 2nd Case study: Patision Avenue 3rd Case study: Kolonaki 4th Case study: Rigillis Street Reflections

3

ANALYSIS OF FOUR CASE STUDIES IN ATHENS For the better understanding of postwar urban ‘poly–katoikia’ and the need to gain the best knowledge about this building type, in order to able at the end to find the most appropriate redesign strategies according to the standing regulations and the current tendencies of Athenian market, was judged necessary the analysis of certain representative examples built in Athens during the period of 50’s and 60’s.

We should point that the chosen case studies are the really good ones, located in the most central and representative in quality areas. Most of the rest ‘poly–katoikias’ in Athens are just an imitation of them.

3.1 Criteria of case studies choice Before, however, we proceed to the analysis, the presentation of basic criteria of choice of the four selected case studies is thought to be essential for the better understanding of the analysis.

Location The first criterion is the location. All the examples can be found in Athens and more specific in the centre, but in different regions. Two of them are located in more expensive regions, while the other two to cheaper ones. The aim is to obtain an overall opinion of the Athenian urban ‘poly–katoikias’, as long as, of course, this is possible through four examples. The regions that were selected present increased demand of finding of residence and they are some of the most important central regions of Athens with certain common features, where a lot of postwar ‘poly–katoikias’ have been built.

Date The case studies, apart from their different location, are built also in different dates during the period 1950 - 1968. Objective was to present examples of different chronologies in order to be lead to strategies that will concern a variety of buildings. The analysis of one at least case study from the early beginning of the 50’s stood impossible, even if it was judged essential to be included, but it was unachievable to collect the necessary data.

Façade The four case studies present differences in the organization of the façade, something that is directly connected to the chronology and the region of the construction. Furthermore, we analyze both corner and middle plots, so buildings with one and two façades.

Size An other basic factor that was taken into consideration is the size. Once again, aim was the variety. Bigger but also smaller, as long as it concerns the ground plan, ‘poly–katoikias’ are presented below.

Social composition Finally, the social composition consists an interesting factor. Thus, we examine case studies addressed to all income classes.

50

Method of analysis

As it is already mentioned above, object of this chapter is to analyze different case studies of the postwar period. The aim is to built up a deeper understanding of the current situation of these buildings and be able at the end to evaluate them in that way that we could finally reach the redesign strategies.

For this reason, in the following pages the four selected Athenian ‘poly–katoikias’ will be presented in detail and we will try through the analysis to get an overview of this building type.

Initially, it is presented an overall view of the location of all four cases on the map of Athens.

Intention is that their position in the urban plan of the city will become more understood.

Afterwards, follows the analysis of each example separately. Always, in the first page on the left are presented very briefly some general characteristics of the case study, while on the mainstream of the text are given more detailed data.

Thus, in each case study firstly it is mentioned general information relating mainly to the location of the building always in combination to the available facility as well as to the typology of the structure. Then, follows a more detailed description concerning the facade of the building, the organization of the layout, the access, the ventilation and lighting of the spaces, the social composition and at the end the spaces of common use.

The text always is accompanied by pictures and all the designs. Plans of all levels, one section and in some cases and one facade. Alongside the plans, it is presented in more detail the distribution of square metres.

At the end of each analysis follows a brief assessment of the situation, where there are some initial observations about all the above issues. After the analysis of all four case studies an general overview follows and some first conclusions are mentioned.

51

3.2

2

Patisio n Aven

PEDIO AREOS

ue

Alexan

dras A venue

1

OMONOIA SQUARE LIKABITUS HILL

s Va

Vas. So fi

as Ave

3 nue

4 PARLIAMENT s Va

ACROPOLIS OLYMPIC STADIUM

/ on .K

no

u

en Av

ue

o .S

fia

s

en Av

ue

Case studies (1:650)

3.3 1st Alexandras Avenue

1957 Miltiadis Prantinas

corner building

377 m2 covered area 7 floors 38 units

2nd Patision Avenue

1959 K. Bitsiou

corner building

676 m2 covered area 7 floors 38 units

3rd Kolonaki

1960 Alexandros Calligas

adjacent building

420 m2 covered area 7 floors 13 units

4th Rigilis Street

1968 Ioannis Vikelas

adjacent building

628 m2 covered area 7 floors 15 units

53

Scale 1:5000

Location Alexandras Avenue 132 & 134

3.4

1st Case Study: Alexandras Avenue

3.4.1

Analysis The first case study is built in 1957 and it is located on Alexandras Avenue. Even if Alexandras Avenue is one of the most central and crowded axes of Athens, we could say that someone can find residences with quite good standards here. In both sides of the avenue there are mainly ‘poly–katoikias’ most of which were built at the end of the 50’s and during the 60’s.

Due to the heavy traffic problem of the avenue, the ground floor houses mainly banks, gas stations, bureaus, praxis, cinemas, supermarkets etc. Spaces which function as a passage from the noisiest area in more private and quiet one. Also many hospitals and buildings of public services can be found in this region. Moreover, along the Alexandras Avenue exist several parks around from which someone can distinguish higher quality apartments.

Architect Miltiadis Prantinas

Date of construction 1957

Type of building - corner apartment building

The present case study can be found in the middle of the Avenue (No 132 & 134) closed to the Panathinaiko Stadium, which is not in use anymore. In the forthcoming years the stadium is planed to change into a big park and in this place of the avenue, the road would pass under the ground, something that would lead to the upgrading of the region. Another positive point is the existence of bus station and just few meters away there is a metro station too.

- 7 floors, underground Units 5 units on ground floor 5 units per typical floor (level_1-5) 3 units on level_6 (penthouse) 4 units on underground level

The corner building has seven levels and one underground floor. The structure is adjacent to the plot limits from one side of the almost square plot. The development concept corresponds to the conception of those days: exploitation as more as possible. Thus we have a 85% rate of cover plot which means that only 83 m2 of the plot area remain uncovered, included the backyard and the light pipes.

Areas 460 m2 plot area 390 m2 covered plot area 85% rate of cover

Construction type reinforced concrete building with walls constructed by breaks

for all the plans below: scale 1:400

Figure 19 view from Alexandras Avenue

54

Figure 20 alteration panel wall - balconies Figure 21 balcony around corner

Façade Horizontally the volume is divided into basis, core and finishing. The basis is consisted of the ground floor, the core of the typical floors and the setback (penthouse) remarks the finishing of the building.

Vertically the façade of the volume is composed from the alternation of panel walls and balconies without a specific symmetry. At the end of the 50’s, when this polykatoikia built, for the first time the balcony turns around the corner, while slices of volumes are extracted for balconies to join in. The windows and the balcony doors that dominate the façade distinguished from a simplicity without many ornaments.

A

A’

plan level_-1 public zone

55.91 m2

light pipes

14.91 m2

auxiliary spaces

Layout, access The underground floor in accordance with the original proposal was intended for auxiliary spaces for the residents as storages, boiler room and engine room. However, today, on the ground floor there are small apartments too. The underground is accessible via the main

55

324.46 m2

Figure 22 entrance to level_–1 Figure 23 middle: corridor of level_–1 Figure 24 right: windows of level_–1

staircase and from the front side via a secondary small entrance next to the main one. The access to the backyard is possible through an exit at the end of the corridor. This level is illuminated and ventilated through the light pipes and few small windows too, which in the case of the left side, where the road is inclined, cease to be a raison d’être.

plan level_0 units

C

A: 91.58 m2

B

B: 76.41 m2 C: 35.90 m2

A

D

A’

D: 80.00 m2 E: 47.38 m2 public zone

49.05 m2

light pipes

15.73 m2

balconies

5.25 m2

A

E

The ground floor is little elevated in order to provide underground floor with the necessary height and light. At this level the main entrance with a big hall can be found and five apartments of different size. The hall is so arranged that there is a desk for the doorman, whose existence those years was really common for controlling the entrance. At the end of the hall there is the elevator and the staircase which serve the upper levels. In general the access to the apartments is possible only from the main entrance using staircase. In every level there is small public zone (hall and corridors) which serves the access to each apartment.

As we already mentioned before, the aim of that period was to exploit as much as possible. This is visible at first glance. In every level, each apartment has different size. This diversity continues also from level to level, except the typical floor (level_1 - level_5). where the same

56

plan level_1-5 H

units

G

F: 99.61 m2 G: 76.41 m2

A

A’ F

J

H: 35.90 m2

I

I: 98.62 m2 J: 51.00 m2 public zone

25.20 m2

light pipes

15.73 m2

balconies

30.66 m2

layout is repeated for all the five levels. Thus, on the typical floor there are five apartments and on level_6 another three apartments which sizes varies from 36 m2 to 100 m2 . In total there are 33 units, including the ground floor too. However, as we already mentioned, there are also some more in the underground level.

Balconies, illumination - ventilation The apartments have balconies only in the front sides which look on the streets. This of course does not happen with the apartments on ground floor, where only two of them have a very small balcony. The typical floor apartments have separately balconies of 1.20 m depth, while on the penthouse the balcony become one, much deeper (3 m) and is extended all over the façade and it is separated by a vertical metal element.

