SQUARE PEG IN A ROUND HOLE Innovation in European Housing and the opportunities for the UK
BY LOUISE CANNON 2014 Clore Social Leadership Fellow @louise4change Louisecannon@unltd.org.uk
002 | ACKNOWLEDGEMENTS I would like to thank those who generously contributed to this paper including Steve Cole, National Housing Federation, Kate Braithwaite MBE, UnLtd, Derek Logie, Rural Housing Scotland and Clore Social Fellow Maria Adebowale of the Living Space Project. Each has contributed their expertise and insight with regard to the challenges and opportunities posed by each of the case studies explored in this research and as such have helped to enrich and broaden my perspective on the subject matter and the challenges and opportunities for us to address. Thank you to the Clore Social Leadership Programme, team, and my specialist funder the Resolution Foundation for the opportunity to undertake this research and UnLtd, The Foundation for Social Entrepreneurs who have been so encouraging of the fellowship during this period. I would finally like to thank the Matrix Housing Partnership and Trident Social Investment Group for the opportunity to travel to Freiburg which initially inspired this paper. A special thanks to Katie Wharton for lending her superb design skills to give this paper it’s finishing touches. I would finally like to acknowledge the City of Freiburg and the City of Copenhagen for their support and contributions and to photographer ©Denis Guzzo and associate Katie Kershaw (TSIG Board) for allowing me to use some of their images.
THE FELLOWSHIP
This research report is published as part of the Clore Social Fellowship. As part of the Clore Social Leadership Programme, each Fellow is required to undertake a piece of practice-based research. The purpose of the research is to help develop Fellows’ skills as critical users of research, and to help develop the evidence base for the sector as a whole. The research focus, methodology and output are all chosen by the Fellow
THE AUTHOR
Louise is an Award Manager at UnLtd, the Foundation for Social Entrepreneurs, supporting social entrepreneurs to start up and grow including establishing a pilot innovation fund to support social entrepreneurs to build resilience in housing. She is also currently a trustee of Trident Reach the People Charity and a board member of Trident Social Investment Group (TSIG). Having personal experience of homelessness Louise has also previously worked within Housing for a number of years, both supporting homeless people and assessing homeless applications witnessing the need for accommodation and the demands on resources faced by local authorities.
003 | INTRODUCTION
The UK is in the grip of a contemporary housing crisis, one in which we are unable to accommodate increasing numbers of people in need. There are now nearly nine million renters in the UK living in Private Rented Accommodation including 1.3 million families with children. This can mean instability; soaring rents, hidden fees and one third of privately rented homes fail to meet Decent Homes Standards. Despite official headline homelessness figures leveling off local authority reporting is unreliable as councils choose whether to undertake a homelessness count and where they do not are able to estimate what the levels of rough sleeping is for their area. Comparing the major cities in England outside of London demonstrates the disparity in reporting with 258 authorities estimated figures against 35 actual counts.
Actual Count
Bristol
Nottingham
Brighton & hove
Leeds
Manchester
Bradford
Oxford
Birmingham
Liverpool
Estimate
Data taken DCLG Rough Sleeping in England Official Stats from autumn 2014 count carried out between1st October and 30th November. During 2014 (Jan-Dec) 110,580 applications were made to local authorities in England under the 1996 housing act 53,230 of which were accepted as homeless and owed a duty. More concerning is that on average 18% (of the total number of applications) were, in addition to those accepted and owed a duty, accepted as homeless but owed no duty. At any one time in 2014 an average of 60,265 households were in temporary accommodation awaiting placement in a settled home.1
1. Average taken from numbers of households reported as living in temporary accommodation at the end of each quarter for 2014 from DCLG Statutory Homeless Figures.
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004 | INTRODUCTION
A study in 2014 by the Resolution Foundation found that over 1 million working households spend over half their net income on housing with a 29% chance of you being one of these people if you are in the lowest net income quartile, and the majority of those people were working.2 We should consider that the needs are not only immediate but complex, we live within an ageing population in which the percentage of the population aged 65 and over is projected to increase by between one fifth and one quarter in all regions by mid-20223, creating a challenge in supporting this ageing population to remain independent for longer. Despite the evident political will to build more, much needed housing stock, government is failing to initiate future-proof plans that enable communities to co-create and build new neighbourhoods and homes that they want to live in and that adapt to both challenges of climate change, a changing society and the need to respond to an ageing population. There are lessons and opportunities for us to respond to in order that we are able to build homes to not only deal with the current demand but also to respond to future challenges. Through my work with UnLtd, TSIG and this fellowship I have witnessed new approaches in Europe that will be explored in more detail in this paper along with recommendations for local authorities and policy makers for changing the trajectory of the housing market.
Case Studies: 1. Copenhagen; The Liveable City 2. Freiburg; A Green Exemplar 3. The Netherlands; A Regulatory Equilibrium
2. Resolution Foundation Publication ‘The Housing Pinched: Understanding which households spend the most on housing costs’ Laura Gardiner 2014 http://www.resolutionfoundation.org/publications/housing-pinched-understandinghouseholds-spend-housing-costs/ 3. ONS Subnational Population Projections, 2012 based projections
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COPENHAGEN THE LIVEABLE CITY
006 | COPENHAGEN – THE LIVEABLE CITY INTRODUCTION
Undermined by its own success the city is far more than its beautiful architecture, envious location on the harbour and being a city for cyclists. Copenhagen is the Capital of Denmark and its most populous city at 758,3084 (2015) (Official Website of Denmark) up from 695,978 in 2010. Famed for the use of cycles to get across the city, the 2014 bicycle account shows that 45% of all journeys to places of work or education in Copenhagen are made by bicycle5 (City of Copenhagen, 2014). The city even clears the bicycle paths from snow before the roads to encourage and increase usage. This demonstration of the commitment to making a city better for walking and cycling and it’s working, with 70% of regular cyclists doing so all year round, come rain, shine, or snow. This represents an impressive increase of 25% in two years. Copenhageners excel in combining the cities growth with sustainable development and quality of life, recognised in its 2014 award of European Green Capital. With ambitious targets to become carbon neutral by 2025 and an estimated 75% of the CO2 reductions coming from initiatives relative to the increase share of renewable energy in the city’s district heating Copenhagen has made its ambition to become an ecometropolis clear. This case study takes a city wide view exploring the strategic visioning and civic engagement in sustainability measures from a city where consideration for people and the environment is so deeply woven into the culture nothing less than a city-wide approach would deliver the understanding of how this vision is being realised.
INTERGRATING CLIMATE INTO ENERGY SUPPLY
375, 000 TONNES CO² PER YEAR
GREENER TRANSPORT
50, 000 TONNES CO² PER YEAR
ENERGY EFFICIENT BUILDINGS
50, 000 TONNES CO² PER YEAR
COPENHAGENERS AND CLIMATE
20, 000 TONNES CO² PER YEAR
CLIMATE IN URBAN DEVELOPEMENT
5000 TONNES CO² PER YEAR
ADAPTING TO THE FUTURE CLIMATE
4. http://denmark.dk/en/quick-facts/facts/ 5. City of Copenhagen Bicycle Account 2014
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007 | COPENHAGEN – THE LIVEABLE CITY HISTORY
Following the occupation of German troops during the Second World War, Copenhagen’s city development has grown significantly since the introduction of the 1948 plan for Copenhagen. The plan encouraged development along the radial railway lines with wedges of open space between them. A well-known diagram superimposes the outline of a hand over the area of the existing and planned development known as the ‘finger plan’. The Finger Plan has been extensively developed in order to respond to population growth and the introduction of the Öresund Bridge which opened on 1 July 2000 and connects Copenhagen to Malmö. The 3 billion Öresund Bridge carries road and rail traffic between the two cities via the Copenhagen Katsrup international airport. In recent history the city has adopted a vision for the city founded on the belief that it should ‘Consider Urban Life, before Urban Space, and consider Urban Space before buildings.’
