for sale: ‘a block of city’
Urban Regeneration in a Market Oriented Decision Environment Ruud Hoekstra | P5 | Complex Cities Graduation Studio November 8th, room C Department of Urbanism | Delft University of Technology| the Netherlands
Vreewijk ‘Prachtwijk’, Picture Aerocamera, source: http://www.het-portaal.net/vreewijk for sale: ‘a block of city’
Javastraat, source: http://www.goorbergh.nl 2/70 Javastraat, source: http://www.indymedia.nl 3/70 “sharks snatch their opportuni es”
“against bargain sale of the neighbourhood”
Javastraat, source: http://www.indymedia.nl 4/704/4/7700 “The municipality and housing associa ons joined forces to reduce the amount of social housing and stretch the red carpet for specula on and gentrifi ca on. Whilst there is desperate shortage of aff ordable social housing and the
market for owed housing collapsed”.March 25th, 2012. Indymedia
Javastraat, source: http://www.indymedia.nl 5/705/5/7700 Dutch Spa al Planning | Market oriented
The State
Collec vism Societal values Individualism Collec ve Service Access Selec ve Service Access Equality Inequality Power The Market
Value & power shiŌ in context of Dutch urban development 6/70 source: Heurkens, 2012 Aspects Anglo Saxon model Rhineland model
Role central government Few regula ons & investment Regula ons, visions & investments Role local government Reac ve: authorisa on Ac ve: authorisa on & investment Role private sector Ac ve: ini a ve & investment Reac ve: realisa on Urban planning principle Development led Restric ve & permi ed Decision-making process Nego a ng (gaming) Consensus (deba ng) Organisa on Project oriented Collabora on model oriented Management Project oriented Process & product oriented
????? 7/70 source: Heurkens, 2009 the big shi in policy have led to...
...less investment of the central government
ISV 650 miljoen in 2020, source: http://www.zoek.offi cielebekendmakingen.nl 8/70 the big shi in policy have led to...
...authorisa on of the local government ...less investment of the central government
Building permit, source: http://www.google.com/images 9/70 the big shi in policy have led to...
...authorisa on of the local government ...less investment of the central government
...development led urban planning
Housing market, source: http://www.google.com/images 10/70 the big shi in policy have led to...
...authorisa on of the local government ...less investment of the central government
...public and private sector collabora on ...development led urban planning
Chp-business agreement, source: http://www.google.com/images 11/70 Na onal government (Rijk) Structure vision Rijk
Province Structure vision Province
Municipal Structure vision Municipal
€€€ + actors
implementa on x 100 vs. x 69
Doorwerking WRO Sloop en nieuwbouw in Nederlandse stadswijken; ontwikkelingen en effecten source: http://www.ruimtexmilieu.nl source: TNO, 2005 12/70 A market oriented approach to urban regenera on
arguments for... - more variety and quality of urban development (Priemus, 2002).
- more a en on for amen es (van Bergeijk et al. 2008).
- more diversifi ca on in social groups and housing typology (van Bergeijk et al. 2008).
- bring communica ve and adver sements skills (Noordam & Gruis, 2002).
arguments against... - Diffi cult to handle groups are le standing on the side-line (Dekker & Kempen, 2009).
- physical improvement that dominates (Hulsbergen & Stouten, 2001).
- good quality social housing is replaced by more expensive owner occupied housing (Hulsbergen & Stouten, 2001).
- plan or policy of what the neighbourhood should look like is adjusted according to who has the power to govern (Dekker & Kempen, 2009; Priemus, 2002).
13/70 €€ €
€ ?
Urban regenera on is en tled to a new environment as wel as urban proff esionals like us urban planners.
14/70 Aim
The objec ve of this research is to gain a deeper understanding of the plan-, decision-making and development process in a market oriented urban regenera on, which may lead to less equal physical and socio-demographic outcomes in neighbourhoods of empowerment.