All the main rooms are illuminated and ventilated by windows and balcony doors, openings on the three façade of the building. On the

Figure 25 main entrance Figure 26 main hall and staircase

57

L

plan level_6 units

A

K: 91.58 m2

A’ M K

L: 76.41 m2 M: 35.90 m2 public zone

22.85 m2

light pipes

15.73 m2

balconies

120.33 m2

other hand, the secondary rooms (bathrooms, kitchen, stores) are illuminated and ventilated via the light pipes. There are five in total and the three of them are quite big.

Social composition The social composition of the specific polykatoikia is heterogeneous.

In the last floor the most privilege families live while the apartments of the typical floor house people of middle income. While the building is located quite close to the universities (Economic University of Athens and Technical University) there are also students who prefer the smaller apartments. The underground floor accommodates low income people, especially immigrants and students. The apartments of ground floor and first floor are used for offices (doctors, lawyers).

Spaces of common use The only common spaces in this case study is the back yard and the terrace. As in most of the polykatoikias in Athens, the back side is neglected and the terrace is used mainly for the antennas and the solar heaters of the apartments..

level_6 level_5 level_4 level_3 level_2 level_1 level_0

section A-A’

level_-1

58

Evaluation The current case study can be found in an area no really far away for the city centre. Many facilities, as shopping centres, sport campus and transportation can serve the residents.

3.4.2

In the area there is a small park and no far away the Pedion Areos park and the Likabitous Hill can be found. The forthcoming development plan (see pg. 54, 93) will improve the living conditions and the area will be upgraded.

The organization of the layout, (all the main rooms look to the road or to the backyard), ensures their good illumination and ventilation.

All the secondary rooms are illuminated by the light pipes. In this case study we see that, when it is possible, the light pipes turn to be storages because the underground level is used for accommodation and no for auxiliary spaces as it was firstly planned. So, someone can easily understand that the living conditions of the underground level are not the best. No light, no ventilation, humidity and insecurity.

There is a big variety of different apartments for all income classes and tastes. Small, medium and big size flats are available. This has a result a mixed social composition.

The apartments that are oriented to the back yard have the disadvantage of the absence of balcony. Otherwise, all the other apartments have their own balconies with privileged those in the penthouse.

Concerning the spaces of common use, there is a lack and desolation. No parking space is available, while the terrace and the small back yard is not in use. This situation characterized most of the ‘poly–katoikias’ in the city centre. The benefit of this case study is the existence of a small garden in front side of the building.

The building had been constructed in 1957, so someone can easily understand the disadvantages. After 50 years this construction has suffered several earthquakes; we have already mentioned that Athens is located in an active earthquake zone. There are sound insulation problems and the light pipes had become rubbish dump.

Figure 27, 28, 29 aspects of the light pipes

59

Scale 1:5000

Location Patision Avenue and Kefallinias

Architect K. Bitsiou

Date of construction

3.5

2nd Case Study: Patision Avenue

3.5.1

Analysis This case study is built in 1959 and is located on Patision Avenue 141 and Kefallinias 51 corner. Patision Avenue is a very central axes, northeaster of the most central point of Athens, the Omonoia square.

In general, this area is a really warren one and it was developed mainly in the 50’s and someone can find here the most interesting apartment buildings of the 50’s. It constitutes the first expansion of the city centre towards north.

Alongside the Patision Avenue, there are mainly high urban apartment buildings with shopping facilities on the ground floor. The Economic University of Athens and the Technical University are pretty close. Bus stops are available and metro station too. In distance of about 6oo m there is the big park called Pedion Areos.

The structure has a Γ form and it is adjacent to the plot limits of the rectangular plot which is developed in one of the corners of the rectangle block. The development concept corresponds to the conception of those days: exploitation as more as possible.

1959

Type of building – corner building – 6 floors, underground and mezzanine – 12 shops on basement with attic

Units 3 units on mezzanine floor 6 units per floor (level_1–5) 5 units on 6th floor (penthouse)

Façade Horizontally the volume is divided into basis, corp and finishing. On the basis, that is the ground floor, there are shops, on the corp, that is the the typical floors, are the apartment and finally the setback (penthouse) remarks the finishing of the building. Vertically the façade of the volume is composed from the alternation of panel walls and balconies without any symmetry. The edges are dissolved because of the non-meeting planes. In addition, slices of volumes are extracted for balconies. In one side there are openings in form of balcony doors functioning as windows.

Areas 903 m2 plot area 676 m2. plot area 75% rate of cover

Construction type reinforced concrete building with walls constructed by breaks

for all the plans below: scale 1:400

Figure 30 view from Patision Avenue

60

Layout, access On the underground floor there are the auxiliary spaces like the boiler room, some storages for the residents and big storages for four of the shops as well. The underground is accessible via the main staircase and the internal stairs of the shops. The access to the open space in the back side is possible through the staircase and through one of the storages. Furthermore, there is a connection between the Kefallinias Street and the back yard through a narrow passage.

A

plan level_-1

A’

public zone

69.42 m2

light pipes

3.45 m2

shops’ storages

553.12 m2

auxiliary spaces

82.87 m2

On the ground floor there is a doorman for the better secure of the building, a storage for the cleaning staff, one residence and 12 shops from which the two of them have also rooms on the back side. All the shops in the ground floor have their one entrance. So the access to the ground floor is possible from both sides of the building.

A

plan level_0

A’

61

public zone

84.30 m2

light pipes

7.50 m2

shops

589.60 m2

Figure 31 main entrance Figure 32 view of the staircase and the mezzanine

The access to the apartments is possible only from the front side which is adjacent to the Patision Avenue. There, a big hall marks the entrance. At the end to the corridor there is an elevator and one staircase that lead to a corridor that serves for all the apartments of each floor.

A

A1

units

B

C

plan level_0 A1: 48.60 m2 B: 66.70 m2 C: 55.26 m2 public zone

33.80 m2

light pipes

7.50 m2

A’

On the mazzanine floor there are three residences on the back side but the main part of the plan is covered by the attics of the shops which through internal staircase are connected with the ground floor.

Above the entance there is no attic, thus, the entrance has double height.

62

D

A

E

plan level_1-5 units

A2: 48.60 m2 D: 106.45 m2

A2

E: 89.40 m2

H G

F: 124.40 m2

F

G: 127.32 m2 H: 127.40 m2 public zone

46.35 m2

light pipes

31.53 m2

balconies

69.20 m2

A’

In the whole building there is a big variety of different types of apartments. Concerning the typical floor (level_1 level_5), there are six completely different apartments and on the penthouse (level_6) there are other five ones, one of them is the same as in the typical floor and in the mezzanine (level_0+). In total there are 38 units, the size of which varies from about 48 m2 to 128 m2.

Balconies, illumination - ventilation All the apartments of the typical floors have balconies with depth about 1.40 m. The apartments on the penthouse are more privileged as the balconies are deeper (2.50 m) and consecutive. The windows and the french doors help for the illumination and the ventilation of the rooms. The kitchens, the bathrooms and the W.C. are illuminated and ventilated through the light pipes. In total there are four light pipes and the two of them are quite big.

Figure 33 entrance of the apartments Figure 34 detail of the staircase

63

A

plan level_0 units

A3: 48.60 m

K: 106.45 m2 L:

89.40 m

K

2

A3 L

N

2

M

M: 124.40 m2 N: 127.32 m2 public zone

46.35 m2

light pipes

31.53 m2

balconies

69.20 m2 A’

Social composition The social composition of the accommodation is heterogeneous. In the last floor the most privilege families live while the apartments of mezzanine and 1st floor house offices, companies or people of middle–low income. The smaller apartments accommodate also students but the family householders are constitute the majority of the building. Really few immigrants are living here.

Spaces in common use The open spaces of common use are the back side open space (back yard) and the terrace. The back side open space now is neglected and the terrace has been transformed to a space for the antennas and the solar heaters.

level_6 level_5 level_4 level_3 level_2

level_1 level_0+ level_0

section A-A’

level_-1

64

Evaluation This case study is located in an area really close to the city centre.

Transportation, entertainment, shopping and educational facilities are available.

Despite the Pedion Areos park that is really close to the current polykatoikia, there is lack of green. The backyard that it could be a nice open space with green it is neglected as the access to it is much difficult and probably invisible. On the contrary, the access to the shops and the main building is very clear.

Being a corner building has the advantage of the two side façade, so there are a lot of openings and balconies. Even if the openings are a lot, because of the big depth (25 m) of the building, problems of ventilation and illumination exist in the middle rooms and especially to the corridors, which we could say are totally lightless. Solution try to give the light pipes, which in this example are quite big but problems still exist. Remarkable is the fact that as we go to the lower levels the light pipes become smaller.

