report group3

1 Group 3 - IP Bologna

Table of Contents

- Contents & Introduction

Page 2 - Constraints - Infrastructure, Hydrological

Page 3 - Nature and Landscape & Historical and Archaeological Aspects

Page 4 - Accessibility - Urban Roads and Neighbourhood Streets, Parking Lots, Public Transportation

Page 5 - Public Spaces, buildings of public interest, Functions/destinations, Residential function and destina-

tion.

Page 6 - Commercial, tertiary and productive function and destination, Areas for equipment and services,

Time, Use of the area during the day, Use of the area during the evening

Page 7 - Spectrum Appraisal for the Site in its Current State

Page 8 - SWOT Analysis of the Site

Page 9 - Critical Analysis of the Existing Policies and Local Initiatives

Page 10 - The directions of the PSC and PUV & The Good Practises

Page 11 - Phasing

Page 12 - The Master Plan

Page 13 - 3D Master Plan Images

Page 14 - 3D Master Plan Images

Page 15 - Master Plan Explanation - Insieme Masini

Page 16 - Master Plan Explanation - Insieme Masini

Page 17 - The Social Mix

Page 18 - Spectrum Appraisal for the Master Plan Site

Page 19 - References

Introduction

The Caserma Masini is a former army station in the south west of the inner-city of Bologna. It has been aban-

doned for about 15 years and has been deteriorating ever since. Since about one and a half years an association,

Là Bas, has been occupying the area with the aim to redevelop it and make it a liveable place again. This is also

part of the objective of this project; to see how the application of innovative spatial planning tools can be used to

create social housing in the area, in the context of cross cultural cooperation. In doing so, we will start of with a

site analysis of the Caserma, followed by a SWOT-analysis. We will then develop a list of criteria for effective and

sustainable housing policies. All of this will then be translated into a master plan to develop the area.


Site Analysis

1. Constraints

1.1 Infrastructure

The site analysis has identified a number of constraints regarding the existing infrastructure. The existing buildings

on the site create a hard border meaning that there is currently only one access point, located on the south west

of the site. The main constraints regarding the existing buildings on site are the restrictions that have been placed

upon the more historically important buildings such as the old convent located on the north of the site. Although

some of the buildings to the south of the site can be redeveloped or demolished, most of the buildings cannot be

altered externally.

The current greenhouse building on the northwest of the site has restrictions regarding redevelopment which denies any dem-

olition of the building. However, it is critical that the building’s roof is demolished and replaced as it contains asbestos. In its

current state the building is not safe to be occupied.

The Greenhouse Building The Greenhouse Building

1.2 Hydrogeological

The map provided by Comune di Bologna (2013) shows the area with hydrological restrictions. The site does not

fall within this area and is therefore unlikely to be affected by the restrictions.

The Site


1.3 Nature and Landscape

There is a two metre difference between the site boundary (64.3) and the Vansanto Stefano road (62) that runs

parallel to the north of the site. The height difference can make access to the site difficult for pedestrians and

cyclists.

There are numerous trees and areas of overgrown grass located within the site boundary that may have to be

removed if they obstruct development or future site uses. There is an area of communal vegetation growth lo-

cated in the central square of the site which will soon be expanded. The vegetation growth area must remain

within the site and therefore will take up a small area of the site.

Overgrown Grass and Trees Green Areas Within Bologna

1.4 Historical and Archaeological Aspects

The site and its surroundings are located within the historical centre of Bologna and are therefore subject to some

restrictions regarding future development. As aforementioned, the buildings in the north of the site are protected

and therefore cannot be externally altered at all. The buildings on the south west, west and east of the site can be

demolished. However, any buildings that replace them must be of the same area and height.

The diagram below shows the historical areas within Bologna. The dark blue areas show the nucleus of ancient for-

mation in the centre of the city. The mid blue areas show the district’s garden areas, and the light blue shows the

compact tissue areas within the city which are densely built areas. The mixed blue and white areas show the spe-

cialised areas within the city. The rings shown on the diagram refer to the age periods in which they were built.