‘CONSIDER URBAN LIFE, BEFORE URBAN SPACE, AND CONSIDER URBAN SPACE BEFORE BUILDINGS’
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008 | COPENHAGEN – THE LIVEABLE CITY CITY ADMINISTRATION AS AN ENABLER
The municipality has a good understanding of what Copenhageners want in and from their city determined from the Urban Life account that they conducted yearly from 2010 to 2013 and will now take place every two years. This survey determines what is important and allows the municipality to ensure that it is working for the people. They have also appointed a city architect, Tina Saaby, who oversees and co-ordinates the large scale development and implementation of the city vision. Tina works in an advisory capacity and is uniquely able to disagree with developers, colleagues and politicians alike where necessary in order to fulfill the vision for the city as determined by its people. They adopt a Placemaking approach within a flexible Master-plan and have a refreshing ability to realise their vision overcoming boundaries with creativity. They are ambitious in their approach choosing not just quick wins but making the hard choices, the redevelopment of Vester Volgade in 2013 and investment in the Serpent Bridge being just two examples. The city administration is also planning their most ambitious sustainable development in the Nordhavn District over the coming years. Vester Volgade is a central shopping promenade and in 2013 this street was upgraded to make it a more pleasant area for visitors and meeting. They did this by increasing the accessibility for pedestrian users and limiting vehicle access. Once a main and very busy traffic artery in central Copenhagen this was a significant statement, reducing car lanes from four to two and creating instead wide cycles lanes along with the installation of trees and outdoor seating to invite people to visit and stay.
The serpent bridge (pictured below) connects Vesterbro to Islandsbrygge at a cost of around DKK 32 m the bridge removed the need for cyclists having to lug their cycles up the steps of the Fisketorvet shopping centre. A 2014 count shows average weekday users at 11,500. The serpent bridge signifies the investment the city is making in response to its citizen’s needs. Nordhavn District is an ambitious sustainable development planned over the next 40-50 years spanning approximately 300 hectares and will provide a testing bed for new green technologies and provide homes for around 40,000 residents. The motto for the development is ‘sustainable city of the future’ with the word sustainable referring not only to the environmental responsibility of the development but six key sub-points for the overall vision. The themes are: Islets and Canals, Identity and Cultural Traces, Five Minute City, Blue and Green City, CO2 Friendly City and Intelligent Grid. There is a division of the concept into eleven islets each with its own identity and divided by canals. The vision is to create an accessible city within easy reach of green and blue spaces, sensitive to its environment and of its history and enriching its future. It also considers the resilience and adaptability required to respond to the inevitable changes within the city over the development period and as a result of environmental and social influencers.
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009 | COPENHAGEN – THE LIVEABLE CITY The Nordhavn Islets, with a canal boundary will have
of the harbour front as an invitation to all to play and calling
their own identity in which residents should be within
the installation ‘art’ enabled them to overcome health and
easy reach of water creating the vision of the Blue
safety restrictions that would have otherwise prevented it.
and Green City. The Identity and cultural traces will be actively promoted in the new development allowing for
They also have huge regard for investing in the long
local flora and fauna as the basis for local green spaces,
term, placing teams in locations across the city that are
incorporating existing road systems and historically
identified as requiring changes, physically or regarding
valuable buildings. Plans for the new district are based
imbalances of the demographic make-up for up to 5
on a dense plan enabling quick, local access to services,
years ensuring that they can truly understand the needs
green space, workplaces and institutions and shops
and challenges of the community before they look to
achieving the vision of a five minute city. Close city =
create the spaces for change.
short distances = reduced energy consumption. This will be achieved through overhead metro lines and bicycle
Recent reports in the UK by the Joseph Rowntree
lanes intended to not only increase the speed of travel
Foundation demonstrate the severe implications and
but to make sustainable transport modes more visible.
risks of increasing loneliness and isolation in the UK, particularly amongst older people. Copenhagen have
Nordhavn will achieve CO2 reduction targets by
recognised the value in creating spaces that invite
connecting to the existing energy efficient district
people to spend time, enjoy the city, observe as well as
heating system; in addition they will incorporate the
creating an invitation to engage. The city has purposefully
use of biofuels extracted from locally available Sea
implemented Public Spaces at a Human Scale, carefully
Lettuce, install wind turbines, use geothermal energy
designed to allow people to sit, enjoy and engage
and build low-energy homes with the use of sewage
regardless of age because they design for children
water in toilets. Incorporated within Nordhavn’s vision
and the elderly so as to meet the needs of all. On the
is the intelligent grid system which takes a view that
Gehl study of Public Life a greater understanding of the
the development process will never cease allowing for
population’s movement and use of space, in conjunction
flexibility in appearance and function over time in order to
with comparable data sets means that spaces can be
meet the challenges ahead.
created that allow people to feel invited to use the space.
Although Copenhagen city has ambition, the focus
“What attracts people most, it would appear, is other
is on the outcomes for people and rightly it is not just
people” William H. Whyte
scalable solutions where the city realises its vision. Tina describes the installation of a trampoline along the path
‘WHAT ATTRACTS PEOPLE MOST, IT WOULD APPEAR, IS OTHER PEOPLE’ William H. Whyte
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0010 |
COPENHAGEN – THE LIVEABLE CITY
ENVIRONMENTAL SUSTAINABILITY AND RESILIENCE PLANNING
In Copenhagen, recycling waste heat results in 655,000 tons of CO₂emissions reduction and displaces 1.4 million barrels of oil annually6 (Thornton, 2009). The new Amager waste incineration plant just outside the centre reflects improved emissions. Copenhagen is powered by the largest district heating system in Denmark which currently meets 98% of the city’s heat demands. In 2007 the city set 13 targets for Copenhagen to become the World’s Eco-Metropolis by 2015. The targets for CO2 reduction, access to green and blue areas and the removal of waste in public streets have already been achieved (City of Copenhagen).7 The city has released a report to highlight progress and identified areas where investment and energy is required to meet targets. The City of Copenhagen has also become home to the UN regional offices, noteworthy for their award winning Platinum certification from Leadership in Energy and Environmental Design (LEED). The building comprises Solar PV (1,400 panels) Rainwater tanks and a seawater cooling system. The innovative design and system integration mean that the building can be opened and closed to trap or reflect heat from the sun. The development of such an ambitiously sustainable building so integrated with the vision for the city demonstrates the power of influence the city has achieved.