A big diversity of the size of the apartments, as we already mentioned, can be observed. This has as a result that different needs can be supplied. In all apartments great emphasis is given in the living room and dining room. Both are really luxurious. A lot of space is also dedicated to main entrance hall. In all the big apartment a W.C. has been considered as long as a storage room.

Most of the underground level is occupied by shops, leaving like this only little space for zone of common use, like a parking which absence is one of the most serious problem for the residents.

The construction is pretty old with really thin walls, so with a lot of sound insulation problems. Located on one of the most important and busy Avenues (Patision Avenue) the problem become worst.

Thus the combination of traffic, noise, smoke and lack of parking has as a result the transformation of the apartments on the 1st and 2nd floor into bureaus.

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3.5.2

Scale 1:5000

Location

3.6

3rd Case Study: Kolonaki

3.6.1

Analysis This apartment building is built in 1960 by the architect Alexandro Calliga. It is located on Douka Neofitou 10, in the region of Kolonaki, the most central and wealthy region of the Athens’ centre. In general, the main core of this area was mainly built before the war, during the 30’s. Besides that, many apartment buildings were built also during the 50’s in the streets around the core.

In region of Kolonaki, the plots and the public spaces are quite small and the streets very narrow. Douka Neofitou is found behind the central square of Kolonaki and is an one–way street that leads to Vas. Sofias Avenue, one of the main axis of the city centre with spacious plots and flats.

Douka Neofitou street 10, Kolonaki Architect Alexandros Calligas

Date of construction 1960

Type of building – adjacent building – 7 floors and underground – 2 cars parking on the underground

Units 3 units on groundfloor 2 units per floor (level_1–5) 2 units on 6th floor (1st penthouse) 1 units on 7th floor (2nd penthouse)

Very close to the current plot there is the big park of Zappio and the Likabitous Hill. Bus stops and metro stations are available. Specifically, two metro station in less than 500 m. distance. Shopping and entertainment facilities are also available as a big amount of the ground floor spaces, that were originally designed for residences, are occupied with restaurants, shops, cinemas, banks, cafe etc.

Façade This ‘poly–katoikia’, locating between two buildings, has only one facade to the street. The type of construction, concerning the façade, is similar to the former case study (see p.60). Thus, horizontally the volume is separated in basis, corp and finishing. On the basis it is observed a small regression of the volume emphasizes like that the corp. This building has two setbacks (penthouses) which remark the finishing of the building. Vertically the façade of the volume is once again composed from the alternation of panel walls and balconies without any symmetry.

Areas 585 sq.m. area of plot 420 sq.m. covered surface 72 % rate of cover

Construction type reinforced concrete building with walls constructed by breaks

for all the plans below: scale 1:400

Figure 35, 36 View from Douka Neofitou street

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Layout, access On the underground floor there are the boiler room, 14 storages of different size, one for each apartment, a common space for laundry for the residents and a garage with two parking places. The underground is accessible via the main staircase, the garage and a secondary staircase next to the main entrance. From the underground level is possible the access to the open space in the back side. There is an exit at the end of the vertical corridor. Furthermore, to the underground floor arrive the garbage lift, while the main lift doesn’t reach this level. Substantially, this level is not completely under the ground, but only one part. This happens because of two reasons. The street is inclined and the ground floor is little elevated (about 1.30 m).

A

plan level_-1 public zone

101.70 m2

auxiliary spaces

228.85 m2

garage

63.75 m2

A’

On the ground floor, exactly in the middle of the volume there is the main entrance which leads to the staircase. Between the entrance and the staircase there is a big hall that serves for the access to the three apartments of this level. There are two big ones, right and left of the staircase. The apartment A and B are bigger while there is a third apartment (C) much more smaller from the other two, probably for accommodating the doorman.

A

plan level_0 units

A: 120.00 m2 B: 165.35 m2

B

A’

67

C: 39.30 m2

C

A

public zone

52.70 m2

light pipes

15.25 m2

balconies

26.60 m2

A

plan level_1 & 3–4 units

D: 177.00 m2 E: 200.50 m2

public zone

20.30 m2

light pipes

15.25 m2

balconies

40.00 m2

D

E

A’

A

plan level_2 units

F: 177.00 m2 G: 200.50 m2

public zone

20.30 m2

light pipes

15.25 m2

balconies

40.00 m2

G

F

A’

To the main corp of the building (level 1-5), there are 2 apartments in each floor. Most times are almost the same. Thus, the level 1,3 and 4 have exactly the same layout, while the other levels (2, 5 and 6) have a different one with few alterations mainly in zone of the front side.

Figure 37 main entrance Figure 38 view of staircase

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A

plan level_5 (setback 1) units H1

H2

H1–H2: 165.30 m2

public zone

20.30 m2

light pipes

15.25 m2

balconies

98.00 m2

A’

A

plan level_2 units I

A’

Thus, most of the apartments are around 180 m2 to 200 m2 except from level 5 and level 6 which are both penthouses. In this case study we have first one set back and then another one.

The main idea of the layout is very clear, dividing the apartment into three zones. The private zone (bedrooms and bathrooms), the common zone (living room and dining room) and the in-between spaces (hall, kitchen, W.C., gargarobe, storage and office). Thus, a strict distinction between private and common is achieved.

The bedrooms, one for the parents and one for each child, are located in the back side, ensuring like this a more quite environment, without any noise. In the same zone there are two bathrooms.

Balconies, illumination - ventilation Having two facedes (back and frond) each apartment, a good ventilation and illumination is ensured. There are of course light pipes for the illumination of the staircase and the secondary spaces (bathrooms, storage and kitchen) of the residences. Moreover, all the apartments have balconies with about 2 m depth on the front side and 1 m. on the back side. The penthouses once again are more privileged.

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F: 267.60 m2

public zone

26.50 m2

light pipes

15.25 m2

balconies

76.56 m2

Figure 39 façade–original design

Social composition The social composition of the accommodation we could say that is omogeneous. Wealthy people are living here and this is obvious at first glance to the layout. Luxurious apartments with big spaces and all the comforts that someone would need can be found here. Luxurious details constitute also the extra lift for the garbage. In the past it was used not to use the same lift because of the stink.

Spaces of common use The spaces of common use are the backyard, the laundry and the terrace. As in most of the examples, all these spaces today remain useless.

level_6 level_5

level_4 level_3 level_2

level_1

level_0

section A-A’

level_-1

70

Evaluation The ‘poly–katoikia’ in Kolonaki was and it still remains one very interesting project. It is located in a region that most of the Athenian people would like to live. It can be found on a quite small street just few metres from the real heart of Athens. Thus, all kind of facilities can be found.

3.6.2

Keeping this in our mind, we understand that these apartments are addressed mainly to the high social class of people and especially to wealthy families. Although, some of the apartments are used as bureaus, by architect or lawyer offices.

The layout of each floor follows the same order: private zone and common zone are organized on both façade while the auxiliary spaces are located in the space between them. With this order the best ventilation and illumination of the main spaces is achieved, while the auxiliary are illuminated mainly by the small light pipes.

The small parking of just two parking spaces is turned to be an office even if the parking finding in this region is a problem. The lack of green is always a problem and the access to the back yard is somehow complicated. Someone has firstly to go to the underground level and then go to the back side. For that reason, once again this space remains unused.

Figure 40 entrance to level_–1 Figure 41 former entrance to garage Figure 42 detail of façade

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Scale 1:5000

3.7

4th Case Study: Rigillis Street

3.7.1

Analysis The last case study is built at the end of the 60’s in 1968, so it is the most resent ‘poly–katoikia’, in comparison to the previous. Located in the heart of Athens, in one of the most expensive areas which is mainly residential and we could say that the high society lives here.

Most of the constructions are built during the 40s and 50s but there are also some latest example as the present.

Rigillis street connects two very important and central avenues of the centre of Athens, Vas. Sofias and Vas. Konstantinou. It lies a few metres from the park Zappeio, the Constitution’s square and the region of Kolonaki.

Location Rigillis 16

Architect Ioannis Vikelas

Date of construction

In general, in this area someone can find parks and sports facilities.

The shopping centres are just few metres away in Kolanaki area and around the Constitution’s square, while the transport facilities are excellent. Metro, bus and little farther tram stations are available.

The region is also very safe because there are a lot of public services and embassies around.

1968

Type of building – adjacent building – 7 floors and underground – parking on the underground floor Units 3 units on ground floor 2 units per floor (level_1–6)

The plot is oblong, thus the construction has a rectangular shape, size 20 m x 32 m and it is in partition wall with the adjacent buildings. The building has 7 floors and one underground level. The cover rate is 75%, so the permitted in accordance with G. O. K. Thus, for another time we have a full exploitation of the plot but in different way.

