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Onderzoek Dat in Deze Publicatie Gepresenteerd Wordt, Is Uitgevoerd Door De Deelnemende Studenten in De Maanden Voor En Na Onze Studiereis

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Onderzoek Dat in Deze Publicatie Gepresenteerd Wordt, Is Uitgevoerd Door De Deelnemende Studenten in De Maanden Voor En Na Onze Studiereis STUDYTRIP 2016 Colophon Studytrip 2016 Napublicatie Studytrip 2016 Londen, Vancouver, San Francisco BOSS Students MSc Management in the Built Environment Delft University of Technology Cabinet 02.West.610 Juliananalaan 134 2628 BL Delft www.bosstudelft.nl [email protected] Redacteur Liesbeth van Walsum Auteurs Studytrip commissie 2016 Studytrip deelnemers 2016 Erwin Heurkens Peter de Jong Sponsors Technische Universiteit Delft BOSS praktijkvereniging Bouwen met Staal ABC Nova Syntrus Achmea Universiteitsfonds Delft Stylosfonds Omslag Britse, Canadese en Amerikaanse vlag bij het ‘Perrys Victory and Inter- national Peace Memorial’ Mike Bader fotografie Afbeeldingen, foto’s en illu- traties Alle afbeeldingen, foto’s en illustra- ties van deze publicatie waar geen bron bij vermeld staat, zijn afkomstig van BOSS. Copyright Deze publicatie mag, met bron- en auteursvermelding, ten dele gekopieerd worden voor educatieve doeleinden. Vermenigvuldiging met andere intenties is alleen toegestaan met toestemming van de organisatie van de BOSS Studytrip 2016. 2 STUDYTRIP Londen Vancouver 2016 San Francisco VOORWOORD Geschreven door Tine Nientker, verantwoordelijk voor de planning van het programma Londen. Vancouver. San Francisco - drie wereldsteden die bekend staan als goed ontwikkelde, diverse, populaire en continu groeiende steden. Maar waarom waren deze drie steden voor ons nou zo interessant om te bezoeken? De reden is heel simpel: er kan veel geleerd worden van de stedelijke projecten. Naast alle positieve ontwikkelingen hebben Londen, Vancouver en San Francisco ook te maken met een probleem. De steden worstelen alle drie met snel stijgende huizenprijzen, die niet meer in verhouding staan met de gemiddelde inkomens. Daarnaast is de stedelijke herontwikkeling constant aan het veranderen. De veranderingen die op dit moment in Nederland opkomend zijn, spelen al langer en op een veel grotere schaal in wereldsteden als Londen, Vancouver en San Francisco. Een ander economisch model maakt die grotere schaal mogelijk. Maar wat kunnen wij hier van leren? Het onderzoek dat in deze publicatie gepresenteerd wordt, is uitgevoerd door de deelnemende studenten in de maanden voor en na onze studiereis. Aangezien het Verenigd Koninkrijk, Canada en de Verenigde Staten alle drie een (deel van) het Angelsaksisch economisch model bevatten, wat contrasterend is met het Rijnlandse model dat wij in Nederland kennen, ligt de focus van het onderzoek op de verschillen tussen beide economische modellen. Het eerste deel van het onderzoek behandeld het thema ‘Urban Redevelopments' en vergelijkt de verschillende manieren waarop de stedelijke ontwikkelingen in Londen, Vancouver en San Francisco begeleid worden. Dit schetst een duidelijk beeld van het Angelsaksische model als onderdeel van de vastgoedwereld en zo kan worden ontdekt of bepaalde aspecten ook toegepast zouden moeten worden in Nederland. Het tweede onderzoeksthema is ‘Housing Inaffordability’. Londen, Vancouver en San Francisco kampen momenteel alle drie met een overschot aan onbetaalbare woonruimte, wat sociale uitsluiting van de lagere- en middenklassen tot gevolg heeft. Aangezien Amsterdam dezelfde kant op lijkt te gaan, zullen de drivers en effecten van, maar ook de mogelijke antwoorden op deze transitie worden vergeleken met de Nederlandse situatie. Namens de Study Trip commissie 2016 wil ik iedereen die iets aan deze napublicatie heeft bijgedragen en de reis mogelijk heeft gemaakt ontzettend bedanken. Wij hebben het heel erg naar ons zin gehad en hebben veel geleerd het afgelopen jaar! Veel leesplezier! 4 INHOUDSOPGAVE • Introductie 6 • Sponsors 7 • Commissie 8 • Deelnemers 9 • Introductie onderzoek 11 • Urban redevelopments 12 • Housing inaffordability 60 • Bronnen 95 • Nawoord 102 5 INTRODUCTIE Geschreven door Liesbeth van Walsum, verantwoordelijk voor het onderzoek Bij deze versie van de napublicatie ligt de focus op het onderzoek. Dit onderzoek heeft een belangrijke rol gespeeld tijdens de BOSS Study Trip 2016 en werd dan ook als rode draad gebruikt bij het opstellen van het programma. Voordat dat onderzoek uitgebreid aan bod komt, zullen eerst de sponsors die dit allemaal mogelijk hebben gemaakt worden beschreven. Vervolgens zal de Study Trip commissie 2016 worden voorgesteld, gevolgd door de docenten en studenten die aan de reis hebben deelgenomen. Het grootste deel van dit boekje bestaat tenslotte uit het onderzoek, dat verdeeld is over twee relevante onderwerpen: Anglo-Saxon Urban Redevelopment practices en Housing Inaffordability. De verdiepende studies die voorafgaand aan de reis zijn gedaan worden