CO2 EMISSIONS REDUCTION TARGET
RENEWABLE ENERGY AND/ OR EFFICIENCY TARGET
DISTRICT ENERGY REL ATED GOALS
FEATURES
20% by 2015 (from 2005 base)
By 2025: 100% renewable energy supply, 20% reduction in heat demand, 20% reduction in power consumption in commercial/service companies
By 2025, 100% share of renewable energy and waste incineration heat in the district heating system up from 35% today)
Carbon-neutral target
Carbon–neutral by 2025
District heating systems/ CHP as cornerstone of energy policy to integrate renewables
By 2016, ban oil-fired installations in existing buildings where district heating is available
6. http://unep.org/energy/portals/50177/DES_District_Energy_Report_full_02_d.pdf 7. City of Copenhagen http://kk.sites.itera.dk/apps/kk_pub2/pdf/674_CFbnhMePZr.pdf
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0011 |
COPENHAGEN – THE LIVEABLE CITY
BUILDING BY DESIGN
As a part of my study visit to Copenhagen I spent some time with Gelh Architects founded by renowned architects Jan Gehl and Helle Søholt in order to discover whether and how design influences and impacts people. Gehl operate with a reverence for nature and a respect for people and their designs advocate for the Human Dimension of design and architecture within public space, a people first approach. Model developments and plans represent developments from an Arial view, however, unless you are in a planewhat good is that? Gehl Architects design to the Human Scale, a concept of observing the use of public space, and considering life and space before buildings, creating visually interesting and inviting spaces that welcome people to engage and observe. It’s not just about designing spaces that look good, although this is a derivative; research demonstrates that where we live can impact on our health and wellbeing. A recent Guardian8 (Guardian, 15) article highlighted a study in Barcelona which discovered that access to green space positively impacted upon schoolchildren’s memory and attentiveness during learning; properties on streets with trees sell on average for more than those that don’t9 (TANAKA, 2013). Biophelia hypothesis also suggests there may be an instinctive bond between human beings and living systems. The New Economics Foundation (NEF) also conducted research resulting in the 5 ways of wellbeing report highlighting the importance of being connected, being active, taking notice, keeping learning and ‘giving’. Two of which can be strongly connected to a sense of place and being. The ability through space to connect and engage with others, as well as the cities investment in sustainable transport models demonstrate Copenhagen’s ability to equip and encourage wellbeing in its citizens. The city of Copenhagen used Jan’s studies to influence Urban Policies and the city became an urban experiment, building and creating public spaces to the Human Scale, building for quality, resilience, ecological sensitivity and enhancement. Danish Building Code10 is some of the most stringent with conditions that buildings must be constructed so as to avoid unnecessary energy consumption for heating, hot water, cooling, ventilation and lighting whilst at the same time achieving healthy conditions. The same applies to conversions and any other significant variations to buildings.
8. The Guardian http://www.theguardian.com/environment/2015/jun/15/green-spaces-improve-school-childrensmental-development-study-finds 9. 2013, TANAKA http://www.wsj.com/articles/SB10001424052702303722604579113230353966564 10. Danish Building Code http://bygningsreglementet.dk/file/155699/BR10_ENGLISH.pdf
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COPENHAGEN – THE LIVEABLE CITY
RENEWABLES
The city of Copenhagen has committed to becoming Carbon Neutral by 2025 and a test-bed and living lab for green innovations and solutions. In 2014 the city opened the Copenhagen solutions lab as the municipality’s platform for developing smart solutions for green growth, innovation and quality of life. Denmark became the first country to establish an offshore wind farm, 20 years ago. Today, there are now 12 offshore wind farms and one under construction 11. (Official Website of Denmark) Although the presence of offshore wind turbines is very obvious It is not just the wind that Copenhagen is harnessing, as a harbour city, geothermal energy, solar PV and harnessing natural resources, both as fuels and as resources such as championing local food production make up the network of resilience in energy reduction, production and re-use.
TRANSPORT
The sheer volume of cycles in Copenhagen is extraordinary yet not surprising, the two pronged approach to the development of the cities cycling habits attending to both ‘hardware’ (Infrastructures such as cycle lanes and bridges) and ‘software’ (maintenance, education and snow ploughing cycle lanes first) mean that much of the city is not only accessible to cyclists but also attractive and quicker. In 2007 Copenhagen introduced the ‘Green Wave’ for cyclists travelling through the city. Initially starting in Nørrebrogade and since then, the concept has spread throughout the main arteries of the city. The Green Wave works on the concept of cyclist travelling at an average speed of 20km/h in which they would encounter only green lights. During rush hours into the city in the morning and out of the city of an evening the Green Wave means that cyclists should not have to stop moving, rapidly increasing journey times. Accessibility for cyclists also extends to public and private transport systems with the introducing of large compartments of train carriages for the transport of cycles and a rule introduced that taxi’s should have bike racks fitted to vehicles to allow people to cycle to work and choose to taxi home if they decide to have a drink afterwards or prefer not to cycle home.
11. An ocean of Wind Turbines http://denmark.dk/en/green-living/wind-energy/an-ocean-of-wind-turbines/
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COPENHAGEN – THE LIVEABLE CITY
FORESIGHT
Copenhagen has transitioned from a sustainable city to one which now aspires to eco-metropolis status, a Blue and Green City for the people considering life before space, and space before buildings. Copenhagen’s ability to respond, challenge and experiment justifies its world status as a leader in innovation and livability. The new focus on visioning the future for the city and its experimental and flexible approach to the new Nordhavn district provide a living experiment from which we can learn. I admire the city for its commitment in responding to the environmental impact of people in the context of the 21st century and planning for resilience for the challenges ahead. The municipality has developed a framework for driving social and environmental change and sustainability making a very clear and ambitious statement about its aims whilst providing clear provision for accountability and challenge to and by its people. They are not afraid of experimentation, risk and view the long term objectives with huge regard for people who are at the heart of their decisions.
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FREIBURG A GREEN EXEMPLAR
0015 |
FREIBURG – A GREEN EXEMPL AR
INTRODUCTION
It is with some justification that Freiburg is internationally renowned as the greenest city in Europe. With enviable and ambitious climate targets, a clear vision for the future and citizen buy-in, the area is excelling in carbon reduction, green energy and sustainable housing making it a popular area for residents and visitors. This case study provides the lessons learned from a study visit undertaken to Freiburg, Germany in September 2014 and subsequent desk based research. In addition to the city commitments to sustainability this case study focuses on two districts within the city of Freiburg, Vauban and Rieselfeld.
A NUCLEAR HISTORY
Freiburg, a city in south-west Germany has a population of around 230,000 and is Germany’s sunniest and warmest city. It sits in the region to the western edge of the Black Forest in the upper Rhine Plain and straddles the Dreisam river. A university city, Freiburg has evolved from mining to become a cultural centre for the arts and sciences. The city’s journey to sustainability started when the community rallied against plans for the Whyl nuclear plant in the 1970’s. The strong objection to the planned nuclear plant provided a catalyst for the policy developments and initiatives documented in the timeline.
FREIBURG SQUARE, KERSHAW, K 2014
What is difficult to document is the uniqueness of the area, not just in the natural beauty provided by the surrounding forest and beautiful architectural market town but the lack of noise pollution as a result of low car ownership and fantastic transport links. The commitment to, and impact of resident led developments and the recognition that without high standards with regard to reducing the carbon footprint of cities the results are not just environmental but impact on quality of life too. The two areas this study focusses on are Vauban and Rieselfeld: Vauban is a former military barracks built in 1938, which has since the 1990s been converted into a new city district with an internationally renowned sustainable residential development and a very special quality of life. Rieselfeld is Freiburg’s biggest new district with up to 12,000 inhabitants, built on former waste water fields. Rieselfeld is a district with exemplary local planning, management, participatory architecture and design located in the west of Freiburg.
