Quantifying the Costs of Urbanization

Quantifying the Costs of Urbanization Final Report 1 May 2017

Independent Research Study Alejandro de Castro Mazarro, José Lemaitre, Yashesh Panchal, Adelaida Albir Based on the seminar: “Quantifying the Environmental and Social Costs of Urban Space Production” GSAPP, Columbia University

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1 Object and Subject Centered Sustainabilities 5 A Dictionary of Sustainabiity 41 Retrofitting versus “Demolition as Usual” Looking at Bajos de Mena, Chile 42 Retrofitting versus “Demolition as Usual” Within architecture culture Retrofitting Culture “Re”development Culture Technological Culture 97 Some closing comments

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Object and Subject Centered Sustainabilities Sustainabilty is essentially spatial – in the sense that it always occurs in a given piece of geographic space, and at the same time, space is just a medium where the economic, social and environmental constituents of sustainability take shape. This paradox puts into question the agency of urban design to shape sustainability. The question “How can urban design can promote sustainability?” can have two responses coming from the interpretations of the spatial aspects of the economic and social dimensions of sustainability. Object-Centered Sustainability Sustainable design is, most commonly, depicted as a space that incorporates a technological device that increases its environmental efficiency. It appears at Starchitecture offices and projects, like at Reiser & Umemoto’s O-14 Tower, at Atelier 10’s botanical garden in Singapore, at Santiago Calatrava’s (Turning Torso tower), where “each apartment monitors heat and water consumption(...); kitchens have organic waste grinding and disposal facilities that convert food waste into biogas energy. Santiago Calatrava’s building also features a high degree of energy and water efficiency, allowing Turning Torso residents to live and enjoy a conscious and sustainable life.” This view of sustainability could be conceptualized as being object-centered, in the sense that it transfers objects (photovoltaic panels, trees, cooling systems) the agency to become sustainable. As such, this vision considers behavior as an externality. This vision is, rather, premising the need for economic growth, and attempting to maximize the environmental efficiency of the objects produced. The whole behavioral scene is vaguely defined, and it can be seen as a consequence of economic growth.. Object-centered sustainable development has created an industry of ever more technological products whose consumption needs to grow. The LEED certificate and parallel certificates have a major input in this spectrum, however admitting heavy differences between them. Technological solutions are very valuable but themselves cannot solve the problem of sustainability. Technological objects have themselves environmental and social agency but they don’t substitute human sustainable agency. Overconsumption, for example, produces gentrification and expulsion of residents; increase of overall carbon footprint due to expanding embodied and operational energy costs; pollution via increase of waste, The simplification of “the social” to an appendix to urban growth is wishful thinking, and it presumes that social interactions are solely consequences of economic ones. This position, in any case, can be seen as developmentalist in the sense that it is based on the increasing consumption of a particular type of commodity. This developmentalist 5

mindset searches for optimal economic growth solutions and takes us to distort sustainability to a concept where economic profit should happen, environmental damage should be limited, and social profit happens as much as economic profit happens. Subject-centered Sustainability A number of design practices have addressed sustainability, perhaps more implicitly than explicitly. that do not require ever-more technological operations exists in architecture. In this case but these practices promote is behavior based-architecture. In this case, projects enhance good behaviors that are materialized through design and space. These practices usually call for participatory projects, or talk about environmental aspects of sustainability, namely retrofitting. The very problem of this sustainability in architectural culture is that it does not understand that, consumption is, at the very end, a human action and that objects are subject to human consumption. This means that the domain of sustainability is subsidiary engineering, but mainly belonging to the political sphere. But even when ideas of retrofitting are very much welcomed, there are several challenges to behaviorist arguments. A first one is the fear of economic degrowth, which is coupled with the fear of dictatorship. A second problem is procedural: while it is undoubtedly clear that there are behavioral consequences to the production of space, it is quite complicated to assess how it is. Behavior-based sustainability is not persuasive enough. Technological sustainability (object based) is more VISIBLE than behavior based sustainability. What we evidence, at the very end, is that the evidences presented to this point are many, but we don’t know if there will be pitfalls to it. The social input to sustainability brings us to policy-driven proposals, and it seems that design does not have anything to do with it. What is more sustainable?

A Starbucks versus porcelain coffee cup

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Economic Cost/Benefit

Assessing the Costs of Urbanization These two thesis underline an epistemological problem that devenes into a disciplinary problem in urban design. Economic magnitudes are quantitative almost in essence; environmental magnitudes can sometimes be quantitative; and social magnitudes can hardly be quantitative. For this reason, sustainable development is a concept biased towards an economic, quantitative value. This means that there are no clear ways to understand what are the social and environmental costs and benefits of a certain economic activity. Some alternatives to account for the intersecting values of environmental, economic and social dimensions have, though, been raised . The actor-network theory and the systems theory; the environmental economy field; and the social ecology theory, can be understood as theoretical attempts to establish relationships across economic, environmental and social dimensions. While there is an undoubted success in the above, the strength and simplicy of economic numbers, has only been mirrored with hints and indications of what social and environmental costs and gains are of urbanization projects. The suspicion about the term “sustainable development” comes from its very beginning. Already in 1985, when the three E’s where created. For this reason, it is difficult to propose an alternative to technological sustainability because the environmental and social benefits of sustainability are not as self-evident as economic ones. Their interrelations are tight but not quantitative. The burden of proof lies in environmentalists and social scientists to demonstrate how much gains do social and environmental sustainability produce. In this material history, buildings themselves become waste as they get old; some of them are demolished and some re-used. Also in material terms, and the bodies of humans living in decaying buildings move to other buildings as they re-locate, and the waste of producing, maintaining, and demolishing buildings is carried to other environments, usually not urban. At a global scale, one third of urbanized areas are areas lives in something called “slums,” “informal settlements,” areas that represent a combination of low environmental, economic, or social wealth. This asks for a methodological experiment, which is what this research is about. The methodology incorporates creativity within an analytical process. I think we have to combine sweet renderings with very clear and strong diagrams that show evidence of how our proposal is cheaper, faster, greener, and richer for people. Also, we need to present a very detailed scheme that shows that we are not just daydreaming or talking in general, but rather that our project responds to the very root problem addressed at Madrid. Our project proposes an alternative operational model to desustainable development. 7

This project understands that even when an economic entry to sustainability is important, it is necessary to give voice to environmental entries to sustainability. Somehow, it is similar to the question of wether recyclable cups of Starbucks do save more environment, than using porcelain cups that have to be washed. If the entry point is the environmental, the question is: is it really so expensive to reuse and recycle buildings? And at similar costs: does it not clearly produce a much better social input?

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We imagine a scenario where city making is a cost associated to environmental and social wealth, which we understand as reusing buildings and cities. We find it is not necessary to build more housing. Rehousing in places that are built would drastically reduce urbanization costs. Watch out, there have been cases of rehousing and we should not try to invent the wheel We have to admit a high degree of contingency in this project. But we depart from it. We don’t aim to be quantitative (that is what we are departing from) but rather be orientative. For this reason, in this project we look into the internality of constructing a space, to see in it what were the costs and gains that are observable.

BS

ES

B Iterations of the triangle of sustainability

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SS

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NET PRESENT VALUE Discounted Cash Flow

Operational Expenditures EXPENDITURES

Capital Investment Appraisal

NOI DEVALUATION

Investment Devaluation

Capital Expenditure ECONOMIC QUALITY Cost of Minimum Supplies Property Cost Tax Building Value burden/savings Land Value Donations

IRR

A Dictionary of Sustainability WASTE

Construction Waste

Investments FINANCIAL CAPITAL

Inert Waste

WATER

Hazardous Industrial Waste Waste

Water

Carbon Footprint

Materials and Resources

Health

Loans

Poverty Rates

Technical Quality Process Quality

Skills

SOCIOCULTURAL QUALITY

ENVIRONMENTAL QUALITY Greenhouse Gases

Diversity POLITICAL CAPITAL Population

Natural resources

SOIL

HUMAN CAPITAL

Education

Dress

Food

Creativity

COMMUNITY CAPITALS

CULTURAL Ceremonies CAPITAL Family and Air Quality Neighbors Index Personal Construction Government Relations Biodiversity Embodied Operational Air Pollution Carbon Trust and Carbon Dioxide Energy Monoxide Cooperative Norms AIR SOCIAL Social Utilities Life Cycle Impact Embodied CAPITAL ENERGY NATURAL Construction Network Assessment Energy CAPITAL AND Dust Support Transport ATMOSPHERE BUILT Civic Engagement Life Cycle CAPITAL Scenery Infrastructure Assessment Sustainable Soil

Housing SBTool LEED HQE DGNB BREEAM

Leadership in Energy and Environmental Design Haute Qualite Environnementale German Sustainable Building Council Building Research Establishment Environmental Assessment Method 11

Telecomunications

Human Development Index HDI

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Tax burden/savings Donations Diversity POLITICAL CAPITAL Population


Health

Loans

Poverty Rates Skills

HUMAN CAPITAL

Education


CULTURAL Ceremonies CAPITAL Family and Neighbors Personal Government Relations Trust and Cooperative Norms SOCIAL Social Utilities CAPITAL Network

Biodiversity

NATURAL CAPITAL Transport

Infrastructure

Support

BUILT CAPITAL

Civic Engagement Housing

Telecomunications

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Food

Creativity

COMMUNITY CAPITALS

Scenery

Dress

Sustainability

Source EPA,2017

Sustainability is the ability to meet the needs of the present without compromising the ability of future generations to meet their own needs. From the Bruntland Report: This is the definition of sustainability as created by the United Nations World commission on Environment and Development. While it is not universally accespted, the UN’s definition is pretty standard and has been expanded over the years to include perspectives on human needs and well-being (including non-economic variables, such as education and health, clean air and water, and the protection of natural beauty). It is clear that the potential of our lon-term viability of well-being on this plantt has to do with our maintenance of the natural world and its natural resources. 1

Sustainability is the capacity to improve the quality of human life while living within the carrying capacity of the Earth’s supporting ecosystems. This definition has been provided by the International Union for Conservation of Nature (IUCN), the work of which is driven by the fact that global production an dconsumption patterns are destroying nature at persistent and dangerously high rates. As populations have increased and we have relied on the earth’s natural resources such as minterals, petroleum, coal, gas and so on, the earth’s natural ecosystems and creatures (from birds to insects to mammals) have declined. We have changed the sacred balance of nature as environmentalist David Suzuki puts it, which has had a negative impact on both humans and other living systems. 2

Sustainability is about stabilizing the currently disruptive relationships between earth’s two most comlex systems - human culture and the living world. This definition of sustainability was provided by the environmentalist Paul Hawken, who has written about the realization (and the science behind it) that we are using and destroying the earth’s resources faster than they can be regenerated and replenished. 3

Community Capitals Source Flora and Flora, 2004 Magnitude Multiple. Qualitative Variables Disciplines Planning, Public Administration

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Framework developed by Cornelia and Jan Flora to analyze how communities work. Based on their research to uncover characteristics of entrepreneurial and sustainable communities, they found that the communities most successful in supporting healthy sustainable community and economic development paid attention to all seven types of capital: natural, cultural, human, social, political, financial and built. In addition to identifying the capitals and the role each plays in community economic development, this approach also focuses on the interaction among these seven capitals as well as how investments in one capital can build assets in others.

N1. (Flora and Flora, 2004)

N2. This diagram compilesa few definitions of Social Capital and relates it to the other forms of capital under Community Capitals. Community Capital

N1 Magnitude: Frequency, Quality, and Satisfaction

Natural Capital

Air, soil, water, landscape and biodiversity

Financial Capital

Income, wealth, security, credit, investment

Built Capital

Water systems, sewers, utilities, health systems Language, rituals, dress

Cultural Capital

Community Capital

Social Capital

Personal Relationships Social Network Support Civic Engagement

Political Capital

Trust and Cooperative Norms

Bridging ties Work and neighbors

Composition Sources (place and context)

Bonding ties Family and Relatives

Channel or type (phone, digital, face to face) Diversity (sex, religion, educatioin, income) Size (number)

Support Perceived

Reciprocity

Support Received

Political voice, power

Support Provided

Political engagement Civic minded activities Formal volunteering Trust in institutions

Human Capital

Education, skills, health

Trust in others Social values of cooperation

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N2

Source Bourdieu, 1985 Magnitude Decomposable into two elements: the social relationship itself that allows individuals to claim access to resources possessed by their associates, and the amount and quality of those resources. Disciplines Business, political science, and sociology with emphasis Applications in the sociological literature emphasize its role in social control, in family support, and in benefits mediated by extra-familial networks.

