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Social housing jurgen rosemann
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- 2. The Housing Question: • The capitalistic system ('the market') is unable to provide the working class with sufficient and affordable houses. • The Bourgeoisie 'solves' the problem by offering bad, overcrowded and unhealthy housing conditions. • Bad housing conditions are increasing because of the sudden inflow of the population to the big cities. 2 Friedrich Engels: About the Housing Question 1872/73
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- 4. The New Housing Question: • How to provide the urban poor with acceptable and affordable shelter? • How to combat social contradictions and segregation? • How to generate a more integrated urban society? 4
- 5. • To Buy or to Rent • To concentrate on the urban poor or to integrate different social classes 5
- 6. 1. To Buy or to Rent Owner‐Occupied Social Housing Rental Social Housing • Subsidized by the government •Provide land and basic housing facilities for free • Controlled rent level or •Offer low prized (subsidized) • Owned and managed by Non‐ houses for sale Profit Organizations (Housing Associations, Housing or Corporations, Foundations, •Offer financial support and/or Housing Co‐operatives) tax reduction for owner‐ occupied housing • Distributed according to social criteria 6
- 7. 1. To Buy or to Rent Owner‐Occupied Social Housing Problems: Large areas for poor people: • Segregation – prisoner effect • Bad facilities and bad infrastructure • No attention for public space • Bad maintenance Santiago de Chile • Security problems 7
- 8. 1. To Buy or to Rent Exception: Owner‐Occupied Social Housing Public Housing in Singapore • Development of complete Townships by Housing Development Board (HDB) • Maintenance of Housing Blocks, Public Space and Facilities by HDB • Collective Housing Improvement organized and subsidized by HDB 8
- 9. 2. Target Groups Social Housing accessible only Social Housing accessible for the urban poor: for wide levels of the society: • Low rent • Higher rent (individual • Low production costs – aid for poor people) low quality • Higher costs – higher • High subsidies per unit quality • Limited number of units • Lower subsidies per unit (limited public means) • Large number of units • Stigmatized areas: • Integrated areas: living concentration of poor together of different people ‐ segregation social classes 9
- 10. 2. Target Groups Social Housing accessible only Social Housing accessible for the urban poor: for wide levels of the society: 10 Paris/La Courneuve ‐ France Berlin ‐ Germany
- 11. The Case of The Netherlands Housing Act from 1901: • Housing as a right for everybody and its provision as an obligation of the society • Control of the housing stock and limitations for private landlords • Establishing of urban planning (extension plans for municipalities with more than 10.000 inhabitants) • Introduction of the social housing system 11
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- 13. The Case of The Netherlands Dutch Housing Stock in 2009 13
- 14. Housing Management and Organization • Almost all social housing units in the Netherlands are owned by non‐profit Housing Corporations, acting as financially independent entrepreneurs with social objectives and obligations. • Housing Corporations exist in two legal forms: • Housing Associations • Housing Foundations • Housing Corporations (Associations and Foundations) are working under supervision of the national and local governments. • Housing Corporations are obliged to reinvest their surplus into housing. 14
- 15. Housing Management and Organization • On national level Housing Corporations own 34 % of the total housing stock and 75 % of the rental housing stock. • Housing Corporations are no longer limited to the development of Social Housing units. They also are allowed to develop mixed areas, integrating Social Housing, Owner Occupied Housing and even commercial functions. • Recently the Housing Corporations in Amsterdam are responsible for the development of 60 – 70 % of the annual housing production in the city. Half of the units belong to the Social Housing sector. • The sale of Owner Occupied Housing became an important source of income to finance affordable Social Housing units. 15
- 16. Financial System • Financial Framework of Social Housing Social Social Housing Housing Local Local Guarante Guarante Bank Bank Government Government Fund Fund Housing Housing Corporation Corporation State State Central Central Housing Housing Tenant Tenant Fund Fund Own Financial Means Own Financial Means 16
- 17. Individual Aid costs 0 exploitation 50 years 17 Social Housing: Costs, Exploitation and Subsidies
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- 21. The Idea of Differentiated Housing Milieu’s • Housing no longer has to focus on the (statistical) average. The city is a collection of minorities, each of them with special demands, priorities and wishes. • Housing has to be differentiated according to different life‐ styles, different patterns of behavior and different value systems. • The combination of compatible life‐styles is able to bridge social contradictions and to contribute to social integration. • To generate an integrated urban society, social housing has to be combined with owner occupied housing and with other urban functions. • The combination with owner occupied housing and with commercial functions can generate additional means to 21 improve the quality of social housing.
- 22. Differentiated Housing Mileu’s Transformation of the former Water Works in Amsterdam •300 units Social Housing •150 units Owner Occupied (subsidized) •150 units Owner Occupied (non‐subsidized) •Small enterprize, restaurant etc. 22
- 23. Towards a new social Integration The Transformation of the former Waterworks in Amsterdam 23
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- 28. Differentiated Housing Milieu’s Restructuring of the Eastern Docklands in Amsterdam •Public Private Partnership between Municipality, Social Housing Associations and private Developers •Ca. 5.600 units •50 % Social Housing •50 % Private Housing 28
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- 36. Differentiated Housing Milieu’s Rehabilitation of the Bijlmer housing area in Amsterdam •Origin: monofunctional social housing area with 17.000 units • Ca. 9.000 units in high rise buildings have been demolished •The remaining blocks have been renovated and differentiated. •New terraced houses and single family houses have been integrated. 36
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- 45. The Case of Singapore: Public Housing Program • 84 % of the housing stock in Singapore is developed in the framework of the Public Housing Program. • An important aim of the Public Housing Program in Singapore is to generate identity and committment in the multicultural society. • Most of the Public Housing units are sold to the residents. Less than 10 % is rental. • The Public Housing Program covers a wide range of different housing types and sizes for different household types and different income groups. • The Public Housing areas are developed and maintained by the Housing Development Board (HDB). • Also the modernization and housing improvement is 45 organized by HDB in a collective way.
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- 55. Conclusions: • Social integration is a key issue of urban culture and urban identity. • Social housing can ease the social contradictions, can support amore integrated – more harmonious – urban society and in this way can contribute to the sustainability of the city. • However, social housing is not a singular solution. It has to be embedded in a differentiated and on the same time integrating housing policy that makes the city accessible and worth living for everybody. • The quality of design is a decisive factor to make the living‐together of different social classes acceptable, thus social integration possible. • There is no general receipt for Social Housing. Social housing always has to be adapted to local conditions and changing demands. 55