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FREIBURG – A GREEN EXEMPL AR
1975
Resistance to Whyl nuclear plant
1979
First Solar apartment building in Frieburg
1986
City resolves to phase out nuclear energy and environmental protection office set up
1992
Low-energy construction for urban builiding standard; first solar house self-sufficient in energy terms
1995
Construction of the Rieselfeld district: West Rieselfeld designated a nature conservation zone
1998
1991
Waste management concept adopted; refundable container concept introduced
1994
Construction of ‘Heliotrope’, the world’s first energy-plus house. ‘Frieburg Regional Public Transport Authority’ set up
1996
Aalborg charter signed, Climate protection plan. 50%reduction in CO² emmisions by 2010
Construction of Vauban District
2006
2007
Climate protection plan updated: 40%reduction in CO² emmisions by 2030
2011
First passive high-rise building in Germany renovated; Sustainability Management unit set up
2020 land use plan ‘Aarlborg commitments signed
2009
Freiburg Energy efficient housing standard introduced; Green City Freiburg Cluster set up: Freiburg sustainability targets adopted
2014
New climate protection plan target 50% less CO² by 2030 and climate neutral by 2050
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FREIBURG – A GREEN EXEMPL AR
A CITY OF HIGH EXPECTATIONS
Freiburg was heavily bombed during World War II with little remaining of the centre besides the cathedral. The city was rebuilt with the aim of renewing the character of the old city but allowing wider streets, not for traffic but for a tram system. Envisioned a city of short distances, the municipality wanted to enable residents to access the districts and inner city through an integrated and well used public transport system that does not adversely affect urban development, nature and the environment (FWTM Freiburg, 2014). In 1973 the entire centre was converted into a pedestrian zone. With steady and ongoing expansion of an integrated planning and transportation approach this has enabled ease of access into the centre without the use of a car with a primary objective to prevent traffic.
Freiburg also boast the Heliotrop®, a rotating Plus-Energy House. Photovoltaic modules on the roof produce more energy than that required by the building. Passive solar energy is optimised by the rotation of the house with the sun. The use of rain water, a composting toilet and a small constructed wetland are additional plus points. Despite the obviousness of Freiburg’s transport interventions and solar installations Freiburg represents an exemplar having undertaken all challenges- economy, housing, transport and environment and been arguably the best at them. The 2009 revision for Germany’s EnEV (Energy conservation regulations) is one of the most stringent codes in the world and includes a commitment to meet 15% heating, hot water or cooling energy demand from renewables.
Bicycle usage and car ownership have shifted in recent years contributing to the feeling of tranquility when walking around the city and districts. Freiburg has an extremely low density of cars, with only 304 vehicles per 1,000 residents compared with Milton Keynes, UK, which has a similar population size and a car density of 443 per 1,000 residents (ONS , 2010- 2012), one of the most car dependent cities in the UK. (Campaign for Better Transport, 2014)
The city has an Integrated waste management concept that is both ecologically and economically sustainable. The policy is founded on a hierarchy of principles favouring waste prevention, followed by waste recovery and finally ecological disposal. The Department of Communities and Local Government DCLG Eco-Towns challenge panel presented Freiburg as an example of Best practice and the region has been awarded numerous accolades for its sustainability measures.
Inaugurated in 1999 Freiburg central station is the central traffic hub for the city. The 19 storey solar façade of the stations high-rise building symbolises the cities claim as a solar city.
Key 1982
35%
15%
11%
9%
29%
Walking
Cycling
1999
23%
27%
18%
6%
26%
Public Transport Driving (Car Share)
2020
24%
28%
20%
4%
24%
Driving (Alone)
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FREIBURG – A GREEN EXEMPL AR
A CITY OF HIGH EXPECTATIONS
In Freiburg the population is expanding at about 1% a year where many German cities have been shrinking. Freiburg has to build 850-1,200 homes a year to keep up with demand. Around 4% live in the central area and 70% in the city proper with the rest in outlying villages12. (Hall, 2014) The city is much denser than most comparable places in the UK but not unlike many historic towns. Although Vauban and Rieselfeld are place markers for sustainable development for the city they are a reflection of municipal leadership and wider citizen support and engagement. There are many examples of individual participation in the wider agenda creating places such as a village on the outskirts of Freiburg with the following initiatives • Citizen financed renewable energy. The community of about 4,300 inhabitants produces 200% of their electricity needs from renewable energies. Five wind turbines produce electricity for more than 3,000 households, amongst them the highest wind turbine of the black forest with a height of 179m. The turbines are financed by several hundred private individuals, mainly from the region. • The installation of Solar PV on many houses and farm outbuildings • The development of a farm into a wood chipping plant, as well as recovering heat from fresh cow’s milk. • A 80 ha farm with a biogas plant that produces over a million kilowatt hours of electricity annually and delivers heat for 14 apartments and the local school. The buildings also have three roofs producing solar electricity at a peak rate of 50 Kilowatts. In striving for sustainability measures the city has generated a new Green Economy providing jobs for 12,000 people employed within environmental and solar industries alone.
VAUBAN: A MODEL DISTRICT
12. Good Cities, Better Lives. How Europe Discovered the lost art of Urbanism. Peter Hall 2014
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FREIBURG – A GREEN EXEMPL AR
FROM BARRACKS TO BARRIER-FREE
Vauban, a former military barracks built in 1938 has, since the 1990s been converted into what you see today and provides housing to around 5,500 inhabitants13 (Vauban/Topics/History, 2014). The district is a model for sustainable development but more than that it offers; • Concepts for mobility • Renewable energy and experimentation • Green corridors • Citizen participation • Passive, and low-energy houses • Joined housing development The vision for Vauban was initiated by the municipality who purchased the redundant 38ha (hectares) of land in order to engage its future citizens to create a district that integrated the social, environmental and economic needs of the district and which was to be developed as a democratic district demonstrating cooperation between its citizens. In 1993 the NGO ‘Forum Vauban’ was established with the aim of coordinating the civil engagement process. In 1995 the forum was accepted as an equal partner with Freiburg city and participated in all decision making with regard to social interaction, environmental sustainability models and building, transport and energy efficiency. Pushing boundaries with regard to energy efficiency, production, conservation and reducing car usage the district models the commitment of its inhabitants. All houses in Vauban are built to low energy consumption standards a maximum of 65kWh/m2/ year (the average energy standard for new build German houses is about 100kWh/m2/year). With 42 designed Passivhaus standard and 10 units designed as ‘plus energy’. Low carbon technologies include heating from a combined heat and power station, solar collectors and photovoltaic. But it is not just the environmental standard that makes Vauban stand out. A third of new housing goes to those who cannot afford to buy and the widespread use of cooperative building groups (Baugruppen) has made home ownership much more affordable. The area is designed to be as barrier free as possible with green corridors between the low level buildings that have been designed to be accessible to families with small children and older residents. Some of the buildings are designed in order that the internal walls are not load bearing allowing for the space to change with its inhabitants. With space highly valued in Vauban apartment blocks have a shared access flat that can be booked for visiting friends and family as well as community rooms which can be used for family and community gatherings. Cooperative run local stores provide goods for purchase from the local area and at a reduced costs to the cooperative members. There are community notice boards to share, swap skills, inform and engage.
13. Vauban History http://www.vauban.de/en/topics/history
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I visited two co-operatives in the area, the Genova eG Co-
up the rest of the accommodation. 8 million investment was
Op where the 1st generation who invested in the scheme are
required for the building. The funding was structured in two
already benefitting and recently decided to reduce rents for
pillars; People who do not live in the accommodation who
their target group of 65+ per square metre. The community
invest upwards of 40,000€ who get a return of 3% interest.
recognise the challenges in financing accommodation and care needs in the later stages of life in Germany and
Those that do live in the accommodation are required to invest
wanted this group to benefit from the savings. First the initial
30,000€ and their return is via affordable rents. They can either
investment of 30,000€ required could be funded through a
pay in full, or contribute 5,000€ then get 25,000€ in solidarity.
government scheme which required a minimum of 5,000€ from
Similar to Geneva, residents here also took advantage of the
the individual/ family investing and 25,000€ through solidarity
federal government scheme to enable people to purchase
which could be provided by a family member or through a
shares of co-operatives which they pay back over time. No
government repayable shares scheme. This shared the risk of
inflation or rebalancing of shares takes place if property prices
the investment from the beginning and the residents actively
increase. They also do not follow market rents and instead
participated in the planning process, both regarding the basic
cover costs making the accommodation very attractive given
plans and architecture and design. The Genova co-op began
a lack of relative security on the open market, particularly for
construction on the first two, four storey apartment buildings
older people whose care costs are also quite high.
in 1998 and since August 1998 members of the co-op have been renting the flats. Access galleries are linked by a bridge
The Co-op is run by a director who reports to the assembly
and one of the buildings has a lift, which reduced the cost but
of 200 members. This small co-op identifies highly with its
allows access to all floors. The site is accessible and flexible to
members and co-operative principles regarding the decision
enable intergenerational living. The internal walls can be moved
making and running of the organisation. There are working
in order to accommodate growing and shrinking family sizes
groups who take care of the garden, community areas and
which allows the development to respond to the demographics
the visitor flats.
of its inhabitants over time.