The larger red ring shows the outer ring road plan which enclosed the city, and the black rings show the walls of

torresotti and the walls of selenite. The green areas show the range of infantry. The site for redevelopment is lo-

cated within the nucleus of ancient formation and is one of the older parts of the city; therefore it is important for

the redevelopment of the site to respect the site and its surroundings area’s history.

The Site


The second diagram, shown below, highlights the buildings of historical importance on the site . The red buildings

are of great historical and architectural interest and must not be demolished or externally changed. The pink build-

ings are buildings of documentary and must also not be demolished. The buildings shown in grey can be demol-

ished, or replaced with a building of the area and height.

2. Accessibility

2.1 Urban Roads and Neighbourhood Streets

The site is located on the south-eastern part of the inner city of Bologna, just within the ring road surrounding the

inner city. The site is only accessible by a gate at the Via Orfeo. Since it is so close to the ring road it is easily reacha-

ble from other parts of the city. However, the roads surrounding the site do pose some problems. First, the streets

on the southwest (Via Orfeo) and northwest (Via Borgolocchi) of the site are very narrow and therefore not very

well accessible. In addition to that, the Via Borgolocchi is also a one way road, which makes it impossible to access it

when coming from the direction of the city centre. The Via Orfeo is a two way road at the part that is right in front

of the entrance to the site. The rest of the road however is only one-way, leading traffic from the west towards the

site. Since the part right in front of the entrance is two-way, the site is reachable from both the west and the east.

2.2 Parking Lots

The possibilities for parking in the neighbourhood are limited. There are some parking lots near the entrance of the

site, right in front of the Baracanno, but there is only a limited number of those. There are also some underground

parking lots, but those are privately owned and can therefore not be used. This lack of public parking has a bad in-

fluence on the accessibility of the area, since people might have to park their cars further away.

2.3 Public Transportation

The possibilities to access the site by public transportation are very good. There are three bus stations within 100

metres from the gate of the site, which make it possible to reach the site relatively easily from all parts of the city.

3 Sustainable Mobility and Public Facilities

3.1 Pedestrian and Cycle Paths

The concept of sustainable mobility has not been well integrated in the neighbourhood of the site yet. Although

there are good facilities for pedestrians to safely move about in the shape of pavements, the possibilities for cyclists

are limited. There are no cycling paths or cycling lanes anywhere in the area. As a result, cyclists are forced to ride

on the road between the cars. The Via Orfeo and the Via Borgolocchi this is not such a problem, since those are only

small streets with just minor traffic, but on the bigger Via Santo Stefano there is a lot more traffic, which makes it a

lot more unsafe to cycle on the road.


3.2 Public Spaces

The area offers a lot of opportunities for public spaces. The courtyard in the middle of the site is accessible to all

residents and serves as a meeting place. Just outside the actual site, there is also the Piazza Baracanno, a small

patch of grass and a playground. The latter two can also be used as meeting places. The piazza however is mostly

being used as a parking lot. In addition to that, in the buildings at the site itself are several big halls which can also

be used as public spaces.

3.3 Buildings of Public Interest

There are several buildings of public interest in the area of the site. One of those is the Baracanno. Although it is a

church, it is now in use as a cultural centre and it is therefore of great public interest for the future residents of the

Caserma Masini. Other buildings of interest in the neighbourhood are the elementary schools.

On the site there are two buildings that are currently of public interest. One of those is the nursery, which provides

in day care for children of the current inhabitants of the area. The other is the old convent, which is now in use as a

common working space.

Interior of the Current Workshop Interior of the Current Nursery

Functions/destinations

Residential function and destination

The residential function is the main function of the Caserma. The upper floors of the old convent and the dwellings

at the west side of the site being used as residential buildings. The building at the west side of the entrance to the

courtyard is currently being developed by Là Bas and they are hoping that it will be possible to live in it within 3

months. The building stretching along the east side of the courtyard is currently empty, but does offer possibilities

for residential and other functions.

