models, benefits & strategies 1 – background 2 – …m.arch. ernst gruber, initiative für...

CO-HOUSING IN VIENNAMODELS, BENEFITS & STRATEGIES

1 – BACKGROUND

2 – DEMAND

3 – CONTEXT VIENNA

4 – IMPLEMENTATION STRATEGIES

5 – TASKS & BENEFITS

6 – PERSPECTIVES

WhatCity? | May 6th 2015 | BratislavaM.Arch. Ernst Gruber, Initiative für gemeinschaftliches Bauen und Wohnen, Vienna


1 - BACKGROUND

HISTORICPARTICIPATION AND SELF-ORGANISATION IN VIENNESE HOUSING

1920s: Settler's Movement

Co-operative, Inhabitants’ involved from building to management

1960s – 1970s: Co-Housing Pioneers

Experiments in prefabrication, First municipal participative housing

1970s – mid 1980s: Exploring the Boundaries

Predominantly property-based projects

mid 1980s – mid 2000s: Stagnation

since mid 2000s: “New Wave“

Collective Models within housing provisional framework


1 - BACKGROUND

HOUSING IN VIENNA

- VAST MAJORITY IN VIENNA IS BASED ON RENT

- OVER 50% OF FLATS ARE COMMUNALLY SUBSIDISED (SOCIAL HOUSING)

- ACCESS TO THESE APPLIES TO 90% OF THE POPULATION

GROWING QUANTITATIVE DEMAND IN HOUSING

HIGHER DEMAND OF INDIVIDUAL LIVING SPACE

DIVERSIFICATION OF SOCIETY (INDIVIDUAL vs COLLECTIVE)

POLITICS OF SCARCITY (SUBSIDIES)


2 – DEMAND

WHO WANTS TO LIVE IN WHAT WAY?EXPERIENCE – MOTIVATION – GOs & NO-GOs

ARE YOU EXPERIENCED?

CAN IMAGINE

+75%

…of which 60% through the media

20% 40%

HEARD OF LIVE OR HAVE ONCE LIVED COLLECTIVELY


2 – DEMAND


WHAT DRIVES YOU?

EVERYDAYSUPPORT

UNDER 30s:SAVING MONEY

54%

…especially sharing goods, vehicles, …

62%

INVOLVEMENTWITHIN

NEIGHBOURHOOD

18%


2 – DEMAND


AND UNDER WHAT CONDITIONS?

AGE MIX SHARED INTERESTS

50% 49% 40%… especially with families, with people from other countries or social backgrounds

OTHER GROUPS



PARTICIPATIVE & CO(LLECTIVE) HOUSING:PLAYERS WITHIN THE SUBSIDISED HOUSING PROVISIONAL FRAMEWORK

DISTRIBUTES SUBSIDIES/LOANS ALLOCATION OF FLATS

DESIGN OF HOUSING COMPETITIONS

DISTRIBUTION OF LAND/BUILDING PLOTS

RESPONSIBLE FOR POSSIBLE COMPETENCES

CONSTRUCTION AND FINANCE OF BUILDING, FINANCIAL RISK

ALLOCATION OF FLATS

PARTICIPATING IN HOUSING COMPETITIONS

ADVISOR FOR SPATIAL ORGANISATION

GUIDE THROUGH PLANNING PROCESS

MEDIATE BETWEEN THE GROUP'S AND PARTNERS' INTERESTS

AQUIRING MEMBERS FOR THE GROUP

ORGANISATION OF INTERNAL PROCESS

HELP ESTABLISH SETS OF RULES FOR FUTURE USE

ORGANISATION OF INTERNAL PROCESS FINANCIAL RISK

ALLOCATION OF FLATS

AQUIRING MEMBERS FOR THE GROUP

PROCESS &MEDIATION

CONSULTANT

PLANNERS

MUNICIPALITY

LIMITED PROFITHOUSING

DEVELOPER

(FUTURE)TENANTS



PARTICIPATIVE & CO(LLECTIVE) HOUSING:GRADIENTS OF INVOLVEMENT (FROM PLANNING TO USE)