What was prevalent in both co-operatives were the connection
The second cooperative was established by five families who
to the area and the people living within it. Both highly valued the
have children with learning disabilities. The parents wanted to
integrity of the area and its sustainability principles but what is
identify a project which would allow the children to become
valued the most is the acceptance and community spirit from
independent but after failing to find something they decided
the people who live there. There is an unwritten code that
to set up a new co-operative in Vauban. The building houses
people in Vauban sign up to which sees a large proportion of
people and families living with and without disabilities and
people cycling, using local suppliers for groceries- such as
includes people who are young and old, and with a diversity
the cooperative shop and helping out their neighbours. It goes
of lifestyles such as those who are working, full time carers or
beyond being neighbourly and creates a beautiful atmosphere
volunteers. One Community apartment houses the 5 original
seemingly for residents and visitors alike.
families with 24 hour care support. An additional 6 people with learning disabilities who have lesser needs occupy their own flat with shared communal facilities. There is also a shared communal room, kitchen and garden for the residents of the co-operative to use. 12 younger individuals who have physical disabilities and require care live in the building, usually young people with disabilities would have to go to older care services which are unable to meet the social needs of the young inhabitants. 78 people in 45 apartments who have no additional needs make
VAUBAN GREEN CITY HOTEL
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AN INTEGRATED TRANSPORT SYSTEM
An Integrated transport system in Vauban allows for ease of access to the metro stops and into the centre of Freiburg and the green corridors prevent access to buildings by cars and increase accessibility and the safe use and storage for cycles. The metro system is, as much as possible, blanketed by grass which dramatically reduces noise pollution and increases the visual appeal of this necessary infrastructure. Vauban has exceptionally low vehicle use, even when compared to Freiburg at 16 cars per 100 as opposed to 35 in Freiburg. There are two multi-storey car parks on the edge of the district which the residents have to pay for and a third is reserved as a car park but until necessary (and I am told there would be strong local opposition to the construction) the space is meanwhile used as allotments and additional green space. Additionally, the cost of owning a car parking space makes vehicle ownership unattractive in comparison to public transport and use of shared vehicles available across Freiburg.
KERSHAW, K 2014
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NATURE CONSERVATION- ECOSYSTEM
You will notice from the pictures and walking around Freiburg, in particular Vauban and Rieselfeld, that the natural environment is ‘wild’ to create ecosystems for nature and conservation of the area. This was a very important and integral quality of the area. 22,000 trees have been planted amongst the 600 hectares of park within Freiburg with the same number again planted along the streets. The mowing schedule reduced grass cutting from 12 times per year to 2 which has markedly revived biodiversity in the meadows. As previously compared, Milton Keynes for example still has 11 scheduled cuts per year. The region is home to Germany’s largest communal forest covering 40% of the municipal territory. Replacing single family homes, the 4-5 storey buildings in Vauban and Rieselfeld are designed to increase the density of housing and decrease the footprint for buildings allowing more space for green corridors in between the buildings and parks. They also integrate shops within the buildings based on local need that prevent the need for supermarkets on the boundaries of the districts because the residents can readily purchase goods from local stores by walking or cycling.
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RIESELFELDWHERE SUPPLY MEETS DEMAND
Rieselfeld is Frieburg’s newest city district located in the west of the city on a former municipal waste farm closed in the 1980s, the land had since been protected for landscape and ecology purposes. However due to the large population increase in the 90’s the need for housing meant that the municipality agreed for one quarter to be used as new development for 12,000 residents across 78 hectares. Started in 1994 by a professor of social studies in Freiburg, Rieselfeld was developed to; • Address the huge housing issues within an appealing and growing town where at the point of starting there were 6,000 people on Freiburg’s emergency housing list. 90% of the accommodation is multi-storey apartment dwellings and multistorey apartment buildings.
- Future-oriented traffic system to give priority to public transport, foot and bicycle traffic.
• Create a district of density and diversity, built on land previously used to treat waste water • Contrary to the deficit approach to social services the plan was to do preventative social work building this into the support and infrastructure for the district. • Link to the town- the development of the tram link was completed in 1997 • Of the Rieselfeld area 320ha, 78 ha used as new residential area with the rest being ring-fenced as a nature reserve. • The local church (pictured) houses both Protestant and Catholics within the same building which local faith groups agreed upon and co-designed with the architects and offers a striking building that when necessary can be split for dual use.
Intended to meet the needs of families, which critically due to the density of the housing was co-designed, owned and produced by the residents themselves. The area exudes architectural experimentation creating colourful and vibrant spaces and the given the area comprises of flats, a significant area is preserved as nature reserve to enable the residents access to green space. The development was built on advanced socio-ecological principles which were considered high priority in the development and planning stages14: (Lennard, 1995) RIESELFELD ECUMENIC CHURCH
14. Sven von Ungern-Sternberg. Freiburg-Rieselfeld, in Making Cities Livable: Wege zur menschlichen Stadt. (1997) Suzanne H. Crowhurst Lennard, Sven von Ungern-Sternberg and Henry L. Lennard (Editors)
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Human Scale: In its architecture, and urban space design, the new neighbourhood should be built to a human scale. There should be a clear differentiation between public, semi-public and private spaces. Buildings should be a maximum of 5 storeys. Identity: Since the social stability of a district depends on residents identifying with their neighbourhood, the neighbourhood must have a good image, with its own unique and consistent character. Social structure: From the beginning the neighbourhood must have a balanced social structure. This means that while social housing is an important element, it must be balanced by market rate housing. Infrastructure: For the neighbourhood to have its own identity it must contain all the essential infrastructure. Shops, schools, kindergarten, health care and senior services, work places, restaurants, churches, sports and other facilities must all be included. Transportation: It was of the highest priority to encourage use of public transportation; the new district had to be connected to the city centre and other parts of Freiburg by tramway and bus. Ecology: Ecological principles must influence architectural design and urban design. Buildings should make use of passive solar energy, solar collectors and photo-voltaics. Community participation: It is important to develop a process of community participation in the planning and building designs for the new neighbourhood.