Social Capital Aggregate of the actual or potential resources which are linked to possession of a durable network of more or less institutionalized relationships of mutual acquaintance or recognition. 1

Social capital (defined by its function) is a variety of entities with two elements in common: i) they all consist of some aspect of social structures, and ii) they facilitate certain action of actors—whether persons or corporate actors—within the structure. 2

Source Coleman, 1988 Magnitude No standardized measure to quantify it. Disciplines Social Sciences in General

A resource that actors derive from specific social structures and then use to pursue their interests; it is created by changes in the relationship among actors. 3

Source Baker, 1990 Magnitude No standardized measure to quantify it. Disciplines Social Sciences in General

Set of elements of a social structure that affects relations among people and are inputs or arguments of the production and/or utility function. 4

Source Schiff, 1992 Magnitude Quality and frequency of the elements affecting relations or utility function. Disciplines Social Sciences in General

The ability of actors to secure benefits by virtue of membership in social networks or other social structures. 5

Source Portes, 1998 Magnitude In Porter’s definition, a systematic quantification of social capital must be broken by: (a) the possessors of social capital (those making claims); (b) the sources of social capital (those agreeing to these demands); (c) the resources themselves. Disciplines Social Sciences in General

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The value of the relationships between people who work or live together and

Source Cambridge University Press, na Magnitude Qualitative Disciplines Social Sciences in General

the knowledge and skills that they have and share.

Social capital refers to the social connections and all the benefits they generate. The benefits for people having these social connections can occur either at an individual level or at a wider collective level. Social capital is also associated with values such as tolerance, solidarity or trust. Measuring the contribution of personal relationships is difficult. However, there are two approaches commonly used in policy evaluation: 1) Monetary valuation of social capital stocks. Consists of producing estimates of the value of social capital assets. Although some researchers have tried to estimate the value of social capital assets, they usually are not presented as monetary values; social capital differs from natural and human capital as it is a broad concept which is based largely on relationships.2)Development of a set of measures for social capital. Choosing relevant, independent and comparable measures based on surveys 8

Source Magnitude Qualitative Disciplines Social Sciences in General

One important aspect of social capital (together with Social Network Support, Civic Engagement, and Trust and Cooperative Norms). It refers to the structure and nature of people’s personal relationships. It concerns to who people know and what they do to establish and maintain their personal relationships. 9

Source Siegler, 2014 Disciplines Social Sciences, Public Administration, Community Magnitudes Qualitative. Characterized by the perceived support, the support received, the support provided, and the frequency of each support. Each one valued according to its frequency, quality, and satisfaction. Personal relationships are characterized by their sources, composition, size and diversity, type of contact. Each one valued by its frequency, quality, and satisfaction. Disciplines Usually characterized by: frequency of formal volunteering, political engagement, frequency of formal volunteering and political engagement, other civic-minded activities, and civic attitudes and beliefs. Each one valued according to its frequency, quality, and satisfaction.

Social Support Network One important aspect of social capital (together with Personal Relationships, Civic Engagement, and Cooperative Norms). It refers to the level of resources or support that a person can draw from their personal relationships, it also includes what people do for other individuals on a personal basis. Personal Relationships One important aspect of social capital (together with Social Network Support, Civic Engagement, and Trust and Cooperative Norms). It refers to the structure and nature of people’s personal relationships. It concerns to who people know and what they do to establish and maintain their personal relationships. Civic Engagement One important aspect of social capital (together Considered one important aspect of social capital (together with Personal Relationships, Social Network Support, and Trust and Cooperative Norms). It refers to the actions and behaviors that can be seen as contributing positively to the collective life of a community or society. It includes the value of community organization through the use of government, and activities such as volunteering, political participation and other forms of community actions. with Social Network Support, Civic 17

Engagement, and Trust and Cooperative Norms). It refers to the structure and nature of people’s personal relationships. It concerns to who people know and what they do to establish and maintain their personal relationships. Trust and Cooperative This refers to the trust and to the cooperative norms or shared values that shape the way people behave towards each other and as members of society. Trust and values that are beneficial for society as a whole (such as for example solidarity and equity) can determine how much people in a society are willing to cooperate with one another.

Qualitative variable. Usually characterized by: the trust in national government, and trust in other people such as family, friends and neighbors. Other Disciplines: Social Sciences, Public Administration, Community organization and planning.

Natural Capital Refers to those assets that abide in a location, including resources, amenities, and natural beauty. Natural capital might include parks, farmland, and features of the landscape or of nature.

Source Flora, Emery and Fey, 2006) Magnitude Air quality, land, water and water quality, natural resources, biodiversity, scenery Disciplines Community organization. Example, Nebraska has invested in its asset of crane migration to build a vigorous tourism effort.

Financial Capital Source (Flora, Emery and Fey, 2006) Magnitude Tax burden/savings, state and federal tax monies, philanthropic donations, grants, contracts, regulatory exemption, investments, reallocation, loans, poverty rates. Disciplines Economic and community development. For example, a community may seek grants to replace aging infrastructure.

Refers to those assets that abide in a location, including resources, amenities, and natural beauty. Natural capital might include parks, farmland, and features of the landscape or of nature.

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Source Flora, Emery and Fey, 2006 Magnitude Quality of housing, transportation infrastructure,telecommunications infrastructure and hardware, utilities, buildings. Disciplines For instance, specialists who help rural communities overcome water quality problems often have to start first with helping to develop local leadership.

Source (Harper-Scott and Samson, 2009) Magnitude Cultural capital functions as a social-relation within an economy of practices (system of exchange), and therefore includes the accumulated cultural knowledge that confer social status and power. Disciplines Social Sciences, Public Administration, Community organization and planning. Source (Flora, Emery and Fey, 2006) Magnitude Values, heritage recognition and celebration Disciplines In Roswell, New Mexico, the college invested the cultural assets of their bilingual staff to create a successful mentoring system for middle school students at risk due to their low reading scores.

Source (Andrew, 2017)

Built Capital Refers to the infrastructure that supports the community such as telecommunications, industrial parks, main streets, water and sewer systems, roads, etc. Built capital is often a focus of community development efforts. However, preliminary research indicates that when grants for water, sewers, roads, and other projects are given to communities that have not invested in thenother capitals, these projects tend to be less successful.

Cultural Capital Considered one important aspect of Community Capital (together with Social Capital, Human Capital, and Political Capital). It refers to the social assets of a person (education, intellect, style of speech and dress, etc.) that promote social mobility in a stratified society. 1

Reflects the way people “know the world” and how to act within it. Cultural capitalincludes the dynamics of who we know and feel comfortable with, what heritages are valued, collaboration across races, ethnicities, and generations, etc. Cultural capital influences what voices are heard and listened to; which voices have influence in what areas; and how creativity, innovation, and influence emerge and are nurtured. Cultural capital might include ethnic festivals, multilingual populations, or a strong work ethic. 2

Class-In-Itself

Term used by Marx in comparison to a “class-in-itself”, which can be defined simply as a position in a social structure. A “class-for-itself,” however, is defined as the organization of a group working colelctively towardsa a particular interest.

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SOCAP-IQ

The Integrated Questionnaire for the Measurement of Social Capital aims to generate qualitative data on various dimensions of social capital as a part of a larger household usrvey. The Questionnaire considers six dimensions: groups and networks; trust and solidarity; collective actin and cooperation; information and communication; social cohesion and inclusion; empowerment and political action. The Tool is based larged off of Robert Putnam’s Making Democracy Work (1994) where social capital refers to values, such as trust and solidarity that live in the historical practices of people and that help build democracy and evelopment

Source (De la Pena, 2008)

Social Mobility

Social mobility is the movement of individuals or groups in social standing social position. It may refer to classes, ethnic groups, or entire nations, and may meausre health status, litearcy, or education - but more commonly it refers to individuals or families, and their change in income (economoc mobility). It also typically refers to vertical mobility - movement of individuals or groups up (or down) from one socio-economic level to another, often by changing jobs or marriage; but can also refer to horizontal mobility - movement from one position toanother within the same social level.

Source (Payne, 1989)

Social Networks

Social Network is sthe structure made of people and their relationships. The entire network shows patterns of culture, people’s habits, value, and class. For individual it provides a person with more possibilitires and resources, such as thoughts, hppiness, or benefits.

Source (Mitchell, 1974)

Source (Schugurensky, 2000) Magnitude Multiple Other Disciplines Level of community organization through the use of government.

Political Capital

Source (Flora, Emery and Fey, 2006) Magnitude Level of community organization through the use of government; ability of government to garner resources for the community. Other Disciplines

Political capital refers to the trust, goodwill, and influence a politician has with the public and other political figures. This goodwill is a type of invisible currency that politicians can use to mobilize the voting public or spend on policy reform. 1

Reflects access to power and power brokers, such as access to a local office of a member of Congress, access to local, county, state, or tribal government officials, or leverage with a regional company. 2

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Source (Becker, 1994) Magnitude Qualitative Variable Other Disciplines Social Sciences, Public Administration, Community organization and planning. Source (Flora, Emery and Fey, 2006) Magnitude Population, education, skills, health, creativity, youth, diverse groups Other Disciplines At Fond du Lac Tribal and Community College, the college provides on-site training in new energy-conscious construction as part of their new building project; thus expanding the human capital available in the region to address energy conservation

Source (Helliwell and Putnam, 2004), (Veenstra, 2002), (Sampson, 2012) Magnitude Qualitative Variable Other Disciplines Social Sciences, Public Administration, Community organization and planning.

Source (Putnam, 2000 and 1993), (Fukuyama, 1995), (Putnam, 2000 and 1993), (Aguilera, 2002), (Goldthorpe et al., 1987) Magnitude Qualitative Variable Other Disciplines Social Sciences, Public Administration, Community organization and planning.

Human Capital

Important aspect of Community Capital (together with Cultural Capital, Social Capital, and Political Capital). The term refers to the stock of knowledge, habits, social and personality attributes embodied in the ability to perform labor and produce economic value. 1

Understood to include the skills and abilities of people, as well as the ability to access outside resources and bodies of knowledge in order to increase our understanding and to identify promising practices.Human capital also addresses leadership’s ability to “lead across differences,” to focus on assets, to be inclusive and participatory, and to be proactive in shaping the future of the community or group. Human capital might include a local leadership development program, a high level of educational achievement within the population, or a cluster of skilled crafts people. 2

Social Capital and Well-Being

It refers to the positive contribution of social capital to a range of well-being aspects relevant to policy makers and researchers, such as personal wellbeing, health and crime rates. These benefits occur at every level: individual, community, regional, national or even international.

Social Capital and Economy

It refers to the positive contribution of social capital to economic growth: greater economic efficiency. At a macro-level, it is likely that higher levels of trust and cooperative norms reduce transaction costs, thereby driving productivity. At an individual level, people with wider social networks are more likely to be employed, to progress in their career and to be paid more.

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NOI DEVALUATION

Capital Expenditure ECONOMIC Cost of Minimum Supplies Property Cost

Inflation


QUALITY

IRR

Building Value Land Value

Affordability

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Source (Designing Buildings, 2016) Magnitude Monetary Value Other Disciplines Construction, Demolition, and Accounting

Source (Designing Buildings, 2016) Magnitude Monetary Value Other Disciplines Accounting, Business Operations

Source (Investopedia, 2017) Magnitude Monetary Value Other Disciplines Economics, Accounting

Source (Investopedia, 2017) Magnitude Monetary Value Other Disciplines Economics, Accounting

Capital Expenditure (CAPEX)

CAPEX is a cost that affects fixed assets of a building. It typically concerns the acquisition, construction, significant enhancement, or demolitino of a fixed asset. In order for an enhancement to be considered a capital expenditure, it needs to significantly lengthen the life of the asset, significantly increase the value of the asset, or significantly increase the usefulness of the asset. Higher CAPEX typically results in lower OPEX. Typically, CAPEX is associated the beginning or the end of a building’s life cycle where large investments in fixed assets are incurred.

Operational Expenditure (OPEX)

Operational Expenditures are incurred in day-to-day operations, such as wages, utilitites, maintenance and repairs, rent, sales, general and administrative expensives. OPEX don’t enhance or affect the life of a building. They are usually associated with the middle stages of a building’s life cycle, once the acquisition and construction are completed and the building is handed over to the client.