15/70 16/70 condiƟ ons composi on of actors interest of stakeholders power of actors instruments and tools
17/70 ?
physical physical public policy condiƟ ons consequences legal measures social composi on of actors social physical physical measures interest of stakeholders socio-demographic fi nancial measures power of actors instruments and tools
18/70 physical physical public policy condiƟ ons consequences legal measures social composiƟ on of actors social physical physical measures interest of stakeholders socio-demographic fi nancial measures power of actors instruments and tools
19/70 ??20/70 Leeuwarden 1 Groningen 2
Alkmaar 1 Zaanstad 1 Amsterdam 5 Deventer 1 The Hague 4 Enschede 1 Amersfoort 1 Rotterdam 8 Arnhem 4 Dordrecht 1 Nijmegen 1 Utrecht 4 Eindhoven 3 Maastricht 1 Heerlen 1 source: Google images, available on Google.com 21/70 data: onderwerpen/aandachtswijken, available on: Rijksoverheid.nl Den Haag 5 Stationsbuurt Schilderswijk Zuidwest Transvaal
Rotterdam 8 Oude Westen Oude Noorden Crooswijk Dordrechtt 1 Bergpolder Wielwijk / CrabbehofCrabbehofb f Overschie Oud Zuid Vreewijk Zuidelijke Tuinsteden 22/7022/70 Rotterdam 8 Oude Westen Oude Noorden Crooswijk Bergpolder Overschie Oud Zuid Vreewijk Zuidelijke Tuinsteden
Feijenoord Chalois Afrikaanderwijk Carnisse / Zuidplein Bloemhof Oud-Charlois Hillesluis Tarwewijk Katendrecht 23/70 urban decay vacancy vandalism
urban decay Rotterdam-Mathernesserdijk vacancy Den Haag-Scheveningen crime Rotterdam-Crooswijk 24/70 source: http://www.mathenesserdijk.info source: http://www.wikimedia.org source: http://www.media.nu.nl 25/702255//770 26/70 Catharijne baan lucht 1972 27/70 source: http://www.herbertboland.fi les.wordpress.com Mapbook | Title annex emperical assessment
m immigrantsowner 7.1occupiedsafety€ indexlow income Katendrecht 58 % 29 % 7.6 57 % Feijenoord Afrikaanderwijk 86 % 10 % 5.1 64 % Bloemhof 74 % 21 % 4.8 64 % Hillesluis 82 % 26 % 4.3 63 % Rotterdam total 48 % 33 % 7.3 53 %
28/70 source: de stad in cijfers: available at: Rotterdam.nl/data new added stock >25% on current stock European Chinese Centre Warehouse Santos ownership housing corpora ons 63% Latenstein & Cordrico silo Polsgebied Zuid previous interven on 90% Rijnhaven bridge
Deliplein Laankwar er
Katendrecht hart
Havenkwar er Kaapseveer
de Driehoek
Parkkwar er 2e Katendrechtse haven
Kaappark
Rivieren Kwar er Ss Ro erdam 29/7029/70 source: Cos 2012 ‘Katendrecht Pols’
‘Bestaand Katendrecht’
‘Katendrecht Zuid’
30/7030/70 Phase 2, Blok III 82 single family houses 32 apartments
current stock Phase 3, Blok II <50-150 m2 39 single family houses new added stock 101-250 m2 Phase 1, Blok I 78 single family houses 20 apartments r e Phase 3, Blok C 28 single family houses 27 apartments 8 free development plots 1 Chinese church Laankwar
Phase 2, Blok B 49 single family houses 5 free development plots
Phase 1, Blok A 34 single family houses 1 primary school er 5 free development plots
31/7031/70 Parkwar Theory | Actor composi on
ac on
persons organisa ons ins tu ons
32/70 civic private public
persons organisa ons ins tu ons
33/70 persons ins tu ons
ins tu ons organisa ons
persons ins tu ons
organisa ons persons
34/70 persons ins tu ons
ins tu ons organisa ons
persons ins tu ons
organisa ons persons
35/70 Governance spaces
- closes spaces
- invited spaces
- claimed or created spaces
36/70 Tendering type versus process involvement process type decision plan development ini a ve feasibility realisa on exploita on defi ni on design prepera on Methods
ve Unsolicited proposal a zelf realisa on ini by market
market explora on market consulta on Governance space consul ng assignment design contest
One on one development
development commission by government ve a
on quality (vison)
ini development commision on price / quality (plan) development commision on price (highest bid)
37/70 Governance space Tendering type
Project envelope - area agreements
hight restricƟ ons, program (commercial non commer- cial), public/private
max. Xm
max. x levels 38/70 Governance space Tendering type
1 pre explora on
2 explora on
5 exploita on Project envelope
4 realisa on 3 plan study
39/70 Governance space Tendering type
Stakeholders involved at Project envelope what stage
40/70 Tendering type versus process involvement process type decision plan development ini a ve feasibility realisa on exploita on defi ni on design prepera on Methods
ve Unsolicited proposal Proper Stok a zelf realisa on Parkkwar er ini by market
market explora on market consulta on consul ng assignment design contest One on one development Woonstad Laankwar er development commission by government ve a