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RIESELFELD; PLANNING AND THE CHALLENGES
Urban Quality
A Well-developed private and public infrastructure
• Intention to accommodate 10,000-11,000 people
• Primary school with gymnasium
• High density with 3-5 storey buildings
• Secondary school
• District without barriers
• Sports hall
• City of short distances
• Independent Waldorf school • Tram
Mixed use shop/ houses
• Local meeting centre with mediothek (media centre)
• An attractive residential area
for children and young adults and youth work
• Creation of 1,000 jobs
• Facilities for children
• Mixed use shop/ houses for trade and services
• Churches
along the Rieselfeld alley
• Shopping facilities
• Central shopping opportunities
• Station for fire brigade equipment
• Commercial and mixed use area • Specific building complex at the entrance of the
High quality leisure time
district for commercial use
• Private courtyards for common use • Nearby recreational areas
Balance of structures and housing forms
• Sport and leisure areas
• Combination of privately financed and subsidised
• An ‘experience nature’ path
housing construction
• Leisure area ‘Wald3eck’
• Various housing forms • Ground- plans suitable for families, women and
Environmentally orientated
children
• Low energy building (65kWh/m2a)
• Public participation
• District heating connection
• Model projects ( e.g. Stadt and Frau’ private building
• Priority for the tram
communities , reasonably priced construction)
• Speed limit 30 km/h over the whole district
• Local district social worker services
• Concept for rainwater use with drainage in the district and in western Rieselfeld
Various construction forms
• Western Rieselfeld as a nature reserve15
• Small building lots and variety of designs • Diversity of target groups and building type • Partly living without barriers
15 Taken from ‘The New District of Riesefeld’ vMay 2010 Stadt Freiburg.
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QUALITY AND LOCAL LIFE
The city of Freiburg has set up a special management group for the ‘Rieselfeld’ project in cooperation with the Kommunalentwicklung LEG GmbH. Committed district management with comprehensive services for investors and a variety of participatory processes, already provides a highly attractive local life with a high level of resident satisfaction. Successful interaction between the active local civic association, the local KIOSK- organisation and the parish authorities are a prerequisite for this. KIOSK (Contact, Information, Organisation, Self Help, Culture), who initially literally operated as a KIOSK serving local people before a full complement of local services were available was established to begin the process of convening future residents of the district to take ownership of the design of the area and their homes. They initially sold goods such as newspapers/ bread and stopped as facilities began to open in line with the development of the area. Visually, the area boasts a diverse range of buildings designed by architects commissioned by groups of residents which offer a unique and attractive district which is entirely un-uniform. Rieselfeld is unique in housing a population which is comprised of 33% under 18 years of age which demonstrates its popularity with families, despite the high density of the housing. Rieselfeld is home to the biggest school in the region which has had to be extended to meet the high numbers of children in the area. As a family friendly district there is a general 30km per hour speed limit and several ‘play streets’ in which children at play have priority. In 2003 the development of the Glashous, a community building, prompted interest from a number of charities and community organisations who wanted ownership of the building. Instead the local community took ownership and there are over 100 keys looked after by residents of the local area. Very visible and active community engagement can be seen and participation and ownership of space- including a café which is run partly by volunteers is integral to the area thriving.
RIESELFELD MEDIOTHEK AND MEETING CENT
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QUALITY AND LOCAL LIFE 16
Leisure area ‘Wald3eck’ Nature reserve with an ‘experience’ path
Kindergarten
Children’s centre Station for firebrigade Sports kindergarten Ecumenic churches Gymnasium Local meeting centre with Mediothek for children and young adults, and youth work Primary school Independent Waldorf school Secondary school with sports hall Sports club facilites Children’s centre
Day nursery for children
16. Town Planning Concept: Projektgemeinschaft Rieselfeld, Freiburg. Stadt Freiburg
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THE NETHERL ANDS A Regulatory Equilibrium
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THE NETHERL ANDS – A REGUL ATORY EQUILIBRIUM
SETTING THE SCENE
In land mass and population the size of the Netherlands is relatively small and yet it has achieved a reputation for urban quality and innovation. The Dutch housing market is made up of 4.4 million owner occupied homes (60% of housing stock) 0.6 million privately owned rental homes (8%) and 2.3 million rental homes owned by social housing associations (32%). In 1991 The Dutch government introduced the Vierde Nota over de Ruimtelijke (VINEX) spatial plan and programme to build nearly half a million new homes between 1996 and 2005. The VINEX programme specified nearly 285,000 homes should be built in/ as suburbs to cities in close density and linked to local or new transport lines in order to decrease the impact on the environment and increase the mobility and economic opportunities for its residents. The VINEX programme offers lessons in partnership, collaboration and the facilitation of eco-developments. As such, this case study features three VINEX developments, Almere Poort and the self-build community, Amersfoort and Ypenburg, a satellite town outside of The Hague as well as exploring civil action in Rotterdam. In 2008-2012 the Netherlands, like many other countries suffered an economic downturn resulting in falling house prices and with new housing production having slowed down as a result of the crisis demand may now exceed supply. One of the opportunities the municipality in Almere Poort are able to utilise to address this are the release of serviced plots for self builds. In the midst of this economic restraint the Netherlands published its first edition of ‘Green growth in the Netherlands’17 which provides the first coherent view of the green economy. The main conclusions demonstrate that the country is turning greener but at a moderate pace, for example the share of renewable energy in total energy consumption has risen but only from 1.4 to 4.4% (2011).
DENIS GUZZO ‘DE BUITENKANS’
17. Publication ‘Green Growth in The Netherlands’ 2012 http://www.cbs.nl/NR/rdonlyres/2C613080-F668-439CB12C-98BF361B5ADF/0/2013p44pub.pdf
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THE NETHERL ANDS – A REGUL ATORY EQUILIBRIUM
ENERGY LEAP/ ENERGIESPRONG
Around 41% of Dutch energy consumption is relative to the built environment. The Governments ambitions to reduce energy consumption and related CO2 emissions are impossible without radical changes to energy consumption in the built environment. This ambition to innovate sits within the Housing Experiments Steering Group (SEV) programme called ‘Energy Leap’ (Energiesprong) planned until 2014 by which time it was envisaged that market developments towards an energy-neutral built environment must have gained a critical momentum. The SEV identified that innovations in the sector focused on post-build performance as opposed to initial designs. An integral part of the Energiespong programme is the knowledge and learning pathways, with a purpose to increase dramatically the speed and effectiveness of innovation. This was facilitated by an inclusion of safe environments where innovations can fail- and lessons shared in order to prevent the same errors being repeated elsewhere. Equally successes should be taught in order to develop and scale up these practices. The SEV identified that the construction sector must ‘come to realise that their distinctiveness no longer lies in the knowledge that they have, but in the competencies that enable this knowledge to accumulate’. The fragmented nature of the construction chain leaves little room for innovation, therefore the SEV committed to breaking down this process by demanding risk-sharing consortia to facilitate co-operation. The SEV is also able to advise the minister on how additional barriers need to be overcome. A deal created by Energiesprong was an innovative retrofit programme delivering 111,000 whole house retrofits to net zero energy levels. The delivery of retrofits worked on the relatively simple but crucial understanding that with retrofits completed on average every thirty years, and with ambitious energy targets to achieve the country needed to achieve deep energy refurbishments now. Focussing on what was needed, instead of what was possible. Energiespong UK is in development and having secured funds will be looking to replicate the successes of the Net Zero retrofit programme.
VINEX
The VINEX programme aimed to build a significant number of new homes and as such developed over 485,000 new homes over the course of the ten year programme. The Governments Department of Housing, Planning and Environment (VROM) consulted between provincial governments and the Municipalities in order that the 415 Municipalities were able to execute the developments under the National policy framework. Although the policy increased the Dutch housing stock by 7.6% quantity was not the only goal. The report laid out four key principles: to strengthen local economies; limit the threat of large scale exodus from larger cities; protect open areas by concentrating developments around existing conurbations and offering better opportunities to communities for walking, cycling and use of public transport.
