Housing and other buildings

In most of the projects studied, housing and building improvements are an important element of the strategy. Some of the projects are in classic urban regeneration areas in inner cities, while others are in suburban areas characterised by demolition and reconstruction. Irrespective of the category to which the projects belong, it is generally agreed that one should concentrate on quality, both in refurbishment and in new construction. Quality attracts attention and is a good advertisement and it improves the general quality of life in the areas.

As mentioned in the section on diversity, there is a tendency in the projects to aim for a varied housing stock with respect to both size and form of ownership because that means a varied population and greater stability.

Experience shows, however, that regeneration and change should be gradual and considerate in order to keep the residents "on board". In Bijlmermeer, a high-rise housing estate outside Amsterdam, a little too much has been done too quickly. There, 25% of the housing units are being demolished and replaced with high-density/ low-level housing, mainly in the form of freehold homes. The new housing units are very popular and, although the average price is higher than in the rest of the Netherlands, they are much sought after. A new middle class has developed whose members want to own his or her own home and stay in the area.

However, it has already been found that internal segregation on the estate has increased. The original blocks of flats are becoming less attractive than they already were, and it is therefore already being discussed locally whether even more of them should be demolished.

In Scotland, Ireland and the USA, very deliberate use is also being made of a so-called "housing-led" strategy. This means that housing improvements are the driving force behind the transformation of deprived areas. By improving the housing stock, one changes the patterns of migration, thereby giving the areas a possibility of becoming socially and economically sustainable. Where the housing stock is not improved, residents who have managed to improve their conditions of life, tend to leave the area. It is the actual inward and outward movement of residents that determines the future of areas. Without a flexible and attractive supply of housing, an area can never become socially and economically sustainable. Housing is therefore the key. In some of the classic urban regeneration areas, the quality of the housing is the biggest single problem. Projects in Govanhill and Harlem are still battling with outdated housing. This has led to complaints from residents and a lack of understanding of the projects' other aspects. Here, the main task is to solve the problem of some totally basic building deficiencies. It is important to tackle this problem if the projects are to have any credibility among the residents. On the basis of the experience gained in the projects visited, we can make the following recommendations:

• It is important to focus on quality. Good quality buildings are a good advertisement and attract other investments, thereby improving the general quality of life.
• The classic urban regeneration problems remain central because they are the root cause of the decline of areas into slumdom.
• The residents must be involved in the planning of a project. That produces more sustainable solutions and greater local identity.
• The areas' special buildings must be preserved as symbols. That helps to support an area's identity.
• It is essential to create flexible and differentiated types of housing with respect to both the form of ownership, design and size. That ensures that the area can develop in the long term and that the individual residents can continue living there even if their life situation changes.

A fight for quality

Not Tolerable

Govanhill still suffers from classic slum problems. The housing stock has been slowly but steadily improved in the last 25 years, but now the work has come to a halt. Less political attention is now being paid to inner city areas. At present, public money is being channelled into experimental suburban projects such as Castlemilk. Govanhill has about 580 homes below the official standards. The main problems are damp, rot and poor installations. Govanhill Housing Association has therefore prepared campaign material in an attempt to gain the attention of the decision-makers. Flexible housing In Govanhill, a small number of new housing units are being built, mainly for large families. Importance is attached to high-quality construction, and the housing has gained many awards. The new housing units are designed as so-called barrier-free homes in which it is possible to live in different phases of life. For example, a bathroom can easily be fitted on the ground floor and it is simple to remove partition walls or install a stair-lift.

Integration of housing and trade and industry

Leipzig has problems with empty housing in central urban areas. In order to create a more attractive housing environment, the administration has decided to bring to an end the earlier practice of separating home and business. In a new building project, there are business premises on the ground floor and flats on the first and second floor. This increases the supply of business premises and offers an alternative form of housing.

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