Economy of Scale

Economy of scale means when more products are produced, the cost per unit is decreased, since the fixed cost is spread out by the increasing quantity of products. Also , operational efficiency enables the per-unit cost decrease. It is the advantage of enterprises because of their size. Economy of Scale has limits. When passing the optimum point where cost per additional unit begin to increase

Marginal Benefit

The worth that a person attributes to or receives from consuming an additional unit ofa good or service; or the maximum amount a person is willing to pay to consume that additional unit of a good or service

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Source (IFAC, 2012) Magnitude Monetary Value Other Disciplines Accounting, Business Operations

Source (IFAC, 2012) Magnitude Monetary Value Finance, Real Estate, Business Operations

Source (Designing Buildings, 2017) Magnitude Monetary Value Finance, Real Estate, Business Operations

Source (El Confidencial, 2013) Magnitude Monetary Value Finance, Real Estate, Business Operations


Capital Investment Appraisal refers to the evaluation methods made by organizations on allocating resources to investments of a significant size. Typical decisions that require capital investment appraisal within the construction sector include make or buy decisions and acquisitions or disposal of assets. Typitcal Capital Investment Appraisal methods include the Discounted Cash Flow (DCF) and Net Present Value (NPV).

Discounted Cash Flow

Discounted Cash Flow is a form of Capital Investment Appraisal that discounts future cash flows back to the present in order to evaluate large investments in capital expenditures. In order to do this, the DCF model forecasts the expected future cash flows, establishes the total return, and discounts the future cash flows at a required rate of return.

Net Present Value

Net Present value is a Capital Investment Appraisal that tries to find the present value of the cash influes and the present value of the cash outflows of an investment in order to determine the profitability of the investment/project. For an investment to be worthwhile it has to yield a positive NPV, meaning that profit will be generated over time as a result of the investment. A negative NPV indicates that the investment is likely to lose money. Like any other business investment, property development will aim to yield a positive NPV that is greater than would have been achieved if capital was invested elsewhere.

Cost of Minimum Supplies

Utilities distributed in the area come at a cost. The basic cost of providing the service is then split among the residents and they have to additionally pay for the usage. This costs is dear to the residents and often a true indicator of the maximum willingness to pay for the utilities. It comprises of two key elements namely:1) Fixed Cost: The minimum cost of bringing the utilities to the doorstep/ to the building as a whole. 2) Marginal Cost: The price paid by an individual resident that is proportionate to the individual’s usage of the utility. When the building is occupied at maximum capacity, the proportion of an individual’s household’s expenditure dedicated to pay for their contribution to the fixed cost is lower than when the building is occupied by fewer than maximum residents/ households. The WTP is tested to the maximum before the household can no longer afford it and chooses to vacate the premises.

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Pareto Optimal

A Pareto-Optimal allocation of resources is achieved when it is not possible to make anyone better off without making someone else worse off

Source Stanford University, 2017

Source (Andersen & Engelstoft, 1995) Magnitude It is marked by the time it takes for the cumulative rent of the building to fall below the rent of the land; i.e. the time it takes for the ratio of ‘Building Value’ to ‘Land Value’ to go below 1. Other Disciplines Real Estate

Source (Litman, 2016) Magnitude Typically measured as a percentage of the tenant’s

Devaulation of Investment

It is the Diminished value (of exchange) due to decay of physical infrastructure, such as absolute or physical obsolescence. Occurs due to unused and/ or decaying structure. It is characterized by not fetching proportionate profits on investment as compared to the market value. As Land becomes more Valuable, the Return on Investment from the Building Rents diminishes, until a point where it becomes more profitable for the landlord to demolish the building and replace with a new product. This redevelopment comes with additional Capital and subsequent expectation of higher Return on Investment.

Affordability

Affordability refers to households’ ability to purchase essential goods and services, and so depends on their ability to control costs. The dynamic nature of housing prices can complicate affordability analysis. In particular, increasing the supply of middle-priced housing tends to increase affordable housing supply indirectly, as some households move from low- to the new middle-priced units, and over the long-term, as the new housing depreciates in price and becomes more affordable. In the past, housing experts often defined affordability as households spending less than 30 percent of their budget on housing, including rents or mortgages, property taxes, maintenance and repairs, and basic utilities, but the newer approach defines affordability as households spending less than 45 percent of their budget on housing and transportation combined.can no longer afford it and chooses to vacate the premises.

income Other Disciplines Real Estate, Public Policy

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Source (Andersen & Engelstoft, 1995) Magnitude Monetary Value Other Disciplines Real Estate, Building Management

Source (Andersen & Engelstoft, 1995) Magnitude Monetary Value Other Disciplines Real Estate, Building Management

Cost of Urban Poverty

The cost of urban Poverty refers to the relationship between the Building Value, the Property Value, and the Land Value. This indicates to what extent the capital invested in the property as such can provide an acceptable rate of return. If the buildings on a specific site are deteriorating (physical decay), their value will decrease and so will their share of the total property value. On the other hand if the building value is constant but the land value is increasing, bvp will can no longer afford it and chooses to vacate the premises. This will happen not only if the building value is constant but also if it is increasing at a lesser rate than the land value. While land values, in real terms, are relatively constant over time, building values are not. Physical structures decline either due to wear and tear leading to physical obsolescence absolute decline or to the appearance of new and better infrastructure, which leads to relative obsolence and economic decline.

Building Value and Land Value

The value of the building can be seen as the cumulative rent derived from the building. The Land Value can be seen as the the projected price of the land as a vacant plot in the exact neighborhood in the present time. The sum of the both the building value and the land value equals the Property Value

N1. The top three diagrams explains how physical decay of buildings devalue the property value. N2. This diagram represents the demand for different types of housing.

N2

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N1. These diagrams show how physical decay affects the property value as well as the building value as a perccentage of property value

N2

N2. As shown, the majority of buildings are maintaned as they are.

N2

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WASTE

Construction Waste Inert Waste

Industrial Waste

WATER

Water Efficiency

Hazardous Waste


ENVIRONMENTAL QUALITY

Carbon Footprint

SOIL

Greenhouse Gases

Sustainable Soil Air Quality Index

Construction Air Pollution

AIR Construction Dust

Carbon Monoxide

Embodied Operational Carbon Dioxide Energy Embodied Energy

ENERGY AND ATMOSPHERE

Life Cycle Impact Assessment

Life Cycle Assessment SBTool LEED Leadership in Energy and Environmental Design HQE Haute Qualite Environnementale DGNB German Sustainable Building Council BREEAM Building Research Establishment Environmental Assessment Method

29

Source (Air Now, 2017) Magnitude The Air Quality Index varies from 0 to 500, and there are 6 categories within that range, each one corresponding to a different health hazard. Other Disciplines Environmentalism, Public Policy

Source (Sustainable Build, 2017) Magnitude

Air Quality

The AQI is an index for reporting daily air quality. It tells you how clean or polluted your air is, and what associated health effects might be a concern for you. The AQI focuses on health effects you may experience within a few hours or days after breathing polluted air. Five major air pollutants regulated by the Clean Air Act: ground-level ozone, particle pollution (also known as particulate matter), carbon monoxide, sulfur dioxide, and nitrogen dioxide

Construction Dust

Construction dust is classified as PM10 - particulate matter less than 10 microns in diameter, invisible to the naked eye. Research has shown that PM10 penetrate deeply into the lungs and cause a wide range of health problems including respiratory illness, asthma, bronchitis and even cancer. Another major source of PM10 on construction sites comes from the diesel engine exhausts of vehicles and heavy equipment. This is known as diesel particulate matter (DPM) and consists of soot, sulfates and silicates, all of which readily combine with other toxins in the atmosphere, increasing the health risks of particle inhalation.

Weight Other Disciplines Construction and Demolition

Source (SuezEMag,2017) Magnitude

Inert Waste

Inert waste is waste which is neither chemically or biologically reactive and will not decompose. Examples of this are sand and concrete.This has particular relevance to landfills as inert waste.

Weight Other Disciplines Construction and Demolition

Source

Environmental Tariff

An Environmental Tariff, also known as a green tariff or eco-tariff, is an import or export tax placed on products being imported from, or also being sent to countries with substandard environmental pollution controls They can be used as controls or global pollution and can also be considered as corrective measures against “environmental races to the bottom” and “eco-dumping.”

Magnitude Monetary Value Other Disciplines Real Estate, Public Policy

30

Haute Qualite Environnementale

HQE is an certification system developed in France, but applicableinternationally. HQE assesses buildings on four categories: energy, environment, health, and comfort, each of which consists of 14 criteria: building relationship with its immediate environment; adaptability of the building and integrated choices of construction products, systems, and processes; low environmental impact worksite; energy management; waste management; operational waste management; maintenance and sustainability of environmental performances; four categories. comfort, and health quality of spaces, air, andwater. HQE qualifies the Other Disciplines Environmental Agencies, Urban certifications with stars (up to four). Source (Sustainable Building Alliance), (BeHQE, 2017), (PwC, 2013), (GreenBuilding Info, 2017) Magnitude The HQE has five certification levels: Exceptional, Excellent, Very Good, Good, and Pass. The number of stars indicate the level of achievement in the

Planning, Real EState

N1. These are the four areas researched by HQE for its certification system.

31

N1

Source

Planned Obsolescence

Planning or designing a product with a limited useful life, so it will become obsolete, that is, unfashionalbe or no longer functional after a certain period of time. Planned obsolescence benefits the producer because, to obtain continuing use of the product, the consumer is under pressure to pruchase again, whether from the same manufacturer (a replacement part or a newer model), or from a competitor which might also rely on planned obsolescence.

Magnitude Monetary Value Other Disciplines Real Estate, Public Policy

Building Research Establishment Assessment Method

BREEAM is the most widely used certification system. It considers the life cycle stage of buildings, and then uses nine categories to score and assess the Magnitude BREAAM’s ratings are broken sustainability of buildings. The nine categories are: energy, health/well-being, down by percentages: No innovation, land-use, materials, management, pollution, transport, waste, water. rating ( or = 30%), Good (> or = 45%), Very To measure energy, BREEAM looks at operational energy and carbon dioxide; good (> or = 55%), Excellent for management, management policy, commissioning, site management and (> or = 70%), Outstanding (> procurement; for health and wellbeing, indoor and external issues like noise, or = 85%). New buildings are awarded 1 to 5 stars, while light, and air quality; for transport, transport-related CO2 and location related existing buildings are awarded factors; for water, water consumption and efficiency; for materials, embodied 1 to 6 stars. ` Other Disciplines impacts of building materials, including lifecycle impacts like embodied CO2; for Urban Planning and Real waste, construction resource efficiency and operational waste management and Estate minimization; for pollution, external air and water pollution; for land use, type of site and building footprint; and for ecology, ecological value, conservation and enhancement of site. Source

Source (Southern Waste and Recycling, 2015) Magnitude

Hazardous Waste

“The sites of construction, demolition, restoration, and remodeling projects often produce hazardous waste. Hazardous waste may include lead, asbestos, plasterboard, paint thinners, strippers, and solvents, mercury, fluorescent bulbs, and aerosol cans. These materials need to be disposed of according to strict state and federal laws, and there are harsh fines and punishments for noncompliance.”

Weight Other Disciplines Construction and Demolition Sector

32

N1. These are the core nine principles that BREEAM bases its certification system on.

N1

33

Source (Sustainable Building Alliance), (PwC, 2013), (GreenBuilding Info, 2017) Magnitude LEED offers different certification levels using the a point system out of 100. Certified:40-49 points; Silver: 50-59 points; Gold: 60-79 points;

Leadership in Energy and Environmental Design

LEED is certification system is based on US standards, and it doesn’t provide international systems for countries that use different norms. It works throughout the entire building lifecycle. It assesses such buildings through the following categories: sustainable sites, water, energy, health and wellbeing (Indoor Environmental Quality), Material, Innovation and Design. LEED offers four levels of certification: Certified, Silver, Gold and Platinum.

Platinum: 80+ points. Other Disciplines Environmental Agencies, Urban Planning, Real Estate

Life Cycle Assessment

A process to evaluate the environmental burdens associated with product, processes or activity by identifying and quantifying energy and materials used and wastes released to the environment; to assess the impact of those energy and materials used and released to the environment; and to identify and evaluate opportunities to affect environmental improvements. The assessment include the entire lifecycle of the product, process or activity, encompassing extracting and processing raw materials; manufacturing, transportation and distribution; use, reuse, maintenance; recycling and final disposal.” Life cycle assessment (LCA) involves evaluating the environmental impacts of a product, process, or activity holistically, by looking at the entire life cycle of the product or process from raw materials extraction through disposal.