Interior of the East Side Building Exterior of the East Side Building

Most of the surrounding buildings in the neighbourhood serve a residential function. Neither the function, nor the

destination of these buildings will be affected by the developments that will take place at the Caserma. However, in

contrast to the people living at the site, the majority of the people living in the neighbourhood are quite affluent

and are considered to have a different political orientation than the rest of the city and Là Bas.


Commercial, tertiary and productive function and destination

There is no commercial function or destination at the site as it is right now. Also in the directly surrounding area,

the amount of commercial functions is limited. Only at the north side of the Via Santo Stefano there are some com-

mercially used buildings, in the shape of some shops.

The tertiary function at the site and the surrounding area is limited. There are two schools situated at walking dis-

tance from the site and there is the Baracanno that offers possibilities for people to do cultural activities. On the

site itself is a small nursery, organised by Là Bas.

Also the productive function of the site and the area are very limited. The only production that is actually taking

place there at the moment, consists of vegetables that are grown in the small garden at the courtyard of the Caser-

ma.

Areas for equipment and services

There are several areas for equipment and services at the site. In the building on the west side of the entrance is a

large hall that can be used as a bar. In the old convent, there are possibilities for people to use it as a common

working space. They can also store projects they are working on in there and tools are provided.

Time

Use of the area during the day

Most of the site is not in use at the moment. One of the apartments is being occupied by the Là Bas association as a

place to live. Furthermore, the old convent building is being used as a communal working space and one other

building is used as a nursery.

Use of the area during the evening

The courtyard serves as the location as a market on Wednesday evenings. This market also includes a bar in the

building west of the entrance. On other evenings, the area is not in use for any specific activities.

The Bar in the Building West of the En- A View of the Market


Spectrum Appraisal for the Site in its Current State

We have provided a spectrum appraisal, shown below, to highlight the positives and negatives regarding the sus-

tainability and use of the site in its current state. The appraisal highlights that areas such as; renewable energy

usage, land use and movement, housing type and tenure, and access to the site need to be improved in the rede-

velopment of the site.

Spectrum Appraisal

Job Opportunities

Wealth Creation

Social Cohesion

Work-Life Balance

Green Spaces

Recycling

Renewable Energy

Land Use & Movement

Biodiversity

Air & Noise Pollution

Car Usage

Services (i.e. Healthcare)

Mixed Use

Housing type & tenure

Access

Public Transport

Pedestrian Access

Aesthetics

Safety/Levels of crime

Local facilities (i.e. supermarket)


Strengths

Near the city centre

Close proximity to facilities

Aesthetics

Courtyard

Well connected to public transportation

Parking facilities nearby

Là Bas association’s activities

Green spaces in the neighbourhood

Graffiti

Quiet area

High buildings with multiple stories

Municipality has interest in developing the ar-ea

Near the ring road

Weaknesses

Walls surrounding the perimeter close off the ar-ea from the city

One way roads

Only one access point

Deteriorated buildings

A lot of money is needed to regenerate the area

Limited amount of parking space

Limited funds to regenerate the area

Monumental buildings cannot be changed

Graffiti

Narrow roads

Lack of communication between the owner of the site and the association occupying the area

Illegal occupation of the area by Là Bas

Opportunities

Multiple possibilities for the courtyard

Possibilities for (underground) parking

Make Là Bas legal

Green house could can be used for many func-tions

Passage through the Via Santo Stefano 109 to the north

Big halls for communal spaces

Gardens on the flat roof

No restrictions on the use of the buildings on the south west of the site

Cooperation between future residents and Là Bas

Chances for more efficient ways of energy

Threats

Potential social divide between the residents of the site and those of the surrounding area

Gentrification

Potential conflict between the private investors and Là Bas

Uncertainty of sufficient funds to develop the area

Possibility of problems for new residents to inte-grate into the area

SWOT Analysis of the site

The tables below highlight the strengths, weaknesses, opportunities and threats (SWOT) of the site in its current

state. Some of the aspects highlighted can be considered both positive and negative and therefore appear in

different sections of the table. For example, graffiti can be considered both aesthetically pleasing and displeasing

depending on different options. In addition to this La Bas can be considered strong as they have positive visions for

the area, however are also a potential threat regarding possible conflict.