PROCESS &MEDIATION

CONSULTANT

PLANNERS

MUNICIPALITY


DEVELOPER

(FUTURE)TENANTS

CONVENTIONALMODEL

top-down

botto

m-u

p

+ COLLECTIVEASPECTS

PARTICIPATORYMODEL

CO-HOUSING

BUILDIN

G CONCEPT

INDIV

IDUAL P

LANNIN

G

COLLECTIV

EFA

CILITIE

S

ALLOCATIO

N OF F

LATS

USE OF C

OLLECTIV

EFA

CILITIE

S

RE-ALL

OCATION O

F FLA

TS



PARTICIPATIVE & CO(LLECTIVE) HOUSING:MODELS FOR DISTRIBUTION OF ACCESS & PROPERTY

RENT-BASED INDIVIDUALPROPERTY

COLLECTIVEPROPERTY

- House is owned by housing association

- takes financial risk- Municipality allocates 1/3

of subsidised flats

- Individual flats owned by members

- take financial risk- Municipality allocates 1/3

of subsidised flats

- House is owned by housing developeror tenant’s association

- takes financial risk- All flats allocated by

group



PARTICIPATIVE & CO(LLECTIVE) HOUSING:GRADIENTS OF INVOLVEMENT

SHAREDAPARTMENT

SHAREDFLOOR

CO(LLECTIVE)HOUSE

INTEGRATEDNEIGHBOURHOOD

NEIGHBOURHOOD

SHARED LIVING SPACES

SPACES FOR THE COMMUNITY

PRIVATE



CO(LLECTIVE) HOUSING:GRADIENTS OF INVOLVEMENT

Source: BEHF Architects

SHAREDAPARTMENT

CONVENTIONALMODEL

+ COLLECTIVEASPECTS

PARTICIPATORYMODEL

CO-HOUSING

BUILDIN

G CONCEPT

INDIV

IDUAL P

LANNIN

G

COLLECTIV

EFA

CILITIE

S

ALLOCATIO

N OF F

LATS

USE OF C

OLLECTIV

EFA

CILITIE

S

RE-ALL

OCATION O

F FLA

TS




2007: Information Workshops

2008: Group-Allocation Process, Planning Participation

2010: Completion + Moving-in

source of plan: „Wohngruppen für Fortgeschrittene - Generation 55+“, Bericht, Raimund Gutmann, 2008

RENT-BASED

PROCESS &MEDIATION

CONSULTANT

PLANNERS

MUNICIPALITY


DEVELOPER

(FUTURE)TENANTS

SHAREDFLOOR




house-in-house principle:

two co-living groups (16 + 7 units) implemented within a block of a new development (total: 75 units)

professionally moderated participation project

three initial workshops

search for prospectively interested people: webpage, ads, flyers

influence on the design of the communal spaces, co-determination of assignement of flats

photos: Susanne Reppé, GEWOG; Ernst Gruber

SHAREDFLOOR



CO(LLECTIVE) HOUSE: WOHNPROJEKT WIEN

CO(LLECTIVE)HOUSE

CONVENTIONALMODEL

+ COLLECTIVEASPECTS

PARTICIPATORYMODEL

CO-HOUSING

BUILDIN

G CONCEPT

INDIV

IDUAL P

LANNIN

G

COLLECTIV

EFA

CILITIE

S

ALLOCATIO

N OF F

LATS

USE OF C

OLLECTIV

EFA

CILITIE

S

RE-ALL

OCATION O

F FLA

TS




2009: CORE IDEA, FORMATION OF GROUP 2010: DEVELOPER’S COMPETITION 2010-13: PLANNING AND CONSTRUCTION 2013: COMPLETION

CO(LLECITVE)HOUSE

PROCESS &MEDIATION

CONSULTANT

PLANNERS

MUNICIPALITY


DEVELOPER

(FUTURE)TENANTS




- 40 INDIVIDUAL UNITS- + 800m² COMMUNITY SPACES:

communal kitchen, roof terrace, library, guest-appartments, sauna, rentable multipurpose space, workshop

source: einzueins Architects

CO(LLECITVE)HOUSE




source: einzueins Architects

CO(LLECITVE)HOUSE




TENANTS' ASSOCIATION

CO(LLECTIVE)HOUSE

HOUSE WAS BOUGHT FROM

DEVELOPER AFTER COMPLETION

HOUSE IS IN COLLECTIVE PROPERTY

(ASSOCIATION)