Source (SETAC, 2003) Magnitude Multiple Other Disciplines Environmental Design, Urban Planning

Source (Eco-Finanzas, 2017) Magnitude Economic Social Cost is measured by multiplying the resource/raw materials cost by

Economic Social Cost

their respective social costs Other Disciplines Environmental Agencies

34

An economic social cost is the alternative use of the raw materials used to produce a good plus the change/loss in well-being of the environment or community as a consequence of producing that good. Similar to negative externalities.

N1. These are LEED’s eight environmental principles.

N1

35

Carbon Monoxide

“Carbon monoxide is an odorless, colorless gas. It forms when the carbon in fuels does not completely burn. Vehicle exhaust contributes roughly 75 percent of all carbon monoxide emissions nationwide, and up to 95 percent in cities. Other sources include fuel combustion in industrial processes and natural sources such as wildfires. Carbon monoxide levels typically are highest during cold weather, because cold temperatures make combustion less complete and cause inversions that trap pollutants close to the ground.”

Source (Air Now, 2017) Magnitude Parts per Million. Other Disciplines Environmental Agencies

Emission Trading

Emissions trading or cap and trade is a market-based approach used to control pollution by providing economic incentives for achieving reductions in the emission of pollutants. A central authority sets a limit or cap on the amount of a pollutant that may be emitted. The limit or cap is allocated or sold to firms in the form of emissions permits which reprseents the right to emit or discharge a specific volume of the spcified pollutant.

Source Magnitude Other Disciplines Accounting

Source (Canadian Home Builder’s Association, 2008) Magnitude Mega-Joules (MJ) or Giga-Jou-

Operational Energy

Operational energy refers to the day to day energy used by residents in a building.

les (GJ) Other Disciplines Environmetal Agencies

Source (Canadian Home Builder’s Association, 2008) Magnitude Mega-Joules (MJ) or Giga-Jou-

Embodied Energy

les (GJ) Other Disciplines Environmetal Agencies

36

Embodied energy is “defined as the amount of energy required for construction and supplies, including all the energy used to produce the raw and manufactured materials required in a building’s construction.” It can be seen as embodied energy as the sum of all energy required to extract raw materials and then produce, transport, and assemble the elements of a building.

N1. (Jackson, 2005) N2. (Gonzales M, Navarro J, 2005)

N1

N1

N2

37

German Sustainable Building Council

The German Sustainable Building Council (DGNB) is an environmental certification system that assesses building sustainability through six different Alliance, 2017), (German categories: environmental, economic, sociocultural, and functional aspects, Sustainable Building Council technology, processes and site. However, the majority of the schemes are only (DGNB), 2015), (PwC, 2013), available in German. The DGNG offers certificates with four different levels: (GreenBuilding Info, 2017) Magnitude gold, silver, bronze, and certified, depending the overall score of the project. The Magnitude: The DGNB has DGNB is unique in that it offers assistance from initial concept to final completion four certification levels: Gold (=>80% overall score, =>65% by highlighting potential errors at an early stage Source (Sustainable Building

in each criteria), Silver (=>65% overall score, =>50% in each criteria), Bronze (=>50% overall score, =>35% in each criteria), Certified (existing buildings only, =>35% overall score). Other Disciplines Urban Planning and Environmental Agencies

Source (Time for Change, 2008) Magnitude Magnitude:Calculated by summing all of the CO2 emission of an activity given a time frame, usually for the time period of a year. The best way to calculate carbon dioxide emissions is based on fuel consumption. Other Disciplines Environmental Agencies

Source (SBCI- BCC Summary, 2017) Magnitude

Carbon Footprint

The total amount of greenhouse gases produced to directly and indirectly support human activities, usually expressed in equivalent tons of carbon dioxide

Greenhouse Gases

Gases that trap heat in the atmosphere are called greenhouse gases. These include carbon dioxide, nitrous oxide, methane, and fluorinated gases.

Parts per Million Other Disciplines Environmental Agencies

38

ENVIRONMENT Magnitude

Urban Retrofitting

Construction

[3-24] lb/SF1

Waste Embodied

400 Btu/SF

Energy Operational

50,000 Btu/SF

Energy Carbon Footprint 1

15 tons of CO2 for renovation of new house3

Business as Usual (Demolition) [41-53] lb/SF1 [2,400-12,000] Btu/SF for medium sized building2 50 tons of CO2 for construction of new house3

(USEPA, 2003) New Roof Remodel - 3.31 lbs/SF Complete House Remodel - [22-24] lbs/SF

2

(Jackson, 2005)

3

(Empty Homes, Agency, 2016)

SOCIETY Magnitude

Social Support

Urban Retrofitting

Business as Usual (Demolition)

positive?

Network Personal Relationships Civic Engagement

ECONOMY Magnitude Capital

Business as Usual (Demolition) $1.56/SF based on 50,000 SF 8-24 floor residential building

Expenditure 4

Urban Retrofitting

(Building Journal, 2017)

39

40

Retrofitting versus “Demolition as Usual” The Case of Bajos de Mena, Chile

41

0/6 Bajos de Mena

Years 1990-2021

Bajos de Mena is a neighborhood located in the extreme south west of Santiago (Chile’s main capital) in the borough of Puente Alto (Province of Cordillera). It is known for its high poverty rates, critical levels of overcrowding conditions, and high concentration of public housing. Its location is also associated to low quality environment and lack of urban services (pharmacies, stores, police or fire stations, etc.) The following analysis of the neighborhood considers 6 phases:

Authors Private sector (builders, developers), Public sector (MINVU)

1/6 Bajos de Mena construction 2/6 Occupation and repairs 3/6 Mobility plan 4/6 Transition 5/6 Rehabilitation 6/6 Rehabilitation 2

(1990-2004) (1997-2013) (2009-2015) (2012-2016) (2014-2017) (2017-2021)

1/6 Bajos de Mena Construction 2/6 Occupation and repairs 3/6 Mobility Plan 4/6 Transition 5/6 Rehabilitation 6/6 Rehabilitation 2 1990

1992

1994

1996

1998

A Bajos de Mena’s timeline considered in the study. Source: By author

2000

2002

2004

2006

2008

2010

2012

2014

2016

2018

2021

A

42

Years 1990-2004 Authors Private sector (builders, developers), Public sector (MINVU) Location Puente Alto, Región Metropolitana, Chile. Size 600 ha (6 km2). Unit size (single-family units and apartments): 590 Sq Ft.

1/6 Construction Bajos de Mena The construction of Bajos de Mena began under Patricio Aylwin administration in early 1990 with the purpose to provide housing for moderate and low income households. It was built by the private sector, partially financed with government vouchers, and households’ loans and savings. The first housing units were delivered in 1994 by Eduardo Frei’s presidency; however, the construction continued during the next decade reaching by 2004 (under Ricardo Lagos administration) a total of 49 sectors (villas), 25,466 units, and 122,278 residents (Census 2002). Through this period, the subsidized stock in Puente Alto rose from an estimated 11% in 1990 to 60% in 2000 (Casen).

Current State Partially demolished, rehabilitation plan in progress.

A Aerial view of Bajos de Mena, Puente Alto. Santiago, Chile. Source: Google Maps, 2017

A

43

B

B Typology: Single family unit Source: Kmcero, 2015. Las promesas Agrietadas de Bajos de Mena C Typology: 3-4 stories housing blocks (Condominios Sociales) Source: Kmcero, 2015. Las promesas Agrietadas de Bajos de Mena

C

44

Embodied energy Based on Jackson, Mike. 2005. “Embodied Energy and historic Preservation: A Needed reassessment.” Association for Preservation Technology International (APT) 47-52. - Residential garden apt. 648,445 Btu/sq.ft Equivalence: Unit of 590 sq.ft. (55 m2) 112,125 kwh/un - Residential 1 family. 702,047 Btu/sq.ft

121,392 kwh/un

Equivalence: unit of 590 sq.ft. (55 m2) 121,392 kwh/un

Residential garden of 590 sq.ft. (55 m2)

Residential 1 family unit 590 sq.ft. (55 m2)

112,125 kwh/un

Embodied Energy

45

Amounts were calculated considering the total value of acquisition subsidy (227UF USD 9,200 per unit), and a total housing stock of 25,466 units.

Estimated Total Expenditures First Stage USD $ 240,165,434 Others (0.7%) USD $ 1,921,325

The distribution was estimated based on Brain, I. and Sabatini, F. (2008) according to 1990 standards.

Construction (83%) USD $ 201,498,799

Urbanization (8.0%) USD $ 19,213,234

Land (7.3%) USD $ 17,532,076 Economy

46

Magnitude: Frequency,

Quality, and Satisfaction




Channel or type (phone, digital, face to face) Diversity (sex, religion, educatioin, income) Personal Relationships Social Capital

Social Network Support

Size (number)

Support Perceived

Reciprocity

Support Received


Civic Engagement

Support Provided

Political engagement


Civic minded activities Formal volunteering Trust in institutions Trust in others Social values of cooperation

“In Bajos de Mena there are no pharmacies, supermarkets, police stations, or fire stations... to attend a doctor people need to wait at least two months. According to the information gathered by the same local leaders, 50% of young people consume drugs, 70% of women have been mothers before the age of 14 and, on average, each family lives with CLP $ 300,000 a month. Built in 1990 to eradicate squatter settlements, Bajos de Mena resulted in a housing solution so problematic that, in 20 years, the state concluded that it had to demolish to rebuild. Kmcero, 2015. Las promesas agrietadas de Bajos de Mena “En Bajos de Mena no hay farmacias, ni supermercados, ni comisarías, ni cuartel de bomberos... donde para atenderse con un médico hay que esperar, por lo menos, dos meses. Donde, según información recolectada por los mismos dirigentes vecinales, el 50% de los jóvenes consume pasta base, el 70% de las mujeres ha sido madre antes de los 14 años y, en promedio, cada familia vive con $300.000 al mes. Construido en 1990 para erradicar los campamentos, Bajos de Mena resultó una solución habitacional tan problemática que, en 20 años, el mismo Estado llegó a la conclusión de que había que demoler para volver a construir.” Kmcero, 2015. Las promesas agrietadas de Bajos de Mena

47

Years 1997-2001-2013 Authors COPEVA (Private sector), SERVIU (Public sector). Location Bajos de Mena. Sectors Bernardo Leighton and Estación Ferroviaria.. Size 600 ha (6 km2). Unit size (single-family units and apartments): 590 Sq Ft.

2/6 Occupation and Repairs Bajos de Mena became known in 1997, when the recently delivered “Copeva houses”—referring to its builder’s name—did not withstand the rains. After covering the units with nylon (an image that circulated as a symbol of the inhabitants’ dignity violation) Copeva invested UF 27,672 to fix the units which failed again in 2001. That same year the government intervened providing direct assistance to affected households. Among those who received public assistance, 29% bought another SERVIU housing, 33% bought a unit in the private sector, and 38% decided to repair the unit. (Cociña, 2016)

Current State After a 16-years trial (in 2013 - Piñera administration) SERVIU was condemned to compensate all 674 families affected in 1997 (Emol, 2013).

A Single-family unit in Bajos de Mena covered with nylon in 1997. Source: Emol, 2013.

A

48

B

B Bajos de Mena covered with Nylon Source: Emol, 2013. C Condominios sociales in Bajos de Mena covered with nylon in 1997. Online resource: www.serciudadano.com

C

49

Embodied energy Based on Jackson, Mike. 2005. “Embodied Energy and historic Preservation: A Needed reassessment.” Association for Preservation Technology International (APT) 47-52. - Residential garden apt. 648,445 Btu/sq.ft Equivalence for unit of 590 sq.ft. (55 m2) 112,125 kwh/un - Residential 1 family. 702,047 Btu/sq.ft

121,392 kwh/un

Equivalence for unit of 590 sq.ft. (55 m2) 121,392 kwh/un

Residential garden of 590 sq.ft. (55 m2)

Residential 1 family unit 590 sq.ft. (55 m2)

112,125 kwh/un

Embodied Energy

50

Estimated Total Expenditures First Stage USD $ 240,165,434

The repairing costs consider only the investments made between 1997-2000, as calculated in Sandoval (2005). Compensation costs considers the goverment payments made in 2013 (post-trial) as stated in Emol, 2013. The rellocation was calculated considering a 227UF voucher assigned to 60% of the housing units affected (equal to 2,100 units). From that 2,100 units, the study considered that 29% of the households bought a SERVIU unit, and 33% bought a new housing in the private sector. (Habiterra, 2008).