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THE NETHERL ANDS – A REGUL ATORY EQUILIBRIUM
ALMERE POORT
Athough Almere (pictured) was a planned city Almere Poort was not included in the original plans and was initiated as a result of a much higher target population and expectance of a more prominent role being a satellite to Amsterdam, just 35 kilometres away. The Almere Poort development was initiated by the Municipality who drew up a Masterplan dispensed with design controls and then supplied the basic infrastructure given the land was low lying land reclaimed from the sea (reclaimed polder) and the homes had to be piled. The Municipality ensured Infrastructure such as utilities were included and within the Masterplan lay integrated transport links and water management systems. Almere Poort does not have through traffic, although vehicles can deliver heavy goods, parking is kept away from the houses. Each plot is provided with a ‘passport’ detailing building restrictions such as height and space between buildings, although one designated area called ‘I Build Free’ has hardly any restrictions and has contributed to an architecturally diverse and commended development. There are many interesting developments in Almere, including the fact that in the 1990’s many people in the Netherlands became interested in Self Build’s for the environmentally sustainable construction properties and operation which led to a group applying for a parcel of land in the development to undertake their own self-builds. What adds further to this uniqueness is that a local Housing Association acted as an enabler undertaking the investment risk when it later transpired that the individuals were unable to burden the financial risks of the development. The housing association was then able to use its construction links and experience to support with green technologies such as Solar PV, rainwater recycling and Green roofs.
DENIS GUZZO ALMERE CITY CENTRE
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ALMERE POORT
By 2012 1,000 homes had been built and a further 2,000 planned. As with Copenhagen, the district was split into distinct zones for example, there is an area of highly sustainable homes, homes by the Canalside and an area aimed at developers in which apartments or more standardised homes are built. The uniqueness and distinctiveness of the development resulted in strong public support, interest and publicity countering a historically poor view of Almere as a new town. Perhaps counter-intuitively, many have opted for smaller homes due to the costs savings. ‘It has been possible for example to build a 2 bed 400 ft² apartment for around £50,000. All if the plots are sold at a standard rate of 375 Euros per m² (roughly £290), so the smallest 86 m² plot costs about £25,000. Building costs vary enormously, dependent on the method of construction chosen, the design, the quality of the finishes and how much of the work is done by the self-builder and how much is done by a contractor or developer. Typically they work out at between £650 and £1500 per m2. So, for an average three bed semi (105 m2), it works out at about £100,000 to build plus perhaps £50,000 for the plot. Not all the homes are built as solo projects; for example 25 people formed themselves into group and then hired an architect and contractor to build a block of flats together. This enabled them to get their flats (including the land) for an average of £69,000 each.’18 (Self Build Portal) As well as costing less to build, due to the build materials the costs of running the houses is also cheaper for the residents making self-builds a more attractive and cheaper alternative that delivers a home that meets the wants and needs of its occupiers.
18. The Self Build Portal, Case Study, Almere http://www.selfbuildportal.org.uk/homeruskwartier-district-almere
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AMERSFOORT
South-East of Almere, Amersfoort is a city of 146,592 (2011 UNdata) Amersfoort’s third new urban quarter, Vathorst is a planned development which, upon completion in 2018 should provide 11,000 homes. The Municipality have taken a lead in this development having established a joint development company (OBV) with which they are one shareholder with the other being a consortium of five companies. Social housing is developed by the municipality and homes are sold or let under more conventional process of estate agents and through developers. Two Masterplanner’s were employed which has resulted in a diverse development with mixed architecture. Not without challenges in infrastructural planning the development offers a strong sense of community with plenty of local facilities such as a skateboard park, swimming pool, library, theatre, tennis courts and football pitches. There is a community hub, I-centrum an Information centre where local residents can both use the space and find out about the continued developments to the district. In addition, 40% of the area is allocated as green space. As with Copenhagen and Almere Poort, Vathorst is also branded as the ‘world of difference’ to include three distinctive areas using both natural capital within the development such as the canals and with the use of different architectural styles. Despite a master-plan the area is bounded by two motorways and so notwithstanding a significant investment in cycle lanes and traffic calming measures congestion is seen in the area as many individuals commute by car to work but use a cycle or walk around the local area. The Dutch government also agreed to install a ‘standard’ rail station which was upgraded and additonally financed by the OBV to develop it in advance of the population to encourage usage. The development operates a district heating system and combined heat and power (CHP). Ground source heat pumps are installed at every house, the result being that homes energy performance is 10 per cent higher than the national average. A range of measures were included in the planning of Vathorst leaving developers to decide how to achieve those using combinations of extra insulation, CHP and solar panels.
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THE NETHERL ANDS – A REGUL ATORY EQUILIBRIUM
YPENBURG
In Ypenburg, the focus here is not on renewables but the lessons in the planning and transport. Ypenburg is a feat of Integration which extended the existing transport network as a basis for refining and ensuring access to economic hubs- in this case Den Haag (The Hague). Dutch planners took the tram-train principle and extended the existing infrastructure to service Ypenburg, approximately twenty minutes by road tram to The Hague. This connected the tram-train system to road trams thus ensuring a smooth public transport system to its new residents. As in Amersfoort, the Municipality took a key role in the development process commissioning a master plan, devising theme districts and ensuring that infrastructure was built in, including an underground refuse and recycling system.
ROTTERDAM AND CIVIL ACTION
The former Hofplein station and the broader Luchtsingel area of Rotterdam was, until recently dominated by neglect and vacancy. In the context of the current market oriented economy it was recognised that it would take years for redevelopment to begin and so local entrepreneurs and residents have been enthused to take action. Rotterdam City Council organised a city initiative19 in which to encourage public participation with a call for initiatives to enrich the quality of life for its inhabitants and revitalize the city. 4 Million Euros was set aside to realise the selected ideas with the launch of a crowd-funding campaign to bridge the gap in funds for the winning initiatives and to encourage engagement and participation. The driver for this initiative and much of their work to reimagine the city is based on an ambition to be a front-runner in sustainable development, to upgrade public participation and bring people together which creates leverage and a catalyst for change. Rotterdam city are not afraid of failure, first exploring the city and what makes the place and then visioning the future and what could be.
19. ‘The City Initiative’ http://www.luchtsingel.org/en/about-luchtsingel/the-city-initiative/
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ROTTERDAM AND CIVIL ACTION
The Bridge Outcomes of the innovation fund have been examples such as the ‘crowd-funded bridge’ in which the wooden planks which make up the Luchtsingel bridge have been sold to individuals and business’ willing to contribute to this catalyst for change. As well as symbolising the renewal of the district the bridge has also provided a safer route across a main transport artery into the central district.
DakAkker (Rooftop Garden) On the roof of the Schieblock is the first harvestable garden in the Netherlands. Fruit, herbs and even honey are cultivated here for a restaurant as well as acting as a live green roof experiment. There are six beehives to enhance the ecosystem and to encourage pollination, and the space is open to the public as well as providing lesson to primary school children in Urban Agriculture.
Superuse Studios Although not a city life project like the previous examples this once architectural business Co-Founded by Césare Peeren transformed in 2012 to look at the built environment using recycled and reclaimed materials. Superuse Studios are treading the line between practicality and function “otherwise it just remains rubbish”. Superuse have Implemented a series of initiatives such as a log book of materials used in a building in order that upon demolishing the building you know what is present and can be re-used.
Hotel Transvaal An initiative established to act as a meanwhile space for accommodation unsold/let or due for demolition that is used as hotel accommodation. This provided an area with use as a temporary measure during the transition period of works being completed in the Transvaal district.
Impressions The Netherlands and its citizens have demonstrated that where facilitated, whether in housing or other Infrastructure, they are able to effectively plan and integrate the systems that enable communities to take the lead and innovate. There is no visible compromise on quality and the focus on the immediate needs and longer term ambitions mean smart choices are made with regard to retrofitting and new builds, however, where there are lessons there is a culture of sharing in both success and failure.