Façade This ‘poly–katoikia’ has two façades. One to the main street and the other to the back side. Obviously, the main façade is more meticu-

Areas 834 m2 plot area 620 m2. covered plot area 75 % rate of cover

Construction type reinforced concrete building with walls constructed by breaks, wooden details

for all the plans below: scale 1:400

Figure 43, 44 view from Rigillis street

72

lous. Once again we can discern the three horizontal zones: basis - entrance, corp - typical floor and finishing - setback. The slaps of the balconies are extended all over the façades, living the 1 m obligatory distance from the side limits. Today this type of façade is the most characteristic of the urban landscape of Athens. The forefronts of balconies are higher than the former case studies and covered by marble. A second forefront of glass up to the marble, functioning as a baluster, completing the image of the façade. No more windows but only consecutive balcony doors that cover almost the whole wall.

Layout, access In this case the underground is used mainly as a parking but despite the 13 parking places, there are also storages, the boiler room, a laundry of common use and at last a big hall that probably today it is used as a cafe. The access to this level can be achieved by car, or via the secondary staircase.

The ground floor is little elevated. Going up the stairs someone can reach the main entrance, which is exactly in the middle of the façade.

A

A

plan level_-1

B1

B2

public zone

69.42 m2

light pipes

45.00 m2

hall

191.90 m2

auxiliary spaces

166.47 m2

garage

500.44 m2

C

plan level_0 units

A: 93.00 m2 B1–B2: 122.83 m2

A

C: 15.30 m2

A’

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A’

public zone

140.70 m2

public zone2

74.50 m2

light pipes

49.70 m2

balconies

10.40 m2

Figure 45 main entrance Figure 46 second entrance

Next to the main entrance there is a second one that serves only for the level_1 which is an office and they wanted a separate entrance.

Entering to ‘poly–katoikia’, in depth the doorman can be found. The main hall serves the movements and it is very meticulous. Various luxurious materials, like marble and wood, have been used. A wooden wall standing behind the doorman’s desk hiding the staircase and the corridors that leads to the three apartment on the back side. In total there are four apartments. One must be the doorman’s room, while the other three at the moment are used as bureaus.

In the main corp of the building (level_1 - 5), the typical floor is repeated. The floor is divided in two exactly same apartments. The staircase leads to a very small corridor that can be considered as a

Figure 47 ‘wooden wall’ hiding the corridor to the apartments on the back side Figure 48 doorman’s desk

74

mall antechamber to the apartments. The organization of the layout is more than clear and successful. We distinguish three zones. On the back side the private one, on the front side the common spaces and between them the secondary spaces. Each apartment is very luxurious, about 267 m2. On the setback the same layout is repeated with the only difference that the living room is smaller.

Balconies, illumination - ventilation All the apartments have balconies on both sides, back to the back yard and front to the street. The balcony of the front side is by half in setback and by half in beak which in accordance with the G. O. K. stop at a distance of one metre from the partition walls. In total the depth is about 2.2 m and in the case of penthouse is in setback of 2.5 m.

Except from the openings on both façades, there are three big light pipes and four smaller. Like this an excellent ventilation and illumination is ensured.

A

A

plan level_1-5 units

D1

D2

E1

D1–D2: 267.50 m2

public zone

23.50 m2

light pipes

54.70 m2

balconies

61.10 m2

E2

plan level_6 units

A’

75

A’

E1–E2: 253.75 m2

public zone

23.50 m2

light pipes

54.70 m2

balconies

70.46 m2

Figure 50 façade–original design

Social composition Regarding the current case study, it is obvious that is the social composition is homogeneous. Wealthy people are living here and mainly families. The apartments are huge so a middle or low income family can not afford it. As we already mentioned the apartments of the ground floor and level_1 are used as bureaus.

Spaces of common use The spaces of common use, as in most of the Athenian polykatoikia is the terrace and the back yard. In this case study it is not very clear the access to the back yard and from whom it is used. On the ground floor there is the parking and a laundry that today is not in use.

level_6 level_5

level_4 level_3 level_2

level_1

level_0

section A-A’

level_-1

76

Evaluation The case study can be found in a very central point of Athens, where all the facilities are available. Even if it is in the heart of the city, in comparison to the rest regions, we could say that there is some green around.

3.7.2

This plot is located in one of the most wealthy regions so the apartments are addressed to the high society. This is obvious from a quick look to the layout of one apartment where someone can find two bathrooms, a W.C., office, storage room, laundry etc. Apart from the layout, the materials that have been used indicate the luxuriance.

Moreover, there is a parking space on the underground level. The idea: exploit as more as possible does not fit here.

All the apartments are oblong and have openings on both sides. Thus there is a really good illumination and ventilation. Even the secondary rooms are located next to big light pipes ensuring like this the best conditions.

Even if Rigillis street is a small road, is very busy because, as we already mentioned, connects two main avenues. Thus, once again we can say that this is one of the reasons that the apartments of the lower levels turn to houses other functions instead of residences.

As in most of the apartment buildings in Athens, there is also in this case study an absence of spaces of common use. The terrace have no function while the access to the back yard is not so obvious and the lack of green remains still a problem.

Figure 51 main hall Figure 52 parking entrance

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3.8

Reflections On the pages above we tried to analyze four case studies of urban ‘poly–katoikias’ that were built during the postwar period. It is understandable that they are just a small sample of that era, but we think representative. Thereby, trying to summarize what was mentioned above, we could say that in general the main points are as follows: As it is mentioned at the outset of this chapter, two of the examples are high profile projects and designed by famous architects and the other two are examples of vernacular architecture. The objective is to attain a comprehensive image of the situation.

In all the case studies we have seen that the layout is based on the same logic. Primary concern is the proper organization of space and its separation to clear zones. In particular, there is a tendency of zoning the rooms with related or complementary use and a it is paid special attention on how each zone will be accessed by the others. In practice, these zones are three. The first concerns the common or ‘reception’ spaces included the entrance hall, living room, dining room, guest room and sometimes the office. The second zone contains the private areas, namely the bedrooms, bathroom and rarely uses boudoir. The third zone includes the rooms of food preparation, in which belongs the kitchen, the store, the laundry and in same cases the room service. We could say that in almost all cases this is achieved.

It is understood that in the cases of Kolonaki and Rigillis, which are wealthier areas, there was a possibility for better treatment.

In general, in all cases, though, we distinguish spaciousness. Firstly concerning the apartments, all rooms are quite large and it is paid great attention to the existence of separate rooms for living room and dining room. We must, of course, remember that the composition of the family structure at that time were different than today. Today, in a very large proportion, in these apartments are living elderly people.

Secondly, concerning the public zone of the building, we see that the entrance always leads to a large hall, anteroom, helping the public communication of the residents, something that it is usually lacking from the new ‘poly–katoikias’.

To the form of the layout of urban ‘poly–katoikia’, very important role has been played the construction regulations of that period. The main spaces are looking always either to the open back side space either to the streets. This ensures the best possible ventilation and lighting of these spaces. This does not happen with the secondary spaces such as bathrooms, storage rooms, kitchens and halls. A large problem exists mainly in the staircase and in the corridors which often are lightless and technical lighting is essential.

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We note that in all cases the whole allowed coverage is expended and some of cases are, we would say, illegally exceeded. At this point we have to remember again what we said at the outset of this investigation. Objective, and an imperative need sometimes, it was the total exploitation of the land. To this situation important role had also the building regulations according to which a covered surface until 80% and no less than 70% was allowed, leaving thus an uncovered surface of maximum 30% of the total surface of plot. Also, according to the some regulation (G. O. K. /55) was not allowed the free placement of building in the plot but was obligatory the placement of building on the building line and it should be tangent on the side limits (continuous system). The combination of these two regulations had as result the creation of really small uncovered spaces in the back side of buildings that with the time did not have any use at all as it was not obligatory its access from public spaces. Thus, in most ‘poly–katoikias’ these spaces are abandoned without some specific use. Sequence of this is the lack of regular common spaces and green, problems that are currently few of the main drawbacks of ‘poly–katoikias’ in the city centre. Moreover, apart from the last case study, which was built later than the rest, none of the ‘poly–katoikia’ has parking space. At the time that these buildings were designed there was no immediate need and no one had foreseen the current parking problem.

According to the building regulations at that period, as outlined in Chapter 2, on the main corp of the building it was obligatory the construction of balcony with depth 1 m., to which it is understood that one can sit alone in array, with the result today, many times not to use them or convert them into storage. In a privileged position are the apartments of upper levels (penthouses), which have much larger balconies.

Finally, we can mention that the construction is quite old and obviously there are a lot of damages. Issues like the seismic behaviour should worry us as well as sound insulation issues. The fact that in all case studies the apartments on the ground floor and on level_1 had been turned into bureaus is surely related to this fact. Of course this is not the only reason. As we already mentioned the particularity of Athens was the existence of one essentially building type; the urban ‘poly–katoikia’. Thus, various functions despite residences are accommodated in this building type, a fact that it shows that this type of building proved able to accommodate a multitude of uses.

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4.

4.1 4.2

INTERPRETATION Verification of hypotheses Conclusions and redesign strategies

4

INTERPRETATION

4.1

Verification of hypotheses Hypothesis 1 ‘Taking into consideration that the household composition, the lifestyle and the values of people have been changed with the byway of time, it is judged essential the renewal and redefinition of the existing polykatoikias in Athens’.