2/6 Occupation and repairs USD $ 21,513,510 Rellocation USD $ 18,764,818

Compensation USD $ 1,600,000 Copeva’s repairings USD $ 1,148,692 Economy

51







Social Network Support

Size (number)

Support Perceived

Reciprocity

Support Received


Civic Engagement

Support Provided

Political engagement


Civic minded activities Formal volunteering Trust in institutions Trust in others Social values of cooperation

“The temporary solution was to cover the units with nylon, an image that circulated in the news as a symbol of inhabitants’ dignity violation.” “The history of Bajos de Mena has become the paradigm of failures regarding a way of building housing (...) rather than abandoned, Bajos de Mena has been mistreated by a society that, when its eyes and hands has been put there, has been mainly to aggravate their conditions”. (Cociña, 2016) “La solución momentánea fue cubrirlas con nylon, imagen que circuló masivamente como símbolo de atropello a la dignidad de sus habitantes.” “La historia de Bajos de Mena se ha transformado, de alguna manera, en el paradigma de los fracasos de una forma de construir vivienda (...) más que abandonado, Bajos de Mena ha sido maltratado por una sociedad que, cuando ha puesto los ojos y las manos ahí, ha sido principalmente para agravar sus condiciones.” (Cociña, 2016)

52

Years 2009-2015 (Plan “Segunda Oportunidad”) Authors Public sector - MINVU (Sebastián Piñera and Michelle Bachelet second Administration) Location Bajos de Mena. Sectors Francisco Coloane and Cerro Morado.

3/6 Mobility Plan The gradual depopulation of Bajos de Mena due to housing physical deficiencies, motivated the illegal occupation of vacant units and a general area’s decay. In 2009, the government launched a plan called “Segunda Oportunidad” (Sebastián Piñera administration) to demolish and relocate the residents of dilapidated units. The government spent USD $ 45 MM to demolish 6 villas (nationwide) including the sectors Francisco Coloane and Cerro Morado in Bajos de Mena.

Size 600 ha (6 km2). Unit size (single-family and apartments): 550 Sq Ft. Current State The program required that 95% of block’s owners agreed to demolish; in exchange, they received a voucher of UF 700 for their relocation. The program was discontinued in 2015 after demolishing 50 blocks (approx. 1,000 units).

A Demolition of Francisco Coloane and Cerro Morado. Source: El Dínamo, 2013. Carlos Montes defiende derechos de familias de Bajos de Mena de quedarse en el lugar.

A

53

B

B Demolition of Francisco Coloane and Cerro Morado. Source: Camilo Barriga. C Dilapidated blocks before demolition. Source: Fundacion Avanza Chile, 2015. Bajos de Mena. Environment Estimated Embodied Energy of demolition: 2,500 kwh/un 15.5 MBtu per Sq Ft. Estimated C&D Waste: 30 tons per unit.

C

54


Demolition Costs calculated based in El Dínamo, 2013 Rellocation costs consider a rellocation voucher of 700 UF issued to approximatelly 1,000 households. Source: Cociña, 2016, Habitar desigualdad

3/6 Mobility Plan USD $ 64,956,672

Rellocation USD $ 29,150,000

Demolition Costs USD $ 35,806,672



55







Social Network Support Civic Engagement Trust and Cooperative Norms

Size (number)

Support Perceived

Reciprocity

Support Received


Support Provided

Political engagement Civic minded activities Formal volunteering Trust in institutions Trust in others Social values of cooperation

“Viviana is always accompnied by Pilar Aravena, co-leader of Francisco Coloane and her best friend. Viviana, Pilar and Julia Valenzuela--leader of Cerro Morado--are fundamental to the success of the program: over the years they have

“Not all neighbors agree to leave their homes, which has generated a division in the community”

become experts in real estate purchase and public system’s bureaucracy. They supervise that their neighbors complete

“A few days ago, a group of neighbors (...) agreed that the

the forms and accompany them to look for house, like

worst thing about Bajos de Mena is not that buildings are

property brokers. “(Kmcero, 2015. 10)

collapsing, but that due to overcrowding and drugs, families have been destroyed” (Kmcero, 2017. 10)

“A Viviana siempre la acompaña Pilar Aravena, co-dirigente de la villa Francisco Coloane y su mejor amiga. Viviana,

“No todos los vecinos están de acuerdo con dejar

Pilar y Julia Valenzuela, dirigenta de Cerro Morado, son

sus viviendas, lo que ha generado una división en la

fundamentales para el éxito del programa: con los años

comunidad”

se han vuelto expertas en compraventa de inmuebles y la burocracia del sistema público. Supervisan que sus vecinos “Unos días atrás, un grupo de vecinas (...) coincidían en que completen correctamente los formularios y los acompañan

lo peor de Bajos de Mena no es que los edificios se caigan

a buscar casa, como una corredora de propiedades.”

a pedazos, sino que, entre el hacinamiento y las drogas, se

(Kmcero, 2015. 10)

destruyen las familias.” (Kmcero, 2017. 10)

56

Years and authors 2012 (Sebastián Piñera administration) - 2015 (Michelle Bachelet Administration)

4/6 Transition

The voluntary character of Segunda Oportunidad— discontinued in 2015, during Second Michelle Nación Bachelet’s administration—made it impossible to plan the future uses of the land. Moreover, the landscape turned into a sum of vacant lots, and buildings totally or partially inhabited that began to be illegally occupied Location in 2013. The vacant lots are today site of the upcoming villas: Mi Barrio mi familia, Bajos de Mena. Sectors (ex) Francisco Coloane and Cerro and Jesús de Nazaret promoted by the new urban upgrading plan. Morado.

Size 600 ha (6 km2). Unit size (single-family and apartments): 550 Sq Ft. Current State New villas under construction in the site. Part of the comprehensive plan proposed by last administrations.

A Construction of new villas: Mi Barrio mi familia, and Jesús de Nazaret. Source: Google Maps, 2017

A

57

B

B Empty lots in Bajos de Mena Source: 24 horas. C Illegal occupation of empty lots. Source: La Nación, 2013.

C

58

Years 2014 - 2017 Authors 2014 - 2017 Location Bajos de Mena. Sectors El Sauce, Marta Brunet, El Almendral, Estaciones Ferroviarias, Santa Catalina, Juanita Oriente, Monseñor Alvear.

5/6 Rehabilitation Plan In 2014 the Ministry of Housing (MINVU) announced a rehabilitation plan to build and improve Bajos de Mena’s transportation corridors (USD $ 33 MM), new housing units (USD $ 20 MM), green and public spaces (USD $ 11.2 MM), public lighting (USD $ 800 M), and a fire station (USD $ 1.5 MM). The works were implemented through the program “Quiero mi Barrio” (created in 2006 during Bachelet first administration).

Current State Although many promises remain unbuilt, the program improved the access from Santa Rosa, the new housing complexes Mi Barrio mi familia, and Jesús de Nazaret, and Juan Pablo II Park.

A Aerial view Juan Pablo II Park. Source: Google Maps, 2017.

A

59

B

B Juan Pablo II Park Source: MINVU. C Juan Pablo II Park Source: MINVU.

C

60


Amounts calculated based in MINU’s official release. 5/6 Rehabilitation USD $ 66,500,000 Public Lightings USD $ 800,000 Fire Station USD $ 1,500,000 Public Spaces USD $ 11,200,000 Transportation Corridors USD $ 33,000,000

Housing USD $ 20,000,000 3/6 Mobility Plan USD $ 64,956,672

Rellocation USD $ 29,150,000

Demolition Costs USD $ 35,806,672



61

Years 2015 - 2021 (expected) Authors Michelle Bachelet second administration [m] Hernán Ortega. Location Bajos de Mena. Sectors Las Mamiñas I, II, Marta Brunet, Quitalmahue, Francisco Coloane and Cerro Morado.

6/6 Rehabilitation Plan 2 In 2015, the government announced the new guidelines for Bajos de Mena’s master plan, and gave presidential priority to the urban improvements projected in the area. The plan involves the construction of a new police station (built) and future public services such as a Civic Center, 6 educational facilities, the retrofitting of sectors Las Mamiñas I, II, Marta Brunet, and Quitalmahue, and the construction of 500 single-family units in Francisco Coloane and Cerro Morado (Images of the construction in Transition’s stage)

Current State In progress (administrative stage) Estimated Cost USD $ 230,000,000 (expected)

A Rahabilitation plan website. Source: planintegralbajosdemena.cl

A

62

Amounts calculated based in MINU’s official release.

6/6 Rehabilitation 2 USD $ 230,000,000 (expected)


5/6 Rehabilitation USD $ 66,500,000

3/6 Mobility Plan USD $ 64,956,672

2/6 Occupation and repairs USD $ 21,513,510

Economy

63

64

Retrofitting versus “Demolition as Usual” Retrofitting Culture

65

Pedregulho Housing

A1

Architect: Affonso Eduardo Reidy, Under commission from State of Rio Original Date of construction: 1948 - 1960 Current State: Redeveloped through retrofitting in 2014 Introduction One of the better examples of successful mass housing projects that were well received by the local population. Once the capital moved to Brasilia in 1960, and new housing for government workers was built there, Pedregulho began deteriorating over time leading to structural faults and problems of sanitation. Mixed income housing initially meant only for employees of the state. Since the relocation, the building was partially allocated to flood-affected members of the Favelas and now is occupied by people from various socio-economic background. Cost of Retrofitting Size Cost per Unit

R$10,500,000 = US$ 4,702,016 (approx. in 2014, x-rates.com/average) 272 Units US$ 17,287

Social costs Facilities remain abandoned and secondary housing structures are still in need of major renovations.

A1. Photo of stage right after refurbishment, 2014 Source: https://www.dezeen. com/2016/07/29/

A1

66

Million Makeover antagonisms. employees whose salaries not in high enough buy or rent an If the Pedregulho housing complex Rio deof Janeiro is a factories social laundromat, Located in the outskirts ofwere Rio, where most thetocity's were, the Rio’s Pedregulho Complex Receives R$10.5 apartment in theschool city. As an incentive to of join the municipal administration, the architecture of the University São Paulo is a dirt detector. The Pedregulho development covers an area of 50,000 m , comprising four Builtcriterion on the outskirts of Rio between 1949 and 1951, the to Pedregulho project the for landing an apartment in the building work for while the ideological changes of elementary the 1960s affected form in was concrete ways; Million apartment blocks, Makeover an school, athe gymnasium, a swimming pool was initiated by Carmen the creator and ofzigzag. the Popular the studio space, and thePortinho, seminar rooms in a Reidy, neverending municipality, which deducted the rent directly fromdirector paychecks. Rio’s Pedregulho Complex Receives R$10.5 Niemeyer and the architects around him, like believed in "harmonious

