Frank Wassenberg, OTB, TU Delft, LSE, London, 4 December 2008 1
Naam van de presentatie
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OTB Research Institute for Housing, Urban and Mobility Studies
Key players in Dutch urban renewal
OTB Research Institute for Housing, Urban and Mobility Studies
Jaffalaan 9, 2628 BX Delft, the NetherlandsTel: 31 (0)15 2784461, fax: 31 (0)15 2783450email: [email protected]
London, LSE, 4 December 2008
Frank Wassenberg
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OTB Research Institute for Housing, Urban and Mobility Studies
LSE, London
Urban renewal policy in NL =
• A local activity
• Aimed at differentiation, social mix and housing mix
• Mixed housing measures: demolition, renovation, new building, sale
• Overrepresented in areas with social rented sector
• Aimed at: 20-40% less social sector housing (-20-40%), and more owner occupied housing (+20-40%)
• Integrated with other soc-ec. aims: elderly, facilities, jobs, social aims, environment, etc)
• Participation of many actors
Physical measures: renovation, demolition
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OTB Research Institute for Housing, Urban and Mobility Studies
Florida Atlantic University, USA
Differentiation
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OTB Research Institute for Housing, Urban and Mobility Studies
LSE, London
Actors in urban renewal
Municipality
Front office
Local p
olicitia
ns
State
Inhabitants
Shopkeepers
School
Sports
Owner
s Housing associations
Church
Future tenants
Police
architects
Outsiders image
Investors
Care
Builders
Actor: the State
• Big City Policy, from 1994 onwards
• Contracts with local governments
• Urban renewal = physical, social and economical
• Focus national urban renewal policy NL:
• 30 cities (in Big City Policy)
• 56 areas (2003; in 30 cities; 500.000 dwellings)
• 40 worst areas (2007; in 18 cities; 350.000 dwellings)
• A new minister (Vogelaar � Van der Laan)
Frank Wassenberg, OTB, TU Delft, LSE, London, 4 December 2008 2
Actor: the local level
• Historical strong role local government
• Area based developments
• Integrated approach, combining physical, social, economic
• Change from government to governance
• Collaborative planning, partnerships, process
Actor : housing associations (HA)
• 35% of all housing = 2.4 million = HA = social housing = public housing
• 99+% of all social/public housing = HA
• ¾ of all rented housing = HA
• Council housing (ca. 20%) dropped in 1990s
• Size HA = 200 - 70.000 dwellings (average 4 - 5.000)
• New housing stock (80% > 1945)
• 50% are single family dwellings, 50% multi-family
• Social sector (HA) is not residual or stigmatised
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OTB Research Institute for Housing, Urban and Mobility Studies
LSE, London
Housing associations and the social housing stock
0
500
1000
1500
2000
2500
3000
3500
4000
4500
5000
1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 20040
100
200
300
400
500
600
700
800
900
1000
social housing stock (x1000), left axis average housing stock (left axis)number of housing associations (right axis)
Source: CBS, Central Fund for housing (CFV)
HA and urban renewal
• Strong property position in urban renewal areas
• Overall strong financial position
• Hybrid organisation: ‘market investor with a social (non-profit) aim’
• No government money to housing renewal
• No/hardly government money to housing construction
• Instead: debate ‘Can housing associations pay (more) for social aims / liveability issues ?’
• Who initiates and takes the lead?
Housing associations (HA) in urbanrenewal
• HA show different policies in urban renewal:
• Active?: Good maintenance vs. Flow (sale, buy, build)
• Issues?: or: Providing only housing
Or: also ‘social property’ (schools, care, shops)
Or: also social development (jobs, schooling programmes)
• Aim?: HA for providing a safety net vs. serving as a trampoline
stimulate collectivity vs. stimulate own responsibilities
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OTB Research Institute for Housing, Urban and Mobility Studies
LSE, London
Debate
• What should HA do?
• Who initiates urban renewal process?
• Who pays?
• Role of inhabitants?
• Who is the HA?