Dwelling in its longitudinal development tended to meet the needs of basic social cell family, while adjusted to the economic, social and cultural standards. It was reflecting and still reflects the conciliatory relationship between the human functions, the social and the economic background of the user and the prevailing conditions in society. Thus the model of housing is constantly changing and should be modulated to the requirements and the needs of residential and social community.

In the past, almost all the households consisted of about four persons or more. A couple with their two or more children and, in many cases, the grandparents were living together. So, the postwar ‘poly– katoikia’ in the city centre was normally designed according to the needs and values of those people. Today, the traditional family structure has been changed. A large segment of the population consists of singles nucleus families, people living alone, groups of flat–mates, elderly couples etc.

Taking into consideration the data of chapter 2.2 (pg. 21), where the current tendencies of real estate market in Athens are presented, we notice that the people who are mainly interested to live in the city centre are young couples with one children or singles. However, most of the existing apartments, as we already saw, are spacious, from approximately 80 m2 to 120 m2, as were mainly addressed to the typical family of three to four or even more members. In each building there are, most of the times, smaller ones which their existence is result of the tendency of that period, namely the maximum exploitation of the plot.

On one point of view, this could be construed into living quality, as the new ‘poly–katoikias’ has not that big rooms and all these auxiliary spaces. One the other hand, we should not forget that the biggest percentage of the main buyers are young couples and single people that probably could not afford them and they mainly ask for apartment around 80 m2. We can understand then that if a single person wants to live in one of the postwar ‘poly–katoikia’ should be huddled into one of the small apartments with view mainly to the back side or he should find ways to use the other rooms.

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Apart from the matter of size, there are other things that should be taken into consideration. Today almost every person owns a car; this makes the parking place more than a necessity. The period that these buildings were built no one could have foreseen such a rapid increase of the number of cars, so really few postwar ‘poly–katoikias’ have parking spaces. However, today the existence of parking space seems to be one of the main factors of residence choice and it became an obligatory regulation.

Finally, things that have to do with the good living quality, like the green, seem to have a determinative role on the choice of residence. During that period, the fast reconstruction in combination to the standing building regulations which defined a free plot are from 20% to 30% of the total plot area, led to the current situation of dense blocks with lack of green and public spaces. The only open free space is on the back side of ‘poly–katoikia’, inaccessible and neglected while the terrace has no specific use.

Hypothesis 2 ‘At the end of the current research we will conclude to certain general redesign strategies for all the urban ‘poly–katoikias’ in Athens built during the postwar period. Besides this, these buildings have a lot of possibilities to find some individual adaptations but this is an option not a necessity’.

Before you start the analysis of the case studies on chapter 3 (pg 50), we made it clear that we chose some of the finest postwar ‘poly–katoikias’ that can be found in central and beneficial areas of Athens.

These buildings seem to be also more privileged as are located close to the main avenues of the city centre. The rest ‘poly–katoikias’ in Athens, which can be found behind these avenues, are just imitations of them. Naturally, sometimes good ones and sometimes not.

Nevertheless, as we already mentioned ‘poly–katoikia’ is the Greek version of the Corbusian ‘Dom– no’ system that forms the image of Athens. Thus, we are speaking about one building type which main structure pattern is the same for all the ‘poly–katoikias’ and it is based on the same construction principles.

In combination, also, to the analysis of the four case studies that we made, we figure out that all these four representative cases have the same problems to face. Problems concerning less the layout itself and more the construction, the sound isolation and the lack of public spaces. Thus, it becomes obvious that makes sense to speak for the general redesign strategies for all the postwar ‘poly–katoikias’. Of course, as we show, there are some differentiations in the level of the organization of the layout of each apartment, but then we can say that the reorganization of the space became an option and not a necessity.

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4.2

Conclusions and re-design strategies Conclusions ‘Poly–katoikia’, a model that gave a shape to entire Greek cities, characterized by many people as the Greek version of the ‘Dom–ino’ system of Le Corbusier, seems to be a main theme. The building type of ‘poly–katoikia’ has been misunderstood and criticized several times for lack of architectural values. The first impression that someone distracts from this building typology is not usually the best.

However, after a deeper analysis someone can recognize its particularities. First, we must not forget that proved to be sufficient to meet the accommodation needs of postwar Greek society and give a solution to the problem. Moreover, today different functions, despite residences, can be found in it. This firstly shows its ability to accommodate multitude of different uses and secondly led to the absence of functionalism of the city centre that characterized most of the European cities. There is no zoning as the ground floor and even the upper levels house all kind of other function, giving like this a more social character to ‘poly–katoikia’.

Today, in most of the European cities it is observed a tendency of building housing with as much as possible heterogeneity. Different apartments as in size as in internal organization and mixed functions are the goal, qualities that as we have seen urban ‘poly–katoikia’ has to offer. Its flexibility to house all kind of uses and the lack of another building typology led to this result that today we would say is quite successful.

Though, as we already said in the verification of hypothesis 2, in the process, through a more complete analysis, someone can conclude that the basic problems of these buildings are not on the level of the layout, but mainly have to do with their technical infrastructure. The main drawbacks have to do with the construction, the sound protection and the lack of public spaces.

Thus, the primary objective is the retrieval of acceptance of ‘poly– katoikia’ by its residents through its technical upgrading. Simply, it must win a new image in people’s minds. It is necessary to modernize these buildings. Usually the condition of ‘poly–katoikias’, that we must not forget that were built around half a century ago causes an annoyance. Looking more closely to the organization of space, we figure out that there is no need for dramatic changes. At the time they designed these ‘poly–katoikias’, living values were created from the purely functional way of thinking. The needs of that time called for solution of the problems by creating a strong density. Result of this action was the creation of practical spaces for someone to live.

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Re-design strategies To this point we will suggest general redesign strategies concerning issues of function, construction and technical performance and aesthetic of ‘poly–katoikia’.

Issues of function The terrace and the backyard are the only open common spaces of ‘poly–katoikia’. The terrace has a surface equivalent of the last floor, while in accordance with the building regulations; the backyard occupies the 30% of the surface of the plot. As we saw in the analysis of the four case studies, the space remains unused and has been deteriorated, since from the beginning was treated as a necessary balance square. In a way there was never reason for its organization something that have led to the creation of inaccessible areas without any specific function which on several occasions turned into rubbish dumps. Then, the terraces are also abandoned, full of antennas and solar water heaters with botched endings of staircase.

Initially, it is necessary the convenient access to these spaces. The terrace must be accessible to all residents and proportionately the backyard, which many times it is accessible only by residents of the ground floor or through the basement. Thus the termination of the staircase must allow the access to terrace and the access to the backyard must be clear from the entry.

The terrace is a free open space, very fortunate compared with the rest of the building. It has optical opens and unique views. Due to its position, away from the disturbances of the city, is very quiet. Thus, key is to find the motivations to be used by residents. Initially, the endings of the staircases and chimneys, the solar water heaters and the antennas should be organized in sections, so as to avoid their unregulated placement. They could be created permanent sitting angles with possibility of barbecue and playground areas for children.

The existence of a cover and green in terrace could create a pleasant micro–climate for residents.

The open space of the back side space, we could say that has in a way different character than this of terrace. We could describe it as an ‘introvert’ space. As we have seen, it can be usually found in the back side of the building without any contact to the road. Basic, thus, is to ensure access to it from the road, something that is mandatory in accordance with G. O. K. / 85. This naturally means that a section of the ground floor should be reorganized. Due to its position, backyard can be a quiet area where someone can rest and play while being in the centre of Athens. Thus a similar arrangement as in ter-

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race is necessary. As all the ‘poly–katoikias’ have an open uncovered space on the back side, their union of the same block could lead to a central region which could function as semi-public park for residents of surrounding ‘poly–katoikias’.

It had been made clear that the parking is one of the most important problems that have been faced. In few of the ‘poly–katoikias’ has been considered the existence of parking spaces. One possible solution would be the reform of the underground level into parking using the automatic system which makes the existence of ramp useless and much space can be profit. Of course this solution will create other problems as the storages should be removed. Thus, a great solutions would be the creation of a parking place underground the backyard and in the case of a union of the back spaces of all the ‘poly–katoikias’ there would be a possibility of the existence of efficient parking places. Of course, one again a reform of the ground floor would be necessary.

The underground level is mainly designed to serve secondary needs of residents. However, in many cases, legally or not, are altered into apartments for low income classes. In the analysis of the first case study, we highlighted the poor living conditions that something like this can create, since lighting and ventilation in these apartments are almost non–existent. Thus it is necessary, these apartments to be altered into places of common use or garages as we stated above.

Playrooms, laboratories or rooms of other activities could be found in that level or even in upper ones. In the past, the laundries was placed in the underground level but now are abandoned since each apartment has an individual washing machine. An idea could be to put them again in use and in those ‘poly–katoikias’ that there is no laundry, new ones could be included in the functional program.