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The main residential building affords each condominium was starting suffer. its Toone the of approval ofThe residents, a major renovation architecture. is to considered his finest achievements in Rio de Janeiro Colombian architect traveling in Rio. project on thePedregulho siteand hasisnow entered second phase. being organized Oscar Niemeyer, considered as one of the greats of project modernisBrazilian A1 by apartment an unimpeded view of the bay, photo by By George Utley, Contributing Reporter project on the site has now entered its second phase. The project is being organized by 2 from his tenure as Minister for Urban Planning. RIO DE JANEIRO, BRAZIL – Since opening in 1952, the Conjunto Prefeito Mendes de Moraes, more commonly known as Pedregulho The main residential building affords each Companhia de Habitacão e Obras (CEHAB), and it aims to exactly the Cristiano Mascaro/Divulgação. architecture.Estadual Pedregulho is considered one of his finest achievements in Rio replicate de Janeiro apartment an unimpeded view of the bay, photo by In recent years, wear and tear have taken toll, and the the quality of life inside thelife. Companhia Estadual de Obras (CEHAB), it aims to exactly replicate the “It was built for people whose did not afford them to inHabitacão the city center, buttheir still wanted community feel of São city (The Boulder) has become onesalaries of the World’s most recognized tower blocks. Ite is located in Rio’sand Benfica neighborhood of original aslive drawn up byUrban the legendary architect, Affonso Reidy. from hisdesigns, tenure as Minister for Planning. Cristiano Mascaro/Divulgação. RIO DE JANEIRO, BRAZIL – Since opening in 1952, the Conjunto Prefeito Mendes de Moraes, more commonly known as Pedregulho condominium was starting to suffer. To the approval of residents, a major renovation original designs, as private, drawn byarchitectural the legendary architect, Affonso Reidy. “Pedregulho ismore important inup the history ofdeteriorated. Brazil because was an But under the Military Dictatorship perhaps people were and the community areas Foritexample, Cabinet Issue6 - How to Read two Monoliths, 2002 (pp.2, 4)and Cristóvão (Centro), currently benefiting from a government sponsored R$10.5 million refurbishment. with dressing rooms, a1,ishealth center, playgrounds, a day care center. By Contributing Reporter -and July 2014 Housing Department in Rio. She appointed Affonso Reidy, her husband, as (The Boulder) has become one of the World’s most recognized tower blocks. It is located in Rio’s Benfica neighborhood of São aby project on the site has now entered its second phase. The project is being organized synthesis," the younger ingovernment São Paulo, among them Artigas, architectural experiment bygeneration thewas Leftwing that represented social political reforms,” explains Rogélio Córdoba, Pedregulho appears in (the Academy award nominated Brazilian classic) “Central Station” as theofscene of government tolerated Reidy trained under Lúcio Costa andand was a contemporary of other luminaries such as “Pedregulho is important in the architectural history Brazil because it was an This mix of social amenities placed in several building slabs: three the head architect of the department where he made the designs for the Cristóvão and is of currently benefiting from a government sponsored R$10.5 refurbishment. Companhia Estadual dethe Habitacão e was Obras (CEHAB), and it aims toluminaries exactly replicate By Utley, Contributing Reporter If theGeorge Pedregulho housing complex in Rio de Janeiro is aR$10.5 social laundromat, Rio’s Pedregulho Complex Receives Located in (Centro), the outskirts Rio, where most of the city's factories were, the Reidy trained under Lúcio Costa and a million contemporary ofmodern other suchthe as the aimed towards exposing the contradictions. Furthermore, conditions of Colombian architect traveling in Rio. crimes.” In recent years, wear and tear have taken their toll, and the quality of life inside Oscar Niemeyer, and is considered as one of the greats of Brazilian architectural experiment by the Leftwing government that represented social and political reforms,” explains Rogélio Córdoba, a rectilinear, one folded, one domed, and one curvilinear. The most prominent Pedregulho project. Pedregulho was meant to be a new model dwelling for original designs, as drawn up by the legendary architect, Affonso Reidy. architecture school of the University of São Paulo is a dirt detector. The 2 Oscar Niemeyer, and is considered as one of the greats of modern Brazilian Million Makeover the city, as well as the architecture of São Paulo, were never as gentle, The main residential building affords each condominium was starting to suffer. Toone approval of residents, a major renovation By Contributing Reporter - traveling July 1, 2014 comprising four Pedregulho development covers anthat area of m ,architect architecture. Pedregulho is also considered of his achievements in Rio de Janeiro Colombian architect in slab, 272 apartments, is Rio. acity 260meterlong serpentine building that sits allowing thewith government workers to see the they are50,000 serving. The sought tothe elevate thefinest employees whose salaries were not enough to buy orPrefeito rent an apartment anchanges unimpeded view of the bay, photo by high In recent years, wear and tear have taken their toll, andachievements the community qualityknown ofinlife inside thelife. RIO DE residential JANEIRO, BRAZIL – Since opening in 1952, the Conjunto Mendes de Moraes, more commonly as The main building affords each ideological of the 1960s affected the form in concrete ways; while architecture. Pedregulho is considered one of his finest Rio de Janeiro elegant, and light as in Rio, nor did its architects share the same obsession “It was built for people whose salaries did not afford them to live in the city center, but still wanted the feel ofPedregulho city Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, and its consideration of the project on the site has now entered its second phase. The project is being organized by Rio s Pedregulho Complex Receives R$10.5 quality of life of Rio’s government workers by creating a space for them to be able to live and relax in a beĴer apartment blocks, an elementary school, a his gymnasium, a swimming pool from tenure as Minister for Urban Planning. on a George hill Mascaro/Divulgação. overlooking the rest of the By George Utley, Contributing Reporter Cristiano apartment an unimpeded view of the bay, photo by complex and follows an existing curve in By Utley, Contributing Reporter apartment in the city. As an incentive to join the municipal administration, condominium was starting to suffer. To the approval of residents, a major renovation Reidy trained under Lúcio Costa and was a contemporary of other luminaries such as (The Boulder) has become one of the World’s most recognized tower blocks. It is located in Rio’s Benfica neighborhood of São Niemeyer and the architects around him, like Reidy, believed in "harmonious environment. from his tenure as Minister for Urban Planning. with beauty. AHow new movement was created: Brutalist architecture that But under the Military Dictatorship perhaps people were more private, and the areas deteriorated. example, Cabinet Issue6 -for to Read two Monoliths, 2002 (pp.2, 4) necessities of modern urban life. It isComplex visited annually by around 4,200 tourists and 6,700 of It isreplicate recognized Companhia Estadual ecommunity Obras (CEHAB), and it architecture. aims to For exactly the Cristiano Mascaro/Divulgação. Rio’s Pedregulho Receives R$10.5 Million Makeover with dressing rooms, awhose health center, playgrounds, and ade day care center. “It was built people salaries did not afford them to 80 live inHabitacão the city center, stillstudents wanted the community feel of city life. topography. The two additional slabs, both long, arebut RIO DE JANEIRO, BRAZIL – Since openingapartment in 1952, the Conjunto Prefeito Mendes de Moraes, moremeters commonly known as Pedregulho the criterion forBoulder) landing an apartment in the building was to work for the project on the site has now entered its second phase. The project isBrazilian being organized by Oscar Niemeyer, and is considered as one of the greats of modern Cristóvão (Centro), is2014 currently benefiting from a government sponsored R$10.5 million refurbishment. synthesis," the younger generation in São Paulo, among them Artigas, (The has become one of the World’s most recognized tower blocks. It is located in Rio’s Benfica neighborhood of São By Contributing Reporter -and July 1, opposed the elegance and mannerisms of the Rio school influenced by Le Pedregulho appears in (the Academy award nominated Brazilian classic) “Central Station” as the scene of government tolerated by Iphan (Institute of National Historical and Artistic Heritage) andslabs: protected bycommunity Inepac (State Institute of Cultural Heritage), and original designs, as private, drawn up by the legendary architect, Affonso Reidy. “Pedregulho is important in the architectural history ofdeteriorated. Brazil because was an In addition to its four apartment blocks, Pedregulho also an elementary school, gymnasium, This mix of social amenities was placed incontained several building three But under the Military Dictatorship perhaps people were more and the areas Foritexample, Million Makeover below. The fourth slab was never built. By Contributing Reporter July 1, 2014 Cristóvão (Centro), and is currently benefiting from a government sponsored R$10.5 million refurbishment. Bwhich G building U Caffords R RIO DE JANEIRO, BRAZIL –the Since opening in 1952, Conjunto Prefeito Mendes de more commonly Pedregulho Thestudio main residential each the space, and the seminar rooms in Furthermore, a the neverending zigzag. municipality, deducted the rent directly from paychecks. Companhia de Habitacão e Obras (CEHAB), and it aims to known exactly replicate the architecture. Pedregulho is one of his finest achievements in Rioas de Janeiro aimed towards exposing contradictions. the conditions ofMoraes, “Pedregulho is important in considered the architectural history of Brazil because it was an swimming pool dressing rooms, health center, playground andEstadual day care center. Corbusier. Artigas, one of the foremost practitioners of São Paulo Brutalism, crimes.” listed bywith the IRPH (River Heritage Institute). architectural experiment by the Leftwing government represented social andStation” political reforms,” explains Rogélio Córdoba, Pedregulho appears in Academy award nominated Brazilian classic) “Central as the scene of government tolerateda rectilinear, folded, one domed, and one curvilinear. The most prominent apartment an one unimpeded view of the bay, photo by equilibrium, orPedregulho one(the that unmasked and displayed fundamental social that Rio sContributing Complex Receives R$10.5 equilibrium, or one that unmasked and displayed fundamental social By George Utley, Reporter In recent years, wear and tearM have taken their toll, and the quality of life inside the (The Boulder) has become one of the World’s most recognized tower blocks. It is located in Rio’s Benfica neighborhood of São ByOGeorge Utley, R D AN RO Contributing BRAZ S Reporter C original M m mm w asnever drawn up by theand legendary architect, Affonso Reidy. from hisdesigns, tenure Minister for Urban Planning. In recent years, wear and tear have taken toll, and the quality of life inside antagonisms. the as272 well as the architecture of São Paulo, were as gentle, architectural experiment by the Leftwing government that represented social political reforms,” explains Rogélio Córdoba, Bycity, George Utley, Contributing Reporter Cristiano Mascaro/Divulgação. expressed his position thus: [Niemeyer] and Ias have the same Reidy under Lúcio Costa and was a their contemporary of other luminaries suchthe asa condominium was to suffer. To the approval ofBresidents, a major renovation Colombian architect traveling in Rio. 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Cristóvão (Centro), and is benefiting from a government sponsored R$10.5 Cabinet Issue6 How to Read two Monoliths, (pp.2, 4) If the Pedregulho complex Rio de Janeiro is a social laundromat, RIO DE JANEIRO, BRAZIL –currently Since openingwhere in 1952, thethe Conjunto Prefeito Mendes Moraes, more commonly known as Pedregulho C Chousing min m R m m Located in the outskirts of Rio, most of the city's factories were, condominium was starting to suffer. To the of and residents, aschool, major renovation Colombian architect traveling in Rio. and light as in Rio, nor did its architects share the obsession Built onand thethem outskirts of Rio hanging between and 1951, the Pedregulho project Still the Pedregulho Residential Complex is applauded for its use of space, its economy, its consideration of the more elegant, free prevent from clothes the windows. To encourage adoption, Reidy preoccupations we encounter the same problems. 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The most prominent w Cristóvão and is currently benefiting from a government sponsored R$10.5 million refurbishment. greeted itJANEIRO, from wardevastated Europe. Bill, Swiss artist and If theGeorge Pedregulho housing complex in Rio de Janeiro isMax a and social laundromat, Located in (Centro), the outskirts Rio, where most the city's factories were, the 1961, Artigas designed both the athe new curriculum for theTo By Utley, Contributing Reporter Colombian architect traveling in apa men n he y A an nRio. en ve obuilding o nof he mun adm n athe onwas RIOwashtubs DE BRAZIL –of Since opening in 1952, Conjunto Prefeito Mendes de Moraes, more commonly known asan Pedregulho condominium starting to suffer. the approval of residents, a major renovation Pedregulho project. Pedregulho was meant to be a new model dwelling for Oscar Niemeyer, and is H considered as one ofCthe greats of modern Brazilian m Mpa U original designs, as drawn up by the legendary architect, Affonso Reidy. C m O HAB m “Pedregulho is important in the architectural history of Brazil because it was eliminated from the apartments and each tenant was given two kilograms of detergent annually as “a 3 But under the Military Dictatorship perhaps people were more private, and the community areas deteriorated. For example, Oscar Niemeyer, and is considered as one of the greats of modern Brazilian the city, as well as the architecture of São Paulo, were never as gentle, the architecture school of the University of São Paulo is a dirt detector. The 2 condominium was starting to suffer. To the approval of residents, a major renovation By Contributing Reporter July 1, 2014 he e on o and ng an apa men n he bu d ng wa o wo k o he school, primary school, aoneinto market, a laundry, aspace, health center, sportsand courts, gymnasium, a the always works towards resolving the contradictions aof harmonious Siegfried Giedion made Pedregulho the winner the 1st world." 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The project isRogélio being he ud o changes pa epeople and he em na oom nWorld’s ayhigh neve end gfor ag “It was built for whose salaries did not afford them to live in the city center, still wanted the community feel city life. employees whose salaries were not enough to buy or rent an mun pa yblocks, wh haffords dedu ed he en dfrom e om pay he k apartment an elementary school, athe gymnasium, ang swimming pool his tenure as Minister Urban Planning. m Bcommonly w The residential building each architectural experiment by the Leftwing government that represented social and political reforms,” explains Córdoba, Pedregulho appears in (the Academy award nominated Brazilian classic) “Central Station” as the scene ofconsideration government tolerated architecture. Pedregulho is considered one of his finest achievements in Rioorganized de Janeiro elegant, and light as in Rio, nor did its architects share the same obsession Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, and its of the condominium was starting to suffer. To the approval ofdeteriorated. residents, a major renovation project on the site has now entered its second phase. The project is being organized by quality of life of Rio’s government workers by creating a space for them to be able to live and relax in a beĴer Niemeyer and the architects around him, like Reidy, believed in "harmonious swimming pool, changing rooms and a commercial center. 