beschreven, aangevuld door onze bevindingen van tijdens de reis. 6 SPONSORS De TU Delft komt voort uit een Koninklijke Akademie die op 8 januari 1842 is opgericht. Tegenwoordig is dit de grootste en oudste openbare technische uni- versiteit van Nederland. Acht faculteiten en talrijke onderzoeksinstituten bieden een plek aan 19.000 studenten, ruim 3.300 wetenschappers en meer dan 2.200 man als ondersteunend en beheerspersoneel. BOSS (Building Organisation Student Society) is in 1993 door studenten opgericht als praktijkvereniging van de afdeling Management in the Built Environment aan de TU Delft. Het hoofddoel van de vereniging is het bevorderen van het contact tussen studenten en de praktijk. BOSS organiseert tal van nationale en internationale activiteiten om hier vorm aan te geven. Bouwen met Staal is actief in promotie, advies en voorlichting, kennisoverdracht en onderzoek voor het gebruik van staal in de bouw. De activiteiten zijn voornamelijk toegesneden op de toepassingsgebieden industriebouw, utiliteitsbouw, woningbouw en infrastructuur. ABC Nova is een integraal adviesbureau op het ge- bied van ruimtelijke en bouwkundige projecten. Ondersteund door eigen specialisten, verstaan de project- en procesmanagers de kunst om het gehele proces van initiatief- definitie en ontwerpfase tot en met realisatie en nazorg in beweging te krijgen en te houden. Syntrus Achmea is een gespecialiseerde vermogens- beheerder in vastgoed en hypotheken. Zij beleggen, financieren en ontwikkelen vastgoed ten behoeve van beleggingsportefeuilles van Nederlandse pensioen- fondsen, verzekeraars en charitatieve instellingen. Daarbij wordt gezocht naar interactie tussen de financiële en de maatschappelijke meerwaarde. Om studenten de kans te geven te excelleren, biedt het Universiteitsfonds Delft ondersteuning bij de ont- wikkeling van aanvullende onderwijsprogramma’s en pilots. Dankzij bijdragen van alumni en anderen die zich betrokken voelen bij de universiteit worden in- spirerende projecten gerealiseerd en krijgt talent de kans om uit te blinken. Het Stylos Fonds vervult sinds 1984 een vliegwiel- functie ter stimulering van de initiatieven van en voor studenten van de Faculteit Bouwkunde TU Delft. Zij doet dit onder andere door het verstrekken van subsi- dies en renteloze voorschotten, ideeën en advies. Ook heeft het bestuur vele contacten die kunnen helpen bij de organisatie van het evenement. 7 IMG_9439 (1).jpg https://drive.google.com/drive/folders/0B3JwcYRjMtEXMUF1SnRK... STUDY TRIP COMMISSIE 2016 (van links naar rechts) Hans Trip Programma Liesbeth van Walsum Onderzoek Lisa Kuijpers Voorzitter Wouter Disseldorp Penningmeester Tine Nientker Programma 8 1 van 1 4-5-2016 10:07 DEELNEMERS Erwin Heurkens Peter de Jong Lisa Kuijpers Tine Nientker Liesbeth v. Walsum Wouter Disseldorp Hans Trip Joost Nieuwenburg Sander Rovers Nick van Assendelft Sanne Harmsen Sarah Heemskerk Huub van Manen Rowie Huijbregts Thysia Kleijwegt Imardo de Blok Eva de Biase Sybren Geldof Marieke Slits Tymen Reijnders Nynke Wertenbroek Lisa van Dijk 9 ONDERZOEK I) Urban Redevelopment practices II) Housing Inaffordability 10 INTRODUCTIE ONDERZOEK Om de studiemogelijkheden te optimaliseren, zijn de huidige stedelijke ontwikkelingen in Londen, Vancouver en San Francisco voor vertrek al nauwkeurig geanalyseerd. Dat onder- zoek is op twee onderwerpen gebaseerd: Urban Redevelopments, begeleid door Erwin Heur- kens, en Housing Inaffordability, begeleid door Peter de Jong. Bij het Urban Redevelopments onderzoek ligt de focus op het Angelsaksische model, dat de vastgoedpraktijken in Londen, Vancouver en San Francisco typeert. Het tweede onderzoek behandelt het probleem van on- betaalbare woonruimte – iets waar alle drie de steden momenteel mee kampen. Beide onderwerpen waren goed vertegenwoordigd in het studiereis programma, waardoor wij onze ervaringen tijdens de reis goed aan het voorbereidende onderzoek hebben kunnen koppelen. Dit heeft tot bijzondere conclusies geleid. 11 LESSONS FROM A COMPARISON OF ANGLO-SAXON URBAN REDEVELOPMENT PRACTICES FOR THE NETHERLANDS Eva de Biase, Imardo de Blok, Sarah Heemskerk, Rowie Huijbregts, Huub van Manen, Tine Nientker, Joost Nieuwenburg, Sander Rovers, Marieke Slits, Liesbeth van Walsum Supervisor: Erwin Heurkens 12 TABLE OF CONTENTS • Introduction 14 • Research questions & methodology 15 • Chapter 1: London 16 1.1 Context 16 1.2 Property market 17 1.3 Organisation 24 1.4 Processes 27 1.5 Outcomes 28 1.6 Conclusion 29 • Chapter 2: Vancouver 30 2.1 Context 30 2.2 Property market 31 2.3 Organisation 32 2.4 Processes 34 2.5 Outcomes 38 2.6 Conclusion 40 • Chapter 3: San Francisco 41 3.1 Context 41 3.2 Property market 45 3.3 Organisation 46 3.4 Processes 48 3.5 Outcomes 49 3.6 Conclusion 51 • Comparison 52 • Our experiences 54 13 INTRODUCTION The reason for visiting London, Vancouver development in specific territories is key to and San Francisco lies in the fact that a lot explaining how real estate
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