About the layout we can suggest some general strategies but of course individual ones can take place, but this is can be, as we said, an option. Referring to the former analysis, the building typology of ‘poly–katoikia’ consists of diverse apartments in size and layout. This variety can be nothing else but an advantage, as today seems to be a goal of most architects. Every person is diverse so the apartments should be also. On the other hand, we saw that the household composition has been changed, a determinative factor. In many cases most of the apartments addressed to the traditional family of four persons or more. It is essential that the new profile of the buyers should be taken into account.

Attention should be given to the kitchen. Taking into consideration the new building regulations G. O. K. / 85 (pg. 20–21), the kitchen should be illuminated and ventilated by light pipes of at least 2 m2.

According to the old regulation, G. O. K. / 55, 1 m2 was enough. This means that if you want to achieve better qualities, the kitchen should

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be placed in a different position. Of course this can be faced individually for each building.

Issues of construction and technical performance Today, the postwar urban ‘poly–katoikias’ in the centre of Athens have come to the end of their original life cycle and stand in urgent need of conservation and reconstruction.

First of all, the seismic design protection of the constructions is of major importance and fundamental requirement, since Athens is eminently in earthquake zone, which means that all the postwar urban ‘poly–katoikias’ have been suffered from several earthquakes in the past. Thus, the seismic behavior of the structure has been decreased. The ‘poly–katoikias’ have been constructed according to different and previous Seismic Design Regulations that they do not comply with the current requirements. So firstly, it is important to evaluate if it is worthy to reconstruct a building concerning that the strengthening is very expensive and then, the second step, is to choose the appropriate method, since various and different ways and techniques of repairing and strengthening exist.

Secondly, solution should be given to the sound insulation problems that the postwar urban ‘poly–katoikias’ have to face. When they were built there was no official regulation since only in 1973 we have the first one. As we already mentioned, most of these building are located in the city centre next to big avenues. The separation between the quiet and noisy spaces has been achieved anyway in most cases.

We can recognize zones of quietness that include the private spaces standing most of the times on the back side of the building. Even though, the insulation of the walls and floors according to the minimal allowed rates of decibel is essential as well the sound insulation of the façade. This can be achieved by placing to the roof of balcony an absorbent material or by creating a more compact rail without changing, of course, the image of postwar ‘poly–katoikia’. Moreover, the use of double glasses and double frames could really give a solution.

Concerning the fire security, it seems that most of the ‘poly–katoikias’ have no so many problems. The period that these buildings were built, there were in effect some regulations that seem to be enough concerning the maximum distance of the escape passages.

On the other hand, probably there are no fire apartments something that should be taken into consideration and the lift should be replaced. For the last, strict regulations are already in effect, forcing for frequent checking. Of course, each building should be examine separately in order to verify which of the regulations are followed and which not and then decide what should be done. Finally, most of the ‘poly–katoikias’ lack of energetic fire safety, as automat fire tracing system and portable fire extinguisher.

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Moreover, as it is mentioned, the values, the needs and the lifestyle of the current residents have been changed. This means that everything should be modernized. The bathrooms and the kitchens should be renovated, providing all the up–to–date technical comforts to the residents. The hydraulic and electrical installations must be replaced and the heating and cooling installations should be changed.

Furthermore, we should not forget that the internet had become a necessity and a lot of people working at home. This creates the need of electric comforts.

Finally, it is known that all these building have been constructed n times when energy performance and environmental threats were not a problem. While the energy performance is necessary, the improvement of the existing buildings is technically a very difficult goal of huge investments. Anyway, according to the Directive 2002/91/EC of the European Parliament and Council on the energy efficiency of buildings is set to promote the improvement of energy performance; from 2009 each building should own an energy certification.

Issues of aesthetic Despite to all that we already proposed above, we think also about the aesthetic point of view of these buildings. They façades should be coloured and the frames must be modernized, something that is anyway obligatory for the better sound insulation. In general terms, they buildings must be renovated. In the past, during the preparation of the Olympic Games, most of the postwar ‘poly–katoikias’ which were standing in the main avenues have been renovated at the expense of the government. But, now a most organized and responsible effort should be take place.

We should close here this research by underlining the fact that in Athens, and in all Greece, because of the system of ‘antiparochi’, almost always each building has much more than one owners. This fact could make difficult the confrontation of the problem. Rarely, all the people would decide and be all able to afford to renewal of whole building at the same time. That’s why, besides, today each owner renovate just the interior of his apartment individually, ignoring the main substance of the building. Probably, this time, the government should take place to this matter and suggest corporate solutions.

After the presentation of all the data and the analysis of the current situation of the postwar urban ‘poly–katoikia’ in Athens, we think that we reached the goal that we had put in the beginning of this research thesis, that is to be able to propose some redesign strategies, and we hope that the reader had acquired an overall point of view about the unique Athenian building type.

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Annex Bibliography Illustration list

A. Andreas Athanasopoulos, Assistant general director, Eurobank EFG, Athens

1. Researches show that Greek people prefer to buy a house than rent it. According to your experience to what degree this is true?

It is absolutely true. Greece has the second higher rate of ownership in the European Union -15, after Spain.

1a. Why do you think this happens?

After the W.W. II, the investment in plots and houses was the best way of saving and protection of the fortune opposite the inflation. Additionally, for Greek people the possession of a residence is synonym of abundance. In general, in my opinion three are the main reasons for this condition.

1st buying a house is an investment 2nd demographic reasons, urbanization 3rd de-escalation of interest-rates

2. In which percentage the bank finances the purchase of residence?

The 80-90% is housing loans. Even those who have the money prefer to take a loan because is more economic. The banks made for some people the dream of buying a house comes true and there is also an increase of about 30-40 m2.

2a. Under which conditions the bank approves the loan?

The bank firstly surveys the real estate and then surveys the borrower.

3. Having the 5 categories of persons below could you put them in order from 1 to 5 based on their importance as purchasers?

A. elderly B. families C. new couples D. singles E. students

The main borrowers are those of the age 30 to 45.

A-4, B-2, C-1, D-3 and E-3

4. According to your experience, the majority of residences in Athens prefer to live in the city centre or in the suburbs?

After the Olympic works and the expansion of metro most people transfer to the centre even if the prices are higher now.

4a. In which regions of Athens there is the biggest demand in buying a house?

In the centre: Patisia, Pagkrati and Psiri.

Suburbs: Glyfada and western suburbs

5. More specific, in which region of Athens do they prefer to live the: A. elderly B. families C. new couples D. singles E. students

Patisia is a region for civil servants and economic immigrants, while in Pagkrati there are new constructions and Psiri is for alternative persons and people who have money and are more than 55 years old.

6. In your opinion, there would be an interest in buying an apartment in a redesigned apartment building built in the 50’s-60’s?

Sure. It would be cheaper so the main buyers would be probably financial motivated. Government must to do something because the next 20 years these areas would become ghettos.

7.

Parking is certainly one of the biggest problems here in Athens so we are led to the parking asset but I can not that is the main one.

Researches indicate that one of the main criteria of choosing a residence is the existence of the parking.

Can you confirm this?

7a. According to your experience, which are the three main criteria of choosing a residence?

1. Size

8. Today in Athens, which apartments are in the biggest demand, as long as it concerns their size in m2?

75-95 m2.

9. Do the buyers express any interest in existence of auxiliary rooms as a W.C., a storage and etc.?

Very much. House without a second bathroom is sold with very difficulty and storage is necessary.

10. Here in Athens the weather conditions are really good. What is the main concern of people who want to buy an apartment?

All are asking for balconies.

11. What percentage of people is interested in sustainable apartment buildings?

Complete ignorance. They know only the natural gas and this because of the increased price of rock oil.

2. Value

3. Location

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B. Konstantinos Tzaves, Managing director, Remax, Real Estates Market, Athens

1. Researches show that Greek people prefer to buy a house than rent it. According to your experience to what degree this is true?

It is certainly true. And the truth is that they buy more than one houses. According to researches, almost 60% express the wish to buy a residence in the future.

1a. Why do you think this happens?

Is the best investment. The rent is continuously increased while the interest-rate falls.

2. Having the 5 categories of persons below could you put them in order from 1 to 5 based on their importance as purchasers?

A. elderly B. families C. new couples D. singles E. students

Without any doubt the main buyers are the new couples. On the same time students have a really important role in the market. The parents prefer to buy the house than pay every single month. The singles in the age of 35 decide to buy a flat. The families mostly decide to change house and buy a bigger one, while the elderly is quite sure that they have bought one in the past.

3. According to your experience, the majority of residences in Athens prefer to live in the city centre or in the suburbs?

In both. It depends who are the buyers.

3a. In which regions of Athens there is the biggest demand in buying a house?

In the city centre and in the southern and northern suburbs.