5 International Biennial of São Paulo in 1953, writing that it was a simple (The Boulder) has become one of the World’s most recognized tower blocks. It is located in Rio’s Benfica neighborhood of São But under the Military Dictatorship perhaps people were more private, and the community areas For example, Cabinet Issue6 How to Read two Monoliths, 2002 (pp.2, 4) onCristóvão a that hill they overlooking the rest of complex and follows existing in with dressing rooms, a health center, playgrounds, andannually a day center. necessities of modern urban life. It the isfrom visited by around 4,200 and 6,700 students of architecture. It is arecognized m wphoto mprimary m Rtourists C a curve school, a school, acare market, asponsored laundry, health center, sports courts, gymnasium, something valued over the time saved using the machines. As aan result, the women chose to hand R Ccare w mfor m Artigas did not se. 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Brazil because was an Oscar and isaexplains considered as one offor theareas greats of modern Brazilian A government w wdiseases w m Finished 1952, the Pedregulho housing was intended to be an all‑inclusive living space low‑ But under the Military Dictatorship perhaps people were more private, and the community Foritexample, was one of several faculty members dismissed from the university for Employees from the Popular Housing Department had the power to gen etopu e positions, unde o awere ed a hough o checked ong nforintellectuals hee appea an e Gsociety m mNiemeyer, w and w Castro/Imprensa RJ. were represent this new had toa medical architectural experiment by Leftwing that represented social and political Rogélio aInepac interweaves movement between areas dedicated into "subversive" as adevelopment of other ByinContributing Reporter -and July opposed elegance and mannerisms of the Rio school influenced by Le school, abeon primary school, acenter. market, laundry, a health center, sports courts, gymnasium, a architecture. 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Bu Ped egu ho wa o eo ep nominated enaugu en oa he de social wa e on unin on(the listed the IRPH (River Institute). Rio Times, The most standout attraction the complex is the main residential building, which naugu a2014 ed 1969 AHeritage e ove a recognizable mon haaward a he onofou Apieces ga R oreplacement Tby mes 2014 Reidy and Portinho were not interested in exposing antagonisms. Onintoand Pedregulho appears Academy Brazilian classic) “Central as the scene of government tolerated mm mm The construction site has athe custombuilt tile furnace and aimportant workshop which serve to exactly replicate the original pieces.” What weStation” Carmen Portinho, is seen as one of ęrst and most of Brazilian modern architecture. 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By George Utley, Contributing Reporter Like a test laboratory for investigating continuous space, the FAU wo done heod A e traveling on u y en B afor an o contours aede oThe mm The e ve ointrained eterrain, e who especially symptomatic the times: darkroom had to be repositioned is important theam architectural history of Brazil because ittheir was an snakes along the the original and unimpeded view of the Bay of da was Reidy under Lúcio Costa aso contemporary ofarchitecture. other luminaries such as wa eve a oa auof membe dm“Pedregulho m he un ytenure o providing before moving in. these handpicked tenants was Colombian architect in Rio. m mand from his as Minister for Urban Planning. do here is art, it criterion takes lot of care, attention and timeom toof restore. We work with dedication,” said onsite carpenter Manoel crimes.” artists. regulations. necessities of modern urban life. 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Max Bill, the Swiss artist and The next stage entails restoration of the facades of structures). the complex, including painting 13,000 square meters of wall, and wthe By Carissa Lim, Paul MareĴ, and Lindsay Wong which were completed in December last year. and replacement ofin the wooden brisesoleils (sunshading designing that undesirable or unwanted. It highlights the issue of designers aĴempting to impose m w w W RIO DE JANEIRO, BRAZIL Since in 1952, the Conjunto Prefeito Mendes de Moraes, more commonly known as Pedregulho Thespaces main residential building affords each Reidy isunder being toM its C restored m W w wandopening m Dalso m structure designed by Affonso architecture in general. Without proper research information, architects can do more harm than good bywanted modernism. architecture. 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It also highlights the issue of designers aĴempting to impose snakes along the contours of the original terrain, providing and unimpeded view of the Bayof ofthe m W w w M school, a primary school, a market, a laundry, a health center, courts, gymnasium, a always works towards resolving the contradictions into a harmonious During this in Brazil, the post‑war leftist government used architectural experiments for social change and Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, and its consideration of the which were completed in December last year. apartment an unimpeded view of the bay, photo by former glory, photo by Clarice The inhabitants had to remain clean. Of special importance was a communal Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, and its consideration of the upper middle class values onto a lower class. 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According to the French philosopherarchitect team Pedregulho appears in (the Academy award Brazilian classic) “Central Station” as the scene of each government Cristiano Mascaro/Divulgação. Authorities announced R$10.5 million isne being invested into the project, which will benefit 1,700 pe od a y aw eaffect hePedregulho’s apa men and eque ha enan ab de by he Castro/Imprensa RJ. larger political reform. As such, Pedregulho’s primary was to house families of government employees movement between areas dedicated to different functions into laundry room with washing machines. To encourage its use, tenant one paby eis eam W h n h b uattention ng onominated bounda epurpose d pWe be ome former glory, photo Clarice poolsinterweaves and washing machines, Reidy deliberately disregarded the culture and the of the people living Residents’ Association, Marinho. set the body in motion. According to the French philosopherarchitect team Guanabara from each of the 272 apartments’ windows. 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The laundry Silva. Residents’ Association, Hamilton Marinho. The building is also well known for its cobogós – ventilated ceramic facades which regulate sunlight crimes.” of Paul Virilio and Claude Parent, this oblique condition encourages a new Artigas did not care for beauty per se. His synthesis, I expose them clearly." residents. Around two hundred construction workers were employed on the round of renovations, egu a on said outright that he himself would like to in one of anot vRJ. eGuide and egovernment, uBut eis be1928‑1960, ome wo kdesire A position ga ned he aplacing eto ugovernment e Improvements included a full structural overhaul of the site, replacing 800 meters of plumbing, m mh m Cenough wlive m wmag w m Pedregulho's w do here is art, it takes a lot of care, attention and time to restore. We work with dedication,” said onsite carpenter Manoel da income government workers. 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The heo y o ob que om 1966 wa n ended a o a awa ene a critique of the right angle. Based on the observation of children playing on Authorities announced R$10.5 million is being invested into the project, which 1,700 1961, Artigas designed both the building and a new curriculum for the Castro/Imprensa RJ. designing spaces that are undesirable or unwanted. It also highlights the issue of designers aĴempting to impose The next stage entails further restoration of the facades of the complex, including painting 13,000 square meters of wall, and condominium was starting to suffer. To the approval of residents, a major renovation examined for any illnesses. This included moral defects: Tenants could be Over artists. time, government support for Pedregulho disintegrated. Once the capital moved to Brasilia in 1960, and w employees from the Popular Housing Department, who would request that inhabitants leave if they lied or failed before moving in. A criterion for these handpicked tenants was their pilotis, raising it above the buildings around it. Furthermore, the building looks out on the city of Rio de Janeiro, u h a A o o de Pau a hen d e o o he Mu eum o Mode n A n R o Colombian architect traveling in Rio. construction nowhad havehe ownership of their apartments. However, will be special aolong before Pedregulho fully 3 Pedregulho Still the Residential Complex is applauded for its isisingenious use of space, its economy, and its consideration of the But under the Military Dictatorship perhaps people were private, the community areas deteriorated. For Pedregulho consists of blocks and common service areas: a800 primary school, a nursery The inhabitants to remain clean. Of importance was a communal am ramps que o gh ang eThe Ba ed on he obO e it va on h time doffset en presidential ay ngmore on m m w Reporter Contributing mlying Othe forced by whose slanted surfaces the center of gravity and most recognizable standout attraction of the complex the main residential building, which m in mfor H D mleftist w w Siegfried Giedion made Pedregulho the winner of the 1st world." Improvements included a full structural overhaul of the site, replacing meters of example, plumbing, Guanabara from each of the 272 apartments’ windows. During this period Brazil, the post‑war government used architectural for social change and on functional again. Even today its facilities remain abandoned and the secondary housing structures are still in Pedregulho consists of residential blocks and common service aexperiments primary school, am nursery evicted to the authorities and social assistants regularly verified The construction site has a custombuilt tile furnace and a workshop which serve to exactly replicate theworkers original pieces.” What we The worldfamous serpentine upper middle class values onto athe lower class. By assuming that these government wanted swimming m m m Pedregulho consists of residential blocks and common service areas: a primary school, nursery new housing for government was built Pedregulho became aareas: footnote in history and its residents Now, we feel safer. The which are being made attend to all the needs raised by the residents” said the President of the between of the FAU is athere, borderless movement to abide byinclined the living regulations. Around two hundred construction were employed the first round ofaorganized renovations, w Shifting mahas w m the surfaces of World War II bunkers in Normandy, they investigated n renovations. ned uworkers ewchanges ofloors Wo dresidents. Wa bunke ntile NoUniversity. mandy hey nve gaasite edworkshop architecture department at São Paulo His reforms were abolished mm wthe The construction site a custombuilt furnace and which serve to exactly replicate original pieces.” What we need ofhe major replacing the cobogós in the original style. “The community is very satisfied with renovation. The building had structural snakes along the contours of the original terrain, providing and unimpeded view of theworkers Bay of daitsthe risks. project on has now entered second phase. The project is being by school, a primary school, a market, a laundry, a health center, sports courts, gymnasium, a information provided by the tenants. willingness to uphold the pure, white aesthetic of the architecture. do here is art, it takes a lot of care, attention and time to restore. We work with dedication,” said onsite carpenter Manoel Ped egu ho a dua p o e he o m pu ed down o ab and a w H wPedregulho’s m m m mm necessities of modern urban life. It is visited annually by around 4,200 tourists and 6,700 students ofresidential architecture. It istolerated recognized structure designed by Affonso Pedregulho appears in (the Academy award nominated Brazilian classic) “Central Station” as the scene of government school, a primary school, market, a laundry, a health center, sports courts, gymnasium, a larger political reform. As such, primary purpose to house families of government employees Rio Times, 2014 the slabs allowing the government workers to see the that they are serving. The architect also toeelevate nevertheless within the hermetic pedagogic system ofwas the school. laundry room with washing machines. To encourage its use, each The most recognizable standout attraction of the complex is the main building, which he un abThrough econtained ed po on acity aPaulo hfrom dform pa aofannounced po bhas y ow a hsought ethe ua pools and washing machines, Reidy deliberately disregarded the culture and the desires oftenant the people living set the body motion. According to the French philosopherarchitect team Pedregulho is a dual project: purified down to and a Nin w w w m Authorities R$10.5 million is being invested into the project, which will benefit 1,700 the years have had over acommercial hundred freelance reporters and contributors writing for us, and we thank them all forrestoration their work. Guanabara each the 272 apartments’ windows. were largely forgoĴen. However, today the government decided to reclaim ownership of the facility and has International Biennial of São in 1953, writing that it was a simple completely replacing of gas pipes, retiling the exterior and the painstaking removal, m the wwe Rcenter. m R m m C HA swimming pool, changing rooms and a Cosmopolitan Urbanism, 2015 Silva. The construction site has a custombuilt tile furnace and a workshop which serve to exactly replicate the original pieces.” What we Reporter Contributing school, a primary school, a market, a laundry, a health center, sports courts, gymnasium, a dom na ng nuou e pen ne and he on en e he nhab an mand w the landscape Residents’ Association, Hamilton Marinho. By Carissa Lim, Paul MareĴ, Lindsay Wong which were in December last year. the "unstable," tilted position as a "third spatial possibility of architecture" No picturesque views of or the citycompleted beyond aremade permitted. In restore. Reidy is being restored to its in 1964 when a new dictatorial regime imposed censorship on all levels of do here is art, it takes a lot of care, attention and time to We work with dedication,” said onsite carpenter Manoel da a e he ho on a and he ve a m w m Now, we feel safer. The changes which are being attend to all the needs raised by the residents” said the President of the Companhia Estadual de Habitacão e Obras (CEHAB), and it aims to exactly replicate the R A H m M w D m m w m whose salaries were not high enough to buy or rent an apartment ind be the city. To live in Pedregulho, a When resident Additionally, they to to frequent inspections by the authorities. “It was built for people whose salaries did not afford them to live in the city center, but still wanted the community feel ofofcityand life. The desire to improve the lives of the government is reĚected in the architecture itself. Reidy sought toInstitute there. According to Dr. Lauro Cavalcanti, anmhave professor at Rio’s Industrial Design School and author of Rio by Iphan (Institute of National Historical and Artistic