on quality (vison)
ini development commision on price / quality (plan) development commision on price (highest bid)
Tendering type versus process involvement case ParkkwarƟ er and LaankwarƟ er 41/70 source: (based on ‘Reiswijzer gebiedsontwikkeling’, 2011) Municipality Owners free plots
ini a ve ambi on vision/plan realisa on expoita on
market Proper Stok tenure takers exploita on
Municipality
ini a ve ambi on vision/plan realisa on expoita on
market Woonstad
KBO informal advisory role 42/70 Theory | Power of actors / stakeholder defi ni on
claim rights ownership interests
43/70 Power
ac on
actor A
44/70 Power
Desire
actor B
ac on
actor A
45/70 Power
LegiƟ macy
interest
interest
interest ac on
stakeholder interest
46/70 Power
LegiƟ macy
claim
stakeholder
Urgency 47/70 Power
LegiƟ macy 1 Dormant Stakeholder
2 Discre onary Stakeholder
latent 3 Demanding stakeholders Stakeholder 8 Nonstakeholder
Urgency 48/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Stakeholder 2 5 Discre onary Dangerous Stakeholder Stakeholder 6 Depending Stakeholder expectant 3 Demanding stakeholders Stakeholder
Urgency 49/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Stakeholder 2 5 7 Discre onary Dangerous Defi ni ve Stakeholder Stakeholder Stakeholder 6 Depending Stakeholder dominant 3 Demanding stakeholders Stakeholder 8 Nonstakeholder
Urgency 50/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Stakeholder 2 5 7 Discre onary Dangerous Defi ni ve Stakeholder Stakeholder Stakeholder 6 Depending Stakeholder 3 Demanding Stakeholder 8 Nonstakeholder
Urgency 51/70 52/70 investment Proper Stok fi nancial resources €
stakeholder / actor macy Parkkwar er power urgency legi Municipality y y y Properstok y y n KBO y y n Woonstad n n y free houses n n y
53/705353/7/ 0 interests inhabitants KBO symbolic resources
ownership surrounding stock Woonstad symbolic resources stakeholder / actor macy Parkkwar er power urgency legi Municipality y y y Properstok y y n KBO y y n Woonstad n n y free houses n n y
54/705454/7/ 0 land allocaƟ on municipality material resources
stakeholder / actor macy Parkkwar er power urgency legi Municipality y y y Properstok y y n KBO y y n Woonstad n n y free houses n n y
55/705555/7/ 0 ownership free development plots symbolic resources
stakeholder / actor macy Parkkwar er power urgency legi Municipality y y y Properstok y y n KBO y y n Woonstad n n y free houses n n y
56/705656/7/ 0 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Stakeholder 2 KBO5 7 Discre onary ProperDangerous Stok MunicipalityDefi ni ve Stakeholder Stakeholder Stakeholder Woonstad 6 free house stakeholder / Depending owners actor Stakeholder macy Parkkwar er 3 power urgency legi Demanding Municipality y y y Stakeholder Properstok y y n 8 KBO y y n Nonstakeholder Woonstad n n y free houses n n y Urgency 57/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Stakeholder 2 KBO5 7 Discre onary ProperDangerous Stok MunicipalityDefi ni ve Stakeholder Stakeholder Stakeholder Woonstad 6 free house stakeholder / Depending owners actor Stakeholder macy Parkkwar er 3 power urgency legi Demanding Municipality y y y Stakeholder Properstok y y n 8 KBO y y n Nonstakeholder Woonstad n n y free houses n n y Urgency 58/70 interests inhabitants KBO symbolic resources
investment Woonstad € fi nancial resources
land allocaƟ on municipality ownership surrounding stock material resources Proper Stok symbolic resources 59/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Proper Stok Stakeholder Woonstad 2 KBO5 7 Discre onary Dangerous MunicipalityDefi ni ve Stakeholder Stakeholder Stakeholder 6 stakeholder / Depending actor Stakeholder macy Laankwar er 3 power urgency legi Demanding Municipality y y y Stakeholder Woonstad y n y 8 KBO y y n Nonstakeholder Proper Stok y n n free house free houses n n n owners Urgency 60/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Proper Stok Stakeholder increasing urgency by pressure on company results Woonstad 2 5 7 budget cuts might lead to loss of fi nancial KBO Discre onary power to possess land (material resources) Dangerous MunicipalityDefi ni ve Stakeholder Stakeholder Stakeholder no symbolic claim (possession houses) 6 stakeholder / Depending actor Stakeholder macy Laankwar er 3 power urgency legi Demanding Municipality y y y Stakeholder Woonstad y n y 8 KBO y y n Nonstakeholder Proper Stok y n n free house free houses n n n owners Urgency 61/70 Power