Weaknesses

Decrease in national funds and disappearance of

big national housing plans

Few social housing policies

No big organization to manage housing policies

Bologna has been slower than other municipali-

ties to involve private actors

Opportunities

Decentralization, empowerment of local authori-

ties in social housing : better knowledge of

the local problems

Municipality target: aim to reach 20% of social hous-ing in each urban plan

Municipality target: to create a Metropolitan

Authority for Housing, able to manage the

network policies about housing plans and

welfare programs

Municipality target: connection to other planning policies (sustainable development, transportation,

fiscal and welfare policies for instance) Municipality target: to support housing compa-

nies (like Cooperative Housing Associations)

that have a “core business”

strongly focused onto build and to manage social

housing

Municipality target: to increase the public and

social dwellings stock, in relationship to the

Geography of the housing problems

Municipality target: to involve public and private ac-tors in planning future urban projects in order to

avoid any resistance and be better funded

Strengths

74.300.000 € : Public grants dedicated to hous-ing policies in Bologna Metropolitan Area, pro-

vided by the State or Emilia-Romagna Region, in the last 10 years

Some local initiatives are already launched in

order to improve social housing :

one by the A.M.A. Metropolitan Agency : a

private-public agreement to lower rent

prices (30% less compared to the current

market) and offer guarantees for landlords

in case of non-payment

Good for the grey area households

one by the Youth Department of the Gov-

ernment : a building for 45 young people

in co-housing

one self-regeneration programme for 10

buildings involving participation of cooper-

ative of housing

The “Eviction Protocol” of Bologna : 140 house-

holds have been saved from eviction thanks to

270.000 euros of grant supply

Threats

Decentralization, empowerment of local authori-

ties in social housing : funds are needed

Existing social organizations like associations

could enter into opposition with the munici-

pality wills if they are not listened

Critical Analysis of the Existing Policies and Local Initiatives

The tables below analyses the broad SWOT’s of the policies and local initiatives in place relevant to the site.

10 Group 3 - IP Bolo-

The directions of the PSC and PUV

The PUV document provides the detailed rules for a site to be developed or redeveloped. ‘Scheda 8 – Caserma

Masini’ or ‘Barracks Masini’ sets out the detailed regulations for the current site. The PUV sets out the directives

and regulations to;

RUE: Protect particular buildings of historical interest on the site such as the old convent building.

Meet the need for parking space of 40 cars, covering roughly 600m2. As there is no space for an on-site car

park without demolishing any buildings or obstructing the open space the car park will be underground ac-

cess from the existing car park located east of the site.

The PUV also sets out the permitted uses for the site, which include; residential, trade/ commercial, restau-

rants, and social/ communal destinations. The Masterplan for the site uses these directions and provides a

mixed use site with residential areas for students and low-income families, trade and commercial space in

the central square with the market, and social spaces such as the student lounge/ study area, and the com-

munity centre.

The site must also incorporate a 1000 m2 for a school for children aged 3 to 6. The Masterplan includes lo-

cated the school in the 999m2 building on the east of the site for the school, but also uses the community

centre next to it.

In addition to this the PUV sets out the need to demolish the roof the green house on the north of the site

which contains asbestos (Comune di Bologna, 2014).

The Good Practices

There are a lot of examples of good practice that have been taking place at other social housing projects. Many of

these practices are also applicable at the Caserma Masini. The ones below will be used in the project:

Improving social cohesion: There are a lot of social housing projects that focus on improving social cohesion.

In Torino there are the Luoghi Comuni Porta Palazzo (Personal communication, 9 March, 2014) and the Shar-

ing Torino projects (Personal communication, 9 March, 2014) that focus on doing this by creating shared fa-

cilities and communal rooms and by promoting cultural and social events.

Creating temporary housing: Temporary housing is used as a means to accommodate people who are in

need of housing for a short period of time, e.g. people who only have short job contract in the area (Sharing

Torino, Personal communication, 9 March, 2014).