Heritage) and protected by Inepac (State Cultural Like a test laboratory for investigating continuous space, the FAU Through the years we had a workers hundred reporters and contributors writing for us, and we thank them all for their work. crimes.” The worldfamous serpentine sponsored R$10.5 million in renovations. Led by construction company CEHAB, ęrst round of renovations swimming changing rooms and exam ned ohad any ne eagree Th uded mo a pool, de efreelance Tenan ou athe commercial center. was given 2art, kg of detergent annually as a gift from the city. The laundry mover R snakes along the contours of the original terrain, providing and unimpeded view of theHeritage), Bay the FAU, the concrete walls, ramps, and skylights embrace a void whose w wserpentine, H w w m of Paul Virilio and Claude Parent, this oblique condition encourages a new dominating sinuous the content (i.e., the inhabitants) residents. Around hundred construction workers were employed on theof first round of renovations, and replacement of the wooden brisesoleils (sunshading structures). example of how every city should be built. The building is also well for its –sunlight ventilated ceramic which regulate sunlight former glory, photo by Clarice The building isand also well known for itstwo cobogós –known ventilated ceramic facades which regulate do here is it lot of care, attention and time to restore. We work with dedication,” onsite carpenter Manoel da The most recognizable standout attraction of the complex isthat theand residential building, which swimming pool, changing rooms acobogós commercial center. The next stage entails further restoration the of the complex, painting 13,000 square meters ofotherwise wall, and w had toafter work for the local government, incentivizing the position to those who might not consider it.said facades Despite theArchitecture slow pace of renovations, the residents areof optimistic. Our1961, tour guide during our visit told us hemain m ev ed otakes y ng oa he au ho e an and o symbolically. afacades adesire an egu a yincluding ve ed m w w W the horizontal and the vertical. elevate the government workers, physically and The body of the undulating building rests on was Modern; A Guide to 1928‑1960, “the to improve the poor by placing them in sophisticated structure designed by Affonso cultural activity. According to anecdote told by Artigas, one of the Silva. function is to expose present social conditions. In one year after the Residents’ Association, Hamilton Marinho. original designs, as drawn up by the legendary architect, Affonso Reidy. were ęnished in December of 2013 much to the satisfaction of its residents, who for the ęrst time since its Sh ng be ween he oo o he FAU a bo de e movemen and air supply, notable for their economy and practicality as well as beauty. Finished in 1952, Pedregulho housing development was intended to be all‑inclusive living space for areas low‑ deteriorated. For example, But under the Military Dictatorship perhaps were more private, and the community Employees from the Popular Housing Department had the power to Castro/Imprensa RJ. m snakes along theareas contours of people the original terrain, providing and an unimpeded view ofgiven the Bay of risks. listed by the the (River Heritage Institute). the cobogós the original style. “The community is very satisfied with the renovation. The building had structural interweaves movement between dedicated to different functions into n replacing oIRPH ma on pfollow ded in by he enan m from W w w M room and representative tenants were of the regular tour to VIPs, Guanabara each of the 272 apartments’ windows. inauguration ofov Artigas imagined the FAU aspart a "a spatialization of 6 examined for any This included moral defects: Tenants could be which were completed in December last year. However, inhabitants had to certain requirements. Before in, families had to bePedregulho checked for air supply, notable for their and practicality as well as beauty. wrestored millnesses. wthe Reidy is being to its neve hewith ebuildings onBrasilia, a ned w h nand he he me pedagog y em o moving he hoo pilotis, raising it above the around it. Furthermore, the building looks out on the city of Rio de Janeiro, residential spaces clashed architect’s ignorance of the taste and social skills of the inhabitants.” Silva. construction now have ownership their apartments. However, it will aeconomy long time before is fully Guanabara from each of the 272 apartments’ windows. Their "theory of the oblique" from 1966 was intended as social awareness. Now, we feel safer. Theof changes which are being made attend to all the needs raised bybe the residents” said the President of the Improvements included ayears full structural overhaul of the site, replacing 800 meters of plumbing, income government workers. Designed by Aěonso Eduardo Reidy and initiated and directed by his wife, Cdemocracy, m he U m S modifications was forced to make during the of planning was (hĴps://cosmopolitanurbanism.ęles.wordpress.com/2015/04/pedregulho_2.jpg) inthe dignified spaces, without front door ...request where all activities are No p u e que v ew o he and ape o he y beyond a e pe m ed n Pedregulho appears in (the Academy award nominated Brazilian classic) “Central Station” as the scene ofconsideration government tolerated periodically access apartments and that tenants abide by the Authorities announced R$10.5 million is being invested into the project, which will benefit 1,700 former glory, photo by Pedregulho Clarice Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, andresidential its ofwhich the we one spacestream. Within this blurring of boundaries, disciplines become The most recognizable standout attraction of the complex is the main diseases and agree to keep “clean and pure.” The residents also had to allow periodic inspections by Residents’ Association, Hamilton Marinho. such as Aloisio de Paula, then director of the Museum of Modern Art in Rio. functional again. Even today its facilities remain abandoned and the secondary housing are still in evicted for lying the authorities and social assistants regularly verified m structures The construction site has a custombuilt tile furnace and a workshop which serve to exactly replicate the originalbuilding, pieces.” What 7 to Reidy and Portinho were not interested in exposing social antagonisms. On Carmen Portinho, it is seen as one of the ęrst and most important pieces of Brazilian modern architecture. It he FAU he on e e wa amp and ky gh emb a e a vo d who e The most recognizable standout attraction of the complex is the main residential building, which residents. Around two hundred construction workers were employed on the first round of renovations, valid." a critique of the right angle. Based on the observation of children playing on The building is alsoFAU well known fora its cobogós –the ventilated ceramic facades which regulate sunlightexterior completely replacing of gas pipes, retiling the and the painstaking removal, restoration Castro/Imprensa RJ. Shifting between the floors of the is borderless movement The next stage entails further restoration of the facades of the complex, including painting 13,000 square meters of wall, andas m m w especially symptomatic of the times: The darkroom had to be repositioned so Over time, government support for Pedregulho disintegrated. Once the capital moved to Brasilia in 1960, and Reidy trained under Lúcio Costa and was a contemporary of other luminaries such employees from the Popular Housing Department, who would request that inhabitants leave if they lied or failed D w m O crimes.” regulations. un on o expo e p e en o a ond on n 1961 one yea a e he which were completed in December last year. Pedregulho consists of residential blocks and common service areas: a primary school, a nursery need of major renovations. necessities of modern urban life. It is visited annually by around 4,200 tourists and 6,700 students of architecture. It is recognized snakes along the contours of the original terrain, providing and unimpeded view of the Bay of activities, and leisure becomes work. Artigas imagined the architecture This story opens upLe an important discussion over the in restore. housing complexes, and in social and air Reporter supply, notable for architect’s their economy androle practicality as well beauty. combines ideals of Corbusier, such as the free plan, free façade, and pilotis, with the freewith of Brazilian The building is also well foras its cobogós –forms ventilated ceramic facades which regulate sunlight Contributing Improvements included a full structural overhaul ofand the site, replacing 800 meters ofof plumbing, mm wknown information provided by the tenants. do here is art, itentails takes a lot of care, attention and time to We work dedication,” said onsite carpenter Manoel da Authorities announced R$10.5 million is being invested into the project, which will benefit 1,700 the contrary, they were striving to level them. Pedregulho is at once smooth, The next stage further restoration of the facades complex, including painting 13,000 square meters wall, and snakes along the contours of the original terrain, providing and unimpeded view of the Bay of naugu a on o B a a A ga mag ned he FAU a a a pa a a on o new housing for government workers was built there, Pedregulho became a footnote in history its residents to abide by the living regulations. the inclined surfaces of World War II bunkers in Normandy, they investigated This included political assemblies that extended beyond the official and replacement of the wooden brisesoleils (sunshading structures). allowing thethe government to see that they arecommunity serving. The architect also to elevate thegreats nevertheless within the hermetic pedagogic system of sought the school. replacing the cobogós in the original style. “The is very satisfied with the renovation. The had structural risks. that students using it could be from the director's office. Oscar Niemeyer, and isado considered as one of (State the of building modern Brazilian N contained wWithout w workers wthe city msupervised Views Left this Week architecture in general. proper research and information, architects can more harm than good by modernism. 3 Contributing Reporter school, a primary school, a market, laundry, a health center, sports courts, gymnasium, a by Iphan (Institute of National Historical and Artistic Heritage) and protected by Inepac Institute of Cultural Heritage), and Guanabara from each of the 272 apartments’ windows. demo a y n d gn ed pa e w hou on doo whe e a a v e a e Improvements included a full structural overhaul of the site, replacing 800 meters of plumbing, school as an incubator where movement is mandatory. Movement was The worldfamous serpentine Cosmopo an U ban sm 2015 curriculum. In a programmatic photograph of a gathering in the large hall of and air supply, notable for their economy and as well as beauty. Pedregulho isR and a dual project: form purified down to slabs and apracticality announced R$10.5 million is invested into the project, which will benefit 1,700 Through years we have had over a being hundred freelance reporters and contributors writing for us, andthe we thank themstructural allof forrenovations, their work. wereCosmopolitan largely forgoĴen. However, today the government has decided togas reclaim ownership of theexterior facility and has completely replacing of the pipes, retiling the and the painstaking restoration Urbanism, 2015 Silva. residents. Around two hundred construction workers were employed on first removal, round Aundecorated, H the m Authorities M the Reporter Contributing gentle, pure, although also strong in its sheer appearance. replacing the cobogós in the original style. “The community is very satisfied with the renovation. The building had risks. Guanabara from each of the 272 apartments’ windows. Through the years we have had over "third a hundred freelance reporters and contributors writing for us,painstaking and we thank them all forrestoration their work. designing spaces that undesirable or unwanted. It also highlights the issue of designers aĴempting to impose the "unstable," tilted position as a spatial possibility of architecture" completely replacing ofhundred the gas pipes, retiling the exterior and the removal, theare FAU, probably dating from 1969, crowds of students not only cover the The main residential building affords each No picturesque views of the landscape or the city beyond are permitted. In Now, we feel safer. The changes which are being made attend to all the needs raised by the residents” said the President of the residents. Around two construction workers were employed on the first round of renovations, structure designed by Affonso va d architecture. Pedregulho is considered one of his finest achievements in Rio de Janeiro (Even under a military regime, this restriction seems relatively respectful The desire to improve the lives of the government workers is reĚected in the architecture itself. Reidy sought to Still the Pedregulho Residential Complex is applauded for its ingenious use of space, its economy, and its consideration of the The inhabitants had totheof remain clean. Ofstructures). special importance was a communal sponsored R$10.5 million in renovations. Led by construction company CEHAB, ęrst round of renovations swimming pool, changing rooms andexperiments athe commercial center. listed byan the IRPH (River Heritage Institute). forced by the ramps whose slanted surfaces offset the center of gravity and and replacement of wooden brisesoleils (sunshading dominating sinuous serpentine, and the content (i.e., the inhabitants) During this period in Brazil, the leftist government used for change and which were completed in December last year. and replacement of the wooden brisesoleils (sunshading structures). which were completed inarchitectural December last year. apartment unimpeded view the bay, photo by upper middle class values onto apost‑war lower class. By assuming that these government workers wanted swimming Reidy iswe being restored to its It was meant to be a social intervention not unlike European models ofsocial post Now, feel safer. The changes which are being made attend to all the needs raised by the residents” said thethem President of the Through the years we have had over a hundred reporters andserve contributors writing for us, andthe we thank all for their work. The construction site has a custombuilt tile furnace and afreelance workshop which to exactly replicate original pieces.” What we after the horizontal and the vertical. elevate the government workers, physically and symbolically. The body of the undulating building rests Residents’ Association, Marinho. the FAU, the concrete walls, ramps, and skylights embrace a void whose were insofar ęnished in December ofpo 2013 to the satisfaction ofhis residents, who for the ęrst time since its onstudents from as Minister for Urban Planning. as it did affect the overall design.) The new school building was Th n not uded aHamilton amuch emb emachines. ha ex ended beyond he o its atenure necessities of modern urban life. It is visited annually by around 4,200 tourists and 6,700 ofwhich architecture. It is1,700 recognized larger political reform. As such, Pedregulho’s primary purpose was to house families of government employees Cristiano Mascaro/Divulgação. laundry room with washing To encourage its use, each tenant former glory, photo by Clarice The building is also well known for its cobogós – ventilated ceramic facades which regulate sunlight V ews Le body h s for Week pools3set and washing machines, Reidy deliberately disregarded the culture and the desires of the people living the in motion. to the French philosopherarchitect team Authorities announced R$10.5 million is being invested into the project, will benefit The construction site hasAccording a custombuilt tile furnace and a workshop which serve to exactly replicate the original pieces.” What we 28