4. More specific, in which region of Athens do they prefer to live the: A. elderly B. families C. new couples D. singles E. students

The students want to find a house to the region of Exarcheia and Patision. After the reconstruction of Alexandras Avenue, the area would be in great demand for families and new couples. Determinant would be also the placement of toll for the city centre. The singles want to be close to their job and to commercial centre so the commercial triangle is suitable for them.

5. In your opinion, there would be an interest in buying an apartment in a redesigned apartment building built in the 50’s-60’s?

For sure. These apartment buildings are in a big demand while they are in the heart of Athens. Because of their condition are also cheaper. We can not ignore, though, the fact that these buildings are really old and I don’t know if it is worthy to be redesigned. Maybe it is cheaper to build them from the beginning.

6. Researches indicate that one of the main criteria of choosing a residence is the existence of the parking.

Can you confirm this?

I could agree with this opinion, but I think that those who are looking for an apartment in the centre are aware of the problem so they do not even ask for it. If the have the economic ability they rent a place to the closest parking.

6a. According to your experience, which are the three main criteria of choosing a residence?

1. Location

7.

min 50 m2 and max 110 m2 . The most common is about 75 m2 to 85 m2.

Today in Athens, which apartments are in the biggest demand, as long as it concerns their size in m2?

2. Value

3. Commercial facilities

7a. Could you please describe me the most common apartment? Which is the most usual distribution of the square meters?

The meridian, square - shaped flats with big balconies and uniform living-room and dining-room are in much demand 2 bedrooms of 16 m2 each, kitchen, dining-room and living-room: 40 m2, bathroom and W.C.:4m2

8. In general those who are interested in buying an apartment, do they prefer small, middle or big rooms?

Most of the clients prefer middle size rooms but it is noticed that many families realize that their children when grow up use the room for sleeping but for studying too, so they change flat, looking for bigger rooms.

8a. In one research it is mentioned that people look for apartments with rooms of the same size. Can you confirm this?

They look for same size rooms especially when they have two children, but it is not a determinative factor of their choice.

9. Do the buyers express any interest in existence of auxiliary rooms as a W.C., a storage and etc.?

Nowadays it as datum that the flat has W.C. and storage. Of course it is the same with the students.

10. From your experience, which space of the apartment is more important for the buyers and usually pay more attention to it?

As I already mentioned, the clients look for a big uniform living room with big balconies.

11. In which level do you think is important for the buyers the existence of public spaces?

They really pay attention, but when they are interested for apartment buildings in the city centre they are aware of the problem, of the lack of public spaces.

12. Here in Athens the weather conditions are really good. What is the main concern of people who want to buy an apartment?

There are many people who look for meridian apartments that would be sunned all the day.

13. What percentage of people is interested in sustainable apartment buildings?

Really few people are aware of the sustainability. Now they are starting to be informed.

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C. Stratos Paradias, Lawyer, president of U.I.P.I, president of P.O.M.I.D.A. Hellenic Property Federal

1. Researches show that Greek people prefer to buy a house than rent it. According to your experience to what degree this is true?

It is a matter that really characterizes the grek society. Everyone wants to be the owner of the house. So even those that can not afford it, they get a loan for the bank in order to make their wish true.

1a. Why do you think this happens?

It is the best investment. It is in the mentality of Greek people. When they already have one, they look for buying a second one.

2. According to your experience, the majority of residences in Athens prefer to live in the city centre or in the suburbs?

Before 7-8 years was existed the tendency of buying a house in the suburbs. After the construction of METRO the people returned back to city centre and this will continue as Metro will be expanded to other region, as Kipseli and other regions too. Thus, the access to most of the region of the centre would be easier and faster.

3. In your opinion, there would be an interest in buying an apartment in a redesigned apartment building built in the 50’s-60’s?

This is a real problem that its solution would be extremely difficult. We, as a Federal Union, support the idea of preservation of the apartment buildings that constitutes examples of Greek architecture and we insist that we have to respect them. But unfortunately, during those years a lot of apartment buildings were built without paying any attention to the quality and it was a matter only of gaining money. So we can imagine that some of these buildings would be better to be replaced from new ones.

4. Do certain energies take place for facing the prob lem?

Until now nothing official. Before certain months, 43 householders from next apartment buildings came in agreement with a construction company with a view to demolish their apartments and in the same point a new building be built offering to them the exactly same square meters but much better conditions of living.

Something that naturally did not realised because of procedural reasons.In general it is true that exists unwillingness of collaboration between the residents with the result each one acts spontaneous.

5. In your opinion which region of Athens has the biggest problem for the moment?

For the moment, the region of Kipseli has the biggest problem. There are apartment buildings built before 50 years and they do not correspond in the antiseismic rules. Thus henceforth we speak about a matter of safety. As long as the time passes the problem will become always bigger. Today in many of these blocks of flats are living old persons and foreigners that are indifferent to this situation.

We should not also forget that a lot of the apartment buildings have been built round the basic avenues. All these do not have spaces for parking, a matter in which it should be immediately a solution given.

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D. Tasos Rousounelos, Director and proprietor, Rousounelos construction company, Athens

1. Researches show that Greek people prefer to buy a house than rent it. According to your experience to what degree this is true?

Before the 60’s we could say that the 75% were tenants and only the 25% were owners. Today this had changed. About 80-82% is owners.

1a. Why do you think this happens?

Because it is a really good investment. The rate of the landed property goes always up even if the inflation remains the same or goes down.

2. Having the 5 categories of persons below could you put them in order from 1 to 5 based on their importance as purchasers?

A. elderly B. families C. new couples D. singles E. students

7 out of 10 clients are those who have already a job and they want to make a family. So the main buyers are the new couples. Thus, the order is: 1-C, 2- B, 3-D, 4-A and 5-E. To the categories that you mentioned I would add also this of the émigrés as it consists the 10-15% of our clients.

3. According to your experience, the majority of residences in Athens prefer to live in the city centre or in the suburbs?

Certain years ago existed the tendency of buying a house in the suburbs. Nowadays this had changed. There is a big demand of purchase in the city centre.

3a. In which regions of Athens there is the biggest demand in buying a house?

In the western suburbs as well as in centre of Athens.

4. More specific, in which region of Athens do they prefer to live the: A. elderly B. families C. new couples D. singles E. students

Most of the people decide according to where their job is and to where they grew up. This is one really important factor. It is true that the students and the singles prefer to live in the centre while the elderly try to remove to the suburbs. The new couples try to find something in the centre that it also convenient for them and their children.

5. In your opinion, there would be an interest in buying an apartment in a redesigned apartment building built in the 50’s-60’s?

People nowadays look for good and new constructions but there is also a big demand in the centre so if the redesigned building can offer good quality of life, why not.

6. Researches indicate that one of the main criteria of choosing a residence is the existence of the parking.

Can you confirm this?

I totally agree and I would say that they ask for two spaces not only one!

6a. According to your experience, which are the three main criteria of choosing a residence?

1. Value

7.

In the western suburbs the most common apartments are those of 45-80 m2.

Today in Athens, which apartments are in the biggest demand, as long as it concerns their size in m2?

2. Location

3. Quality of construction

7a. Could you please describe me the most common apartment? Which is the most usual distribution of the square meters?

50% for the private spaces (bedroom/s and bathroom) and the other 50% for the common spaces (living - room, kitchen, dining - room and extra W.C when it is possible). More specific 2 bedrooms: 26 m2 (13 m2 each) and a bathroom: 4m2 kitchen and dining - room: 18 m2 and living - room: 12m2

8. In general those who are interested in buying an apartment, do they prefer small, middle or big rooms?

Exists a preference as for the rooms of middle size. About 12-14 m2.

8a. In one research it is mentioned that people look for apartments with rooms of the same size. Can you confirm this?

Yes. They want as much as possible similar rooms but not always. I could say that there is a satisfactory percentage that has this demand.

9. Do the buyers express any interest in existence of auxiliary rooms as a W.C., a storage and etc.?

Certainly! A W.C. for the quests is always useful and is something that almost all the clients look for.

10. From your experience, which space of the apartment is more important for the buyers and usually pay more attention to it?

They generally interest for the entire apartment. From side to side rooms with big balconies. They pay a lot of attention to the communal spaces.

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Bibliography

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Books Anastasia Paschou, Gebäudetzpologie der Grossstadt: eine Analzse der Griechishen Metropole Athen, ETH, Nachdiplomstudium Architectur, 2001–2002.

Andreas Angelidakis, ‘‘The ‘Balconization of the Greek City’’, in: ΔOMĒΣ International Review of Architecture 03 08, Collective Housing III, pg. 64–65.

Andreas Giacumacatos, “Architecture of the 20th Century in Greece- Self-creation and otherness”, in: Architecture in Greece 34/2000, pg. 90–130.

Association of civil engineers in Greece, EAK 2000 Greek Resistant Regulation 2000, OASP, Athens, 2001.

Aspa Gospodini – Ilias Beriatos, The new urban landscapes and the Greek city, 1st edition, Kritiki press, Athens, 2006.