Regeneration: Regeneration involves the renovation of buildings to improve living quality and the establish-

ment of new functions in the neighbourhood to reinvigorate the area.

Sustainable energy: Creating energetically sustainable housing can save a lot of money and is also better for

the environment. Both costs and emissions can be reduced when sustainable ways of generating energy are

used and insulations are improved to minimize the loss of heat or cold (Stroomversnelling, 2013).

Improving resident participation: By improving resident participation,

Bank of Time: Bank of Time is a Canadian initiative which has already been successfully applied in multiple

countries, among which are France and Italy. The idea of this concept is that one offers a certain service and

can then ask for another. All services are “paid” in time instead of in money, no matter what the service is. In

this way people can get services they need, without having to pay (Time Republik, 2014; Iperbole, n.d.;

L’Accorderie, n.d.).

Reusing old materials: By reusing old materials during construction, construction can be done cheaper and

with less environmental impact.

Incredible Edible: This initiative is aimed at promoting the local growing of food in cities. Anyone is allowed

to either plant or take these crops whenever he desires and as a result of this communal sharing, the initia-

tive will amplify social cohesion (Incredible edible, 2014).


Phasing

The diagram below provides an understanding of the time phasing in which certain element s of the project will be

carried out. The diagram does not provide the number of years that the project will take to complete as there are

certain elements that make time predictions difficult, such as the agreements with private land owner to extend

the car park, and the funding of the project. Therefore, the phasing diagram focuses on an order of construction

that allows the redevelopment to be completed in separate stages.


The Master Plan


3D - Master Plan

View from the South West of the Site - Bike Parking Area

3D Master Plan Images


The Play Area in Front of the School on Site

The Fountain in the Centre of the Site

The New Pedestrian Entrance North of the Site


The West View of the Site Including the Expanded Car Park

Master plan – Insieme Masini

To make it easier to identify the redevelopment of the area, our project has been given a name: Insieme Masini

(English: Together Masini). The name emphasizes the communal character the area, and shows that everyone is

welcome to participate and visit the area. Insieme Masini will consist of the following measures:

The building on the east side of the entrance will be demolished in order to enlarge the entrance to the

courtyard. One of the main targets of our plan is to open up the site more to the outside. This will be accom-

plished by making a throughway through the site. Therefore a bigger entrance was needed and a through-

way to the Via Santo Stefano will be created. This throughway will lead underneath the old convent and

through the Via Santo Stefano 109 to the street. The gates at the old convent entrance will be open during

the day and closed at night.

The building on the west side of the entrance will be turned into a student residence, since there is a big

housing shortage for students in Bologna. Students will live on the two top floors with approximately 20 stu-

dents per floor, sharing kitchens and bathrooms. On the ground floor a communal space will be created in

the shape of a lounge area, a bar area and a study area. This communal space can also be used by residents

of the other buildings.

The building on the east side of the site will be turned into a nursery. The two floors together measure ap-

proximately 1000 square meters and the large spaces in the building can easily be changed into rooms fit for

a nursery. A small playground with a fence around it will be created between the nursery and the former

greenhouse. This is done in order to give the children a safe place to play outside without having to close off

the whole courtyard.

The former greenhouse will be transformed into a community centre. This centre will be a multipurpose

building. During the day the centre can be used as a communal space or to host small indoor markets or oth-

er small events. Moreover, a stage will be built inside so the centre can be used for local talent shows or per-

formances.


The building behind the former greenhouse will be assigned to people in need of temporary housing and dis-

abled facilities. Since we prefer to do something about the structural housing problem for people that are

looking for permanent housing, we decided to assign only the top floor of this building to this purpose. The

ground floor will be fit with disabled facilities. There will be eight dwellings in this building, four on each

floor.

The area immediately in front of the old convent and on the balcony will be used as a communal gardens.

These gardens will be used following the Incredible Edible concept. Both people living in the Caserma and

from the surrounding area are allowed to make use of theses in order to improve cohesion in the area. The

rest of the courtyard will be used as communal space. In the middle of the courtyard a fountain will be

placed to emphasize the central position of the courtyard. The old asphalt on the courtyard will be substitut-

ed for more aesthetically pleasing tiling. The courtyard will be kept open as much as possible, so there is

enough room for the market to be installed.

