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Domain: European Policies, Planning and Spatial Development HAROKOPIO UNIVERSITY Department of Geography Post-Graduate Programme ‘Applied Geography and Spatial Planning’ Domain: European Policies, Planning and Spatial Development (RE)APPROACHING VACANT AND ABANDONED LANDED ASSETS IN URBAN AREAS: THE ENABLING POTENTIAL OF URBAN COMMONS Challenges in Athens city center Master Thesis of Student Myrto Galani Athens, 28 July 2015 1 HAROKOPIO UNIVERSITY Department of Geography Post-Graduate Programme ‘Applied Geography and Spatial Planning’ Domain: European Policies, Planning and Spatial Development (RE)APPROACHING VACANT AND ABANDONED LANDED ASSETS IN URBAN AREAS: THE ENABLING POTENTIAL OF URBAN COMMONS Challenges in Athens city center Master Thesis of Student Myrto Galani Supervisor: Pavlos-Marinos Delladetsimas Athens, 28 July 2015 2 ACKNOWLEDGMENTS Upon completing my master dissertation, I would like, first and foremost, to express my gratitude to my professor and supervisor Pavlos-Marinos Delladetsimas, for proposing me the research topic, his guidance and support during the whole period of research and writing. In addition, I would like to acknowledge the European Module in Spatial Planning (EMSDP) 2015 team, both professors and participant co-students, for the feedback support and guidance on my dissertation’s route, during the three (3) months of my participation in the programme in KU Leuven, Belgium. Also, I would like to thank my professors and co-students in the “European Policies” domain of the post-graduate programme in the Department of Geography in Harokopio University for a constant academic exchange in and out of classroom, and my professors in the Department of Planning and Regional Development, in the Polytechnic School of University of Thessaly where I completed my undergraduate studies, for providing me with a ‘solid’ background and motivation to pursue further goals. Last but not least, I would like to thank my family for their overall support (and patience!) during this period and the good friends who were by my side. Myrto Galani 3 ABSTRACT ................................................................................................................................................ 6 INTRODUCTION ....................................................................................................................................... 7 PART A-THEORETICAL FRAMEWORK ........................................................................................... 11 1. VACANT AND ABANDONED LANDED ASSETS IN URBAN AREAS ................................ 12 1.1. DEFINITIONS ........................................................................................................................... 15 1.2. CAUSES AND EFFECTS ....................................................................................................... 18 2. DEALING WITH VACANCY AND ABANDONMENT IN URBAN AREAS – DIFFERENT APPROACHES ........................................................................................................................................ 22 2.1 GROWTH-LED APPROACHES ................................................................................................. 23 2.2. ‘ALTERNATIVE' APPROACHES .............................................................................................. 27 3. VACANT LAND AS AN URBAN RESOURCE – THE URBAN COMMONS POTENTIAL ... 33 3.1 THE CONTEXT OF URBAN COMMONS ................................................................................. 33 3.1.1 DEFINING THE (URBAN) COMMONS ........................................................................ 35 3.1.2 GOVERNANCE DYNAMICS ......................................................................................... 42 3.2 URBAN COMMONS AS AN ALTERNATIVE APPROACH TO VACANT LAND (RE)DEVELOPMENT.......................................................................................................................... 45 3.2.1 VACANT LANDED ASSETS AND URBAN COMMONS ................................................. 45 3.2.2 EXAMPLES ...................................................................................................................... 48 PART B- THE CASE OF ATHENS CITY CENTER ........................................................................... 57 4. DEFINING VACANCY AND ABANDONMENT IN THE GREEK CONTEXT ........................ 58 5. VACANT AND/OR ABANDONED LANDED ASSETS IN ATHENS ...................................... 60 5.1 (MAPPING) VACANT AND ABANDONED LANDED ASSETS IN THE CENTER OF ATHENS ................................................................................................................................................ 61 5.1.1 ABANDONED AND DERELICT BUILDINGS .................................................................... 67 5.1.2 RESIDENTIAL VACANCIES .......................................................................................... 72 5.1.3 RETAIL-COMMERCIAL VACANCIES ......................................................................... 78 5.1.4 OFFICE VACANCIES ..................................................................................................... 85 5.2. CAUSES AND CONSEQUENCES ........................................................................................... 93 6. DEALING WITH THE VACANCY AND ABANDONMENT IN THE GREEK CONTEXT: POLICY APPROACHES ........................................................................................................................ 98 6.1 POLICY EXAMPLES FROM THE CENTER OF ATHENS ..................................................... 98 6.1.1 PLAKA AREA ......................................................................................................................... 99 6.1.2 PSIRRIS AREA .................................................................................................................... 100 6.1.3 GKAZI-KERAMIKOS AREA ............................................................................................... 101 6.1.4 METAXOURGHIO AREA ................................................................................................... 102 6.1.5 RECENT INITIATIVES ........................................................................................................ 102 4 6.2 URBAN COMMONS: AN ALTERNATIVE APPROACH FOR ATHENS CENTER REGENERATION (?) ........................................................................................................................ 106 6.2.1 THE (URBAN) COMMONS IN ΤΗΕ GREEK CONTEXT .............................................. 106 6.2.3 HORIZONTAL STRATEGY GUIDELINES ...................................................................... 108 CONCLUSION ....................................................................................................................................... 114 BIBLIOGRAPHY ................................................................................................................................... 118 5 ABSTRACT Despite the fact that the discussion on the issues of vacancy and abandonment in cities is linked to the aftermath of de-industrialization and urban sprawl of the past, in the context of recent years’ economic crisis, they have re-emerged. Vacant or abandoned landed assets/properties (land and /or buildings) are often conceived as a problem, a negative situation that requires correction. Yet, beyond this perspective, there emerge alternative conceptions. Far from being an unrelentingly negative condition, vacant land, activated by governance mechanisms, may appear as a shared urban resource that localities could maximize and build upon. Urban Commons, as alternative ownership models and shared resources themselves, can constitute an aspect of this alternative strategy, as basis to sustain local development, and thus contribute to managing vacancy impacts on urban areas. More specifically, set in a context of contemporary economic crisis experienced by Athens and many Greek cities, vacancy and abandonment are re-generated and evolve by various reasons. Increased numbers of vacant landed assets reflect different pre-existing (or pre-crisis) conditions, affect different sectors (housing, retail, office) and inhibit different trajectories in the future development. In the central area of Athens, in particular, vicious spiral effect of abandonment and dereliction are evident. Spurred by this phenomenon, conditions of decay and urban decline are intensified, spreading to the whole agglomeration and leading even to “ghettoization” and de-valuation of inner city areas. At this point, the prospect of integrated re-development of those areas, with specific target to vacancy and abandonment, is an anticipated trajectory. The dissertation’s aim is to (re) approach vacant and abandoned landed assets in urban areas in the context of urban commons. Adopting this perspective, the main hypothesis is that Urban Commons have the potential to constitute (a part of) an alternative strategy to address vacancy and abandonment. Hence, through the case study of central Athens areas, the dissertation will first trace the distinct parameters and magnitude of the issues of vacancy and abandonment; second it will examine how existing land can be maintained and managed within the existing planning and governance mechanisms and also if and how urban commons can contribute to managing the added ‘layer’ of crisis; then, it will focus on the study of several initiatives concerning the potential of reutilization- redevelopment of vacant-abandoned assets, in an attempt to produce an alternative vacancy policy agenda
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