TENANTS GET RIGHT TO USE FROM

ASSOCIATION

SELF-ADMINISTERED

SIMILAR TO CO-OPERATIVES




CO(LLECTIVE)HOUSE

SOCIOCRACY:

MODEL FOR DECISION-MAKING AND

INTERNAL ORGANISATION

SOLIDARITY FUND

CAR-SHARING

ORGANISING EVENTS



CO-HOUSING CLUSTER“ASPERN BAUGRUPPEN“

CLUSTER




source: Masterplan für das ehemalige Flugfeld Aspern, 2007

CLUSTER

NEW URBAN DEVELOPMENT

20.000 INHABITANTS

30.000 WORKING PLACES

FLEXIBLE BUILDING PLOTS

Allows for free distribution of gross

floor area, floor heights, negotiation

of plot boundaries




source: Masterplan für das ehemalige Flugfeld Aspern, 2007; zwoPK

FRAMEWORK

2007: Masterplan 2009

Studies on Co-Housing Founding of Co-Housing Initiative Blog for Aspern Co-Housing online

2010: 3 Information Events 2011:

Selection Process for 5 Co-Housing Groups for a reserved 8.000m² Plot Selection of Landscape Planners

2012: Start of Construction 2013: External Moderation 2014: 1st Project completed

CLUSTER




sources: zwoPK; Helmut Wimmer; jaspern.at; brot-aspern.at; einszueins Architektur; baldassion

COOPERATIVE PLANNING- Plots- Landscape- Construction




RENT-BASED INDIVIDUALPROPERTY

COLLECTIVEPROPERTY

LiSASeesternB.R.O.T.

JAspernPegasusQue[e]rbau

CLUSTER




LiSA, Seestern, B.R.O.T., JAspern

Pegasus, Que[e]rbauPROCESS &MEDIATION

CONSULTANT

PLANNERS

MUNICIPALITY


DEVELOPER

(FUTURE)TENANTS

CONVENTIONALMODEL

+ COLLECTIVEASPECTS

PARTICIPATORYMODEL

CO-HOUSING

BUILDIN

G CONCEPT

INDIV

IDUAL P

LANNIN

G

COLLECTIV

EFA

CILITIE

S

ALLOCATIO

N OF F

LATS

USE OF C

OLLECTIV

EFA

CILITIE

S

RE-ALL

OCATION O

F FLA

TS

CLUSTER



NEIGHBOURHOOD“CO-HOUSING CITY STATION“

source: ÖBB, temel.at

NEIGHBOURHOOD

NEW URBAN DEVELOPMENT

FOCUS ON SOCIAL/ECONOMIC MIX

EMPHASIS ON GROUND FLOOR USES

4 PLOTS RESERVED FOR CO-HOUSING

(FIXED PRICE, 2-STAGE CONCEPTIONAL &

IDEAS COMPETITION)



… FOR THE MUNICIPALITY

● RESERVATION OF PLOTS

● MANAGEABLE SIZES

● COOPERATIVE PLANNING PROCEDURES

● PROVIDE ENOUGH TIME FOR STABILITY OF GROUPS

● SUPPORT THROUGH OFFERING MODERATION

● FINANCIAL SUPPORT

● LEGAL ADVISE

● STUDIES AND EVALUATION

● ADAPTION OF BUILDING CODES



… FOR THE THE INHABITANTS

RESPONSIBILITY FOR IMMEDIATE ENVIRONMENT

ENABLES INTERACTION WITH THE NEIGHBOURHOOD

POSSIBILITY OF MINIMIZING INDIVIDUAL SPACE

MORE LUXURY FOR THE INDIVIDUAL (“THE ROOF TERRACE IS THE BETTER BALCONY”)

STRENGTHENS FEELING OF SECURITY


6 – PERSPECTIVES

THE ROLE OF THE INITIATIVE

• NEUTRAL NEGOTIATOR BETWEEN VARIOUS INTEREST GROUPS

• COMMUNICATING DEMANDS

• OFFERING A PLATFORM FOR NETWORKING

• INFORMING ABOUT PROJECTS

• COLLECTING INFORMATION

• HOLDING EVENTS, WORKSHOPS, ORGANISING VISITS TO PROJECTS

• REGULAR INFORMATION (NEWSLETTER, WEBSITE, FACEBOOK)

• ADRESSABLE BODY FOR STAKEHOLDERS

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