LegiƟ macy 1 Dormant Stakeholder 4 Dominant Proper Stok Stakeholder 2 KBO5 7 Discre onary Dangerous WoonstadDefi nii ve Stakeholder Stakeholder Stakeholder 6 Depending more vulnerable for negoƟ aƟ ons = MunicipalityStakeholder (the land use instrument won’t func on if no one wants to develop)3 Demanding Stakeholder 8 Nonstakeholder free house owners Urgency 62/70 Local inhabitants interest Park- and Laank- Local inhabitants goal war er Signthline ‘Timorstraat’ Keep their living quality Plan damage lot pasport Esthe cal quality Social quality, prac cal issues an inhabitants fi t plan
Private interest Laankwar er Private goal Street served buildings conserve middle income in city Diversifi ca on Housing quality that a racts fron ers fast development phase II con nuity in companies overall develop- ment rate compensa on unprofi table interven ons housing career step / opera ng income (bedrijfsresultaat)
addap on Land use plan by municipality (project envelope) = Physical result
63/70 Municipality
market Proper Stok tenure takers exploita on Owners free plots
ini a ve ambi on vision/plan realisa on expoita on
housing closed governance space Parkkwar er closed governance space invited governance space community school
Municipality market Woonstad KBO informal advisory role
ini a ve ambi on vision/plan realisa on expoita on
closed governance space invited governance space
infl uence project outcome 64/70 A market oriented approach to urban regenera on
arguments for... - more variety and quality of urban development (Priemus, 2002).
- more a en on for amen es (van Bergeijk et al. 2008).
- more diversifi ca on in social groups and housing typology (van Bergeijk et al. 2008).
- bring communica ve and adver sements skills (Noordam & Gruis, 2002).
arguments against... - Diffi cult to handle groups are le standing on the side-line (Dekker & Kempen, 2009). - physical improvement that dominates (Hulsbergen & Stouten, 2001). X - good quality social housing is replaced by more expensive owner occupied housing (Hulsbergen & Stouten, 2001).
- plan or policy of what the neighbourhood should look like is adjusted according to who has the power to govern (Dekker & Kempen, 2009; Priemus, 2002).
65/70 Urban RegeneraƟ on
public policy condiƟ ons consequences
organisaƟ onal measures actor composiƟ on physical * policies * tendering type * tenure type * alloca on rules * governance spaces * housing typologies * traffi c laws * project envelope * services typologies * advise * actors involved in stage * public space typology * training interest of stakeholders * plot variaty * promo on and actors socio-demographical physical measures * public interest * dicplacement * control on private land * private interest * gentrifi ca on development * other stakeholders * dispursion inhabitants * land use plan * shared values * etnic diversity * public building works * validity * classes fi nancial measures power of actors (lower,middle,upper) * subsidies * ins tu onal power * taxes * fi nancial power ? * price controls * organisa onal set-up instruments and tools * legal * physical * fi nancial * communica ve
independent variables intervening variables dependent variables
66/70 Urban RegeneraƟ on
public policy condiƟ ons Ō .nlconsequences
organisaƟ onal measures actor composiƟ on physical * policies * tendering type * tenure type * alloca on rules * governance spaces * housing typologies * traffi c laws * project envelope * services typologies * advise * actors involved in stage * public space typology * training interest of stakeholders * plot variaty * promo on and actors socio-demographical physical measures * public interest * dicplacement * control on private land * private interest * gentrifi ca on development * other stakeholders * dispursion inhabitants * land use plan * shared values * etnic diversity * public building works * validity * classes fi nancial measures power of actors (lower,middle,upper) * subsidies * ins tu onal power * taxes * fi nancial power ? * price controls * organisa onal set-up instruments and tools * legal * physical * fi nancial available next* communicaweek: repository.tudel ve
independent variables intervening variables dependent variables
67/70 Urban Regeneration in a Market Oriented Decision Environment
Ruud Hoekstra | P5 | Complex Cities Graduation Studio | Chair of Spatial Planning & Strategy 68/70 Faculty of Architecture | Delft University of Technology| The Netherlands Thank you!
Urban Regeneration in a Market Oriented Decision Environment
Ruud Hoekstra | P5 | Complex Cities Graduation Studio | Chair of Spatial Planning & Strategy 69/70 Faculty of Architecture | Delft University of Technology| The Netherlands