Frank Wassenberg, OTB, TU Delft, LSE, London, 4 December 2008 1

Naam van de presentatie

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OTB Research Institute for Housing, Urban and Mobility Studies

Key players in Dutch urban renewal

OTB Research Institute for Housing, Urban and Mobility Studies

Jaffalaan 9, 2628 BX Delft, the NetherlandsTel: 31 (0)15 2784461, fax: 31 (0)15 2783450email: f.a.g.wassenberg@tudelft.nl

London, LSE, 4 December 2008

Frank Wassenberg

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OTB Research Institute for Housing, Urban and Mobility Studies

LSE, London

Urban renewal policy in NL =

• A local activity

• Aimed at differentiation, social mix and housing mix

• Mixed housing measures: demolition, renovation, new building, sale

• Overrepresented in areas with social rented sector

• Aimed at: 20-40% less social sector housing (-20-40%), and more owner occupied housing (+20-40%)

• Integrated with other soc-ec. aims: elderly, facilities, jobs, social aims, environment, etc)

• Participation of many actors

Physical measures: renovation, demolition

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OTB Research Institute for Housing, Urban and Mobility Studies

Florida Atlantic University, USA

Differentiation

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OTB Research Institute for Housing, Urban and Mobility Studies

LSE, London

Actors in urban renewal

Municipality

Front office

Local p

olicitia

ns

State

Inhabitants

Shopkeepers

School

Sports

Owner

s Housing associations

Church

Future tenants

Police

architects

Outsiders image

Investors

Care

Builders

Actor: the State

• Big City Policy, from 1994 onwards

• Contracts with local governments

• Urban renewal = physical, social and economical

• Focus national urban renewal policy NL:

• 30 cities (in Big City Policy)

• 56 areas (2003; in 30 cities; 500.000 dwellings)

• 40 worst areas (2007; in 18 cities; 350.000 dwellings)

• A new minister (Vogelaar � Van der Laan)

Frank Wassenberg, OTB, TU Delft, LSE, London, 4 December 2008 2

Actor: the local level

• Historical strong role local government

• Area based developments

• Integrated approach, combining physical, social, economic

• Change from government to governance

• Collaborative planning, partnerships, process

Actor : housing associations (HA)

• 35% of all housing = 2.4 million = HA = social housing = public housing

• 99+% of all social/public housing = HA

• ¾ of all rented housing = HA

• Council housing (ca. 20%) dropped in 1990s

• Size HA = 200 - 70.000 dwellings (average 4 - 5.000)

• New housing stock (80% > 1945)

• 50% are single family dwellings, 50% multi-family

• Social sector (HA) is not residual or stigmatised

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OTB Research Institute for Housing, Urban and Mobility Studies

LSE, London

Housing associations and the social housing stock

0

500

1000

1500

2000

2500

3000

3500

4000

4500

5000

1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 20040

100

200

300

400

500

600

700

800

900

1000

social housing stock (x1000), left axis average housing stock (left axis)number of housing associations (right axis)

Source: CBS, Central Fund for housing (CFV)

HA and urban renewal

• Strong property position in urban renewal areas

• Overall strong financial position

• Hybrid organisation: ‘market investor with a social (non-profit) aim’

• No government money to housing renewal

• No/hardly government money to housing construction

• Instead: debate ‘Can housing associations pay (more) for social aims / liveability issues ?’

• Who initiates and takes the lead?

Housing associations (HA) in urbanrenewal

• HA show different policies in urban renewal:

• Active?: Good maintenance vs. Flow (sale, buy, build)

• Issues?: or: Providing only housing

Or: also ‘social property’ (schools, care, shops)

Or: also social development (jobs, schooling programmes)

• Aim?: HA for providing a safety net vs. serving as a trampoline

stimulate collectivity vs. stimulate own responsibilities

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OTB Research Institute for Housing, Urban and Mobility Studies

LSE, London

Debate

• What should HA do?

• Who initiates urban renewal process?

• Who pays?

• Role of inhabitants?

• Who is the HA?