The building that is currently being used as the nursery will be transformed into a laundrette. This laundrette

can be used by all the residents on the site for a small fee. The laundrette will offer washing and drying facili-

ties.

Behind the laundrette a parking area for bicycles will be created. In this way, people can safely store their

bicycles and the courtyard will stay as an open space.

The workshop in the old convent will remain the way it was. It will continue to serve as a communal space

where people can work together on their projects, and will further improve social cohesion.

The old convent and the buildings on the western part of the site will be used as residential buildings for so-

cial housing for people who are in need of a permanent dwelling. Before residents can enter they will be in-

terviewed in order to see if they can be part of the collaborative atmosphere that we want to create. In addi-

tion to that, they will have to agree to participate in the Bank of Time initiative.

The legally required 600 square meters of parking space will be built underneath the courtyard. By doing this,

the open space in the courtyard will stay open and can be used for communal activities. The entrance to the

car park will be the same entrance as the one the neighbour on the east is using for his underground parking.

For this to happen, a private agreement will have to be made with the owner of this parking. Once this is

done the underground parking can be extended underneath the courtyard.

One resident will be assigned to be the house keeper. He/ she will keep track of the Bank of Time and will

close the gate to the Via Santo Stefano at night. Furthermore he/ she would be in charge of cleaning hallways

and common areas. As a reward he/ she will get a discount on rent.


The diagram offered shows the social cohesion between the different residents and users of the site. Developing a

successful social mix is a key target in the development as the site hopes to create a good social mix among the var-

ious different users, and to create a successful social relationship between new residents and users and the existing

population in the local area.

The Social Mix


Spectrum Appraisal

Job Opportunities

Wealth Creation

Social Cohesion

Work-Life Balance

Green Spaces

Recycling

Renewable Energy

Land Use & Movement

Biodiversity

Air & Noise Pollution

Car Usage

Services (i.e. Healthcare)

Mixed Use

Housing type & tenure

Access

Public Transport

Pedestrian Access

Aesthetics

Safety/Levels of crime

Local facilities (i.e. supermarket)

Spectrum Appraisal for the Master Plan Site

The spectrum appraisal provides an aspiration for the different elements included. By comparing the master plan

spectrum appraisal and the appraisal for the site in its current state it is possible to see the areas focused on for

development on the site. The spectrum appraisal highlights three particular key areas that the master plan

strengthens on the site, these are; social cohesion, mixed use on the site, and aesthetics.


References

Comune di Bologna (2013). Vincolo idrogeologico. Accessed: 11-3-2014 via http://www.comune.bologna.it/

media/files/aree_sottoposte_a_vincolo_idrogeologico.pdf Comune di Bologna (2014). Caserma Masini. Accessed 11-3-2014 via http://http://www.agenziademanio.it/

export/download/demanio/venditeImmobiliStato/Caserma_Masini.pdf Comune di Bologna (2014). Iperbole. Accessed 11-3-2014 via http://informa.comune.bologna.it/iperbole/

psc/documenti/1623/

Google Maps (2014) . Google. Accessed: 11-3-2014 via https://maps.google.co.uk/

Incredible edible (2014). What we do. Accessed: 13-3-2014 via http://www.incredible-edible-

todmorden.co.uk/projects

Iperbole (n.d.). Banca del Tempo. Accessed: 13-3-2014 via http://www.iperbole.bologna.it/sportellosociale/

servizi/672/2509/

L’Accorderie (n.d.) Qu’est-ce qu-une Accorderie? Accessed: 13-3-2014 via http://accorderie.ca/quest-ce-

quune-accorderie/

Stroomversnelling (2013). Stroomversnelling in het kort. Accessed: 11-3-2014 via http://

www.stroomversnelling.net/2013/12/27/stroomversnelling-in-het-kort/

report group3

Documents

master plan site page

master plan page

hydrological page

phasing page

evening page

current state page

public transportation

contents introduction