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0036 | TRANSFERABLE AND REPLICABLE APPROACHES FROM THREE CASE STUDIES
Each of the three case studies explores different elements and approaches to Urban Sustainable Development. Whilst they each differ in style and focus, they all have commonalities such as the Masterplanning approach to ensure a high degree of integrated spatial planning, holistic consideration of local needs and foresight in addition to the role of the Municipalities in enabling communities to take control- not just engaging in consultation. There are also key lessons from each that could be explored further in the UK to enable us to adopt and integrate sustainable solutions in urban planning:
Copenhagen Copenhagen’s City Leadership and political backing have enabled coherent and thoughtful policy implementation that has challenged its citizens to think about the impact of their daily activities and the benefits of changing their lifestyles. For instance, implementing policy changes such as the ‘Green Wave’ system has meant that road users can save travel time by cycling- a big incentive for those who are busy commuters into the city. Regarding the buildings, Developers have a clear understanding of the expectation on them to deliver energy efficient and sustainable homes. In addition to this, Copenhageners value access to blue and green public space and design is an important feature in reducing the energy consumption and increasing the performance of a building.
Freiburg In Freiburg there are three unique and outstanding lessons: Firstly, in the financing of developments using co-operative models and private investors. As well as those who invest as a commercial proposition those wishing to live on the projects could receive some financial backing by the federal government to provide the money required. The Social Investment market in the UK might be well equipped to play a role in the financing of large scale developments. Secondly, in the governance and ownership of community space which is devolved to the residents themselves and local community organisations who play a role in managing services and facilities within the districts. The Municipality have capitalised on the local driver to become a sustainable city by enhancing their engagement to a level where local communities helped to design the developments and the local Mediothek and Community centre in Rieselfeld has over 100 keys retained within the community. Thirdly, is the development and adoption of alternative technologies, not just solar PV and wind turbines but providing a test bed for new and more experimental methods of energy efficient building and consumption, acknowledging some of the failures in order to continue to innovate and seek new alternatives.
C SL P C A SE ST U DY | LOU ISE C AN N ON | 2014 C S L P F E L LO W
0037 | Netherlands In the Netherlands again we can see a national drive of policy enabling solutions at scale but also unlocking the potential for citizens to drive change themselves through self-build initiatives. With Municipalities investing in the preparation of land and the integration of systems (such as water management and underground recycling and refuse), services and transport to create the footprints of a resilient communities and empowering the citizens to build them. The VINEX- spatial planning programme and devolved responsibilities to local municipalities alongside the Energiesprong model of testing new innovations and bringing markets together has allowed for developments such as the Net Zero retrofitting programme to gain traction allowing rapid innovation and sharing of success’ and failures. The Netherlands can also be credited for their architectural diversity in urban and suburban communities, the flexibility and focus on quality has driven up the architectural value and interest of buildings and space. The groundworks for self-build communities and the designated ‘passports’ could not only specify the basics for buildings (size) but incorporate the practice of Superuse Studios by requesting a log of build materials so that these could be recovered and reused in future.
Recommendations Energy and Environment Recently implemented policy changes affecting energy investor tax relief, solar FIT (Feed in Tariff), the end of financial support for onshore wind and the green deal programme should be reviewed, contrary to the positive steps the UK had begun to take these policy changes are already affecting organisations such as Housing Associations from investing as heavily in such technologies. Despite the reduction to the FIT not being as severe as expected it still reflects a 65% cut. If we wish to tackle the root causes of fuel poverty, creating opportunities and incentives to invest are critical to bring in the third and private sector as well as to allow new community initiatives or interest companies to enter the market. Larger development sites should be considered for investment in district heating systems and should look to the underground refuse and recycling networks of the Netherlands to increase recycling and remove the need for wheelie bins for every household.
0038 | The role of central and local government
Centrally, there is an opportunity to create a space for testing innovation as in the Netherlands- the attitude to innovation enabled rapid development of scaling of successful initiatives, in addition to sharing the failures. Whilst the Energiesprong concept is being adopted and delivered in the UK we could also consider the adoption of the framework that enabled Net Zero Retrofit to come to fruition. As in Copenhagen, Freiburg and the Netherlands local authorities are pivotal in the ability to transfer the strategic into opportunities for communities to deliver housing. Developing an understanding of the local authority areas comprehensive housing needs and developing a spatial plan with the release or obtaining of land is crucial. Land Banking and planning aversion are quoted as key blockers of sustainable development as is a lack of understanding from authorities of new models of housing and an ability to help social entrepreneurs to navigate policy, law and finance. ‘In Germany the planning law freezes the value of the land when the local municipality decides to specify an area for residential construction. Under the German Building Codes 165-171, the urban planning law enables the speedy procurement of unused land designated by the local municipality for development. The freezing of land values means that the municipality effectively acquires the land at use value with the uptick in values from the sale of housing plots paying for the necessary infrastructure required for the development. This planning law appears to have had the effect of limiting the differences between use value and market value, which is why Germany has one of the least volatile housing markets in the OECD’.1 (T Aubrey) The devolution agenda creates scope for authorities to be able to explore co-delivery of housing with communities, sharing the burden of risk in preparing land for development. Encouraging competition based on Social Value- not just price but quality and impact on communities. At a local level, as in Rotterdam, local authorities can encourage innovation by means of competitive call outs to engage with social entrepreneurs and to achieve community buy in and support to drive through solutions that meet a local need.
1 Policy Network Publication ‘The Challenge of Accelerating UK Housebuilding’ Thomas Aubrey 2015 http://www.policy-network.net/publications_detail.aspx?ID=4810
0039 | Life-cycle Planning In order to respond to the opportunities in this paper I recommend more centralised role in encouraging of developers to undertake: Life-cycle analysis- Examining the impact of each stage of the life of a building in the light of its raw materials, impact on bio-diversity, emissions, consumption and outputs, with the addition of the analysis of the social investment in the development. Initiatives that build in longer-term social sustainability at a local level. Life-cycle costing- Assessment of the total cost of a build over its operating life, including the construction and maintenance costs.
The role of the social Entrepreneur In the case of housing, what I have seen in each of the three countries is evidence of the Municipality acting as an enabler of innovation and dialogue. The ethos and values of social entrepreneurs mean that a commitment to undertaking a process of feedback enables a continued cycle of improvement and evaluation; although it is helpful to plan for this at the early stages to allow seamless integration with activities. This suggests to me that the role of the Social Entrepreneur in catalysing change within the sector in the UK should be to forge strong ties to its local authority as an enabler, key partner and stakeholder.
0040 | Conclusions As with the introduction of the Social Value Act we should weight the value of housing developments relevant to its potential to deliver positive social and environmental impact for the lifecycle of the buildings, in addition to the financial implications. Whilst there is an evident housing shortage and a commitment to increase building should we not consider what the future of housing in the UK should look like in order to fulfil the needs of the projected changes in demographics and environmental commitments of COP21 to keep global warming under 2%? The models explored in this paper allow for flexible spaces that can grow or shrink to accommodate the needs of its inhabitants, with shared facilities to reduce the burden of space. Innovations which could be incorporated to allow communities to interact more and help to rebuild the social fabric of neighbourliness allowing communities to gain more control and accountability for their own lives and the welfare of those around them. With local authorities under the weight of deep budget cuts and the opportunities in devolved power of conversion to communities, now is the time to start making these decisions. Whilst, as in Shanghai, we know models cannot be simply replicated but need to be adapted to local need we should still celebrate the attempt and the lessons we can take from it. The approaches to risk, enablement and innovation should be strongly considered as ways in which we could allow communities to deliver their own homes unlocking the potential of communities to take a leading role in improving and building new communities contributing to local economic growth and increasing resilience. Key to this is enabling local civic initiatives, leaders and social entrepreneurs the opportunity to engage with empowered local authorities who understand the policy objectives, new financing options and the local context to unlock and maximise potential.