A. I. Kappos – G. G. Penelis, Seismic construction of concrete, Ziti press, Thessalonica, 1990.

A. Newman , Structural Renovation of Buildings: Methods, Details and Design Examples, McGraw–Hill Companies, Inc., New York, 2001.

Charalampos A. Sfaellos, The residence in Greece - The raelisations in the private sector, Athens, 1975.

Dimitris Filippidis, Modern Greek Architecture, Melissa press, Athens, 1984 Helen Fessas – Emmanouil, essays on NEOHELLENIC ARCHITECTURE, Typos Hellas, Athens, 2001.

Dimitris Kontargyris, ‘‘The Suspended Consolidation of the Athenian Apartment Block Type in the First Post–War Decade (1945–1955)’’, in: ΔOMĒΣ International Review of Architecture 01 06, Collective Housing I, pg. 104–113.

Hellmuth Sting, Grundrißatlas Wohnungsbau – Floor Plan Atlas Housing, Birkhäuser, Basel, Switzerland, 1997.

Konstantinos Spyrakos, Strengthening structures for seismic loads, Technical Camper of Greece T.E.E, Athens, 2004.

Manolis Tzekakis – Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica, 1986.

Manolis V. Maramaras, The urban polykatoikia of the interwar Athens, Cultural technological Institution ETBA, Athens, 1991.

Maro Karamitsi-Adami, ‘‘Housing Block ‘Chara’, Athens, 1958-1960’’, in: ΔOMĒΣ International Review of Architecture 02 06, Collective Housing II, pg. 114-121 Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence: tendencies and investing opportunities, Sakkoula press, Athens – Thessaloniki, 2007.

Orestis Doumanis, Post-war Architecture in Greece, Arxitektonika themata, Athens, 1984 Papaioannou I. – Vasilikioti E., The residence in Greece - National activity, Technical Camper of Greece T.E.E, Athens, 1975.

Panos Dragonas, ‘‘The Suspended Stride of the Athenian Polykatoikia’’, in: ΔOMĒΣ International Review of Architecture 03 08, Collective Housing III, pg. 66–71.

Richard Woditsch, ‘‘From Thinging with to Thinking of the Polykatoikia’’, in: ΔOMĒΣ International Review of Architecture 03 08, Collective Housing III, pg. 46–51.

Savvas Condaratos, “Greek architecture. From the dominance of modernism to the infiltration of post-modern tendencies”, in: Architecture in Greece 20/1986, pg. 63–67.

Savvas Condaratos – Wilfried Wang, Greece – The architecture of the 20th century, Greek institute of architecture /Deutsches Architektur - Museum/Prestel, Munich, London, New York, Athens, 2000.

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> Stratos Paradias, “P.O.M.I.D.A. at the 2nd International Conference of Real Estate’’, in: The news of owners, issue 81, Athens, 2007, pg. 14–15. > Thimios Papagiannis, “Greek Architecture in 60s’ and 90s’ ”, in: Architecture in Greece 34/2000, pg. 21. > Wolfgang Förster, Housing in 20th and 21st Centuries – Wohnen im 20. und 21.

Jahrhundert, Prestel, München, Berlin, London, New York. > Yannis Aesopos – Yorgos Simeoforidis, Landscapes of modernisation – Greek Architecture 1960s and 1990s, METAPOLIS press, Athens, 1999. > Yannis Aesopos, Yorgos Simeoforidis, The contemporary Greek city , METAPOLIS press, Athens, 2001. fsd fs Websites ¬ www.capital.gr: Yannis Revithis, ‘‘What changes in housing market in the next decade’’, (07.10.07) ¬ www.episkeves.civil.upatras.gr: Georgia Teli, “Strengthening structure with addition of truss systems inside frames”, (06.03.08). ¬ www.episkeves.civil.upatras.gr: Spyros Spathis – Vasilis Drosos, “Strengthening columns with FRP for seismic loads”, (06.03.08). ¬ www.utopia.duth.gr: “Strengthening construction of reinforced concrete with the method of seismic insulation”, (06.03.08). ¬ www.episkeves.civil.upatras.gr: Stephanos Dritsos, “Redesign existing structures”, (06.03.08). ¬ www.eurobank.gr/research (23.11.07) ¬ www.oasp.gr (14.02.08) ¬ www.pomida.gr Hellenic Property Federal (P.O.M.I.D.A.), ‘‘Research for the rented residence’’, sample: 1054 households, Athens, 2005, (01.11.07) ¬ www.remax-greece.com (12.10.07)

Research ~ Epaminondas Panas, professor, Economic University of Athens, department of statistics, Characteristic of Purchase of Residence: Review Research, sample: 1000 households, Athens, 2007

— — — — —

Regulations 30.09.1955, 09.06.1973, 14.10.1977, 18.12.1985, 19.02.1986,

FEK 266A’ FEK 124A’ FEK 315A’ FEK 210A’ FEK 24B’

— 18.11.1986, FEK 796B’ — 17.02.1988, FEK 32A’ — 13.06.2000

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‘General Building Regulation’.

‘General Building Regulation’.

‘Building sound insulation’.

‘General Building Regulation’.

‘Ventilation and illumination of spaces of main and auxiliary use’.

‘Strengthening of existing buildings’.

‘Regulation for building fire safety’.

‘General Building Regulation’.

Illustration list

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Figures 1. Density in Athens (1928–2001) www.answers.com/topic/Athens, (12.10.07) 2. Panoramic view of Athens www.flickr.com/photos, (17.10.07) 11. AIR–BONE STREET NOISE Manolis Tzekakis – Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica, 1986, pg. 36.

14. Gravity of factors of residence choice www.episkeves.civil.upatras.gr, Georgia Teli, “Strengthening structure with addition of truss systems inside frames”, (06.03.08).

15. Addition of walls inside the frame Konstantinos Spyrakos, Strengthening structures for seismic loads, Technical amper of Greece T.E.E, Athens, 2004, cover.

16. Reinforced concrete jacket Konstantinos Spyrakos, Strengthening structures for seismic loads, Technical amper of Greece T.E.E, Athens, 2004, pg. 8.

17. Fiber reinforced polymer composites www.episkeves.civil.upatras.gr: Spyros Spathis – Vasilis Drosos, “Strengthening columns with FRP for seismic loads”, (06.03.08).

18. Bearings www.utopia.duth.gr: “Strengthening construction of reinforced concrete with the method of seismic insulation”, (06.03.08).

39. Façade–original design From the personal file of Stefanos Calligas, son of Alexandros Calligas 39. Façade–original design From the personal file of Ioannis Vikelas

pg. 16 pg. 22 pg. 35

pg. 43

pg. 44

pg. 44

pg. 45

pg. 45

pg. 70 pg. 78

* The figures 3, 4, 5, 6, 7, 8, 9, 10, 12, 13, have been drawn by the author. * All the non–mentioned figures (photographs), belong to the author’s personal file. * All the plans that have been presented to the analysis of the four case studies on Chapter 3, have been drawn by the author according to the original.

Diagrams — 1. Ownership arrangement pg. 22 Epaminondas Panas, professor, Economic University of Athens, department of statistics, Characteristic of Purchase of Residence: Review Research, sample: 1000 households, Athens, 2007 — 2. Factors of residence purchase pg. 22 Epaminondas Panas, professor, Economic University of Athens, department of statistics, Characteristic of Purchase of Residence: Review Research, sample: 1000 households, Athens, 2007 — 3. Factors of changing residence pg. 22 Epaminondas Panas, professor, Economic University of Athens, department of statistics, Characteristic of Purchase of Residence: Review Research, sample: 1000 households, Athens, 2007

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— 4.

Gravity of factors of residence choice Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence, Sakkoula press, Athens–Thessaloniki, 2007, pg. 74.

— 5. Gravity of factors of residence choice in relation to residence purchase Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence, Sakkoula press, Athens–Thessaloniki, 2007, pg. 75.

— 6. Type of residence www.pomida.gr, (01.11.07) — 7. Size of residence www.pomida.gr, (01.11.07) — 8. Persons per apartment www.pomida.gr, (01.11.07) — 9. Profile of the average buyer Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence, Sakkoula press, Athens–Thessaloniki, 2007, pg. 78–79.

— 10. Geographic distribution of demand of residence Nikolaos V. Karamouzis & Gkikas A. Chardouvelis, Purchase of a residence, Sakkoula press, Athens–Thessaloniki, 2007, pg. 77.

— 11. Strategies of strengthening www.episkeves.civil.upatras.gr: Stephanos Dritsos, “Redesign existing structures”, (06.03.08).

Tables ¬ 1. Indicators of fire resistance ‘Regulation of building fire safety’, 17.02.1988, FEK 32A’ ¬ 2. Noise control of residence Manolis Tzekakis – Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica, 1986, pg. 54. ¬ 3. Classification of spaces based on the noise that cause and the requirement for quietness Manolis Tzekakis – Nikos Tsinikas, Urban protection, University Studio Press A.E., Thessalonica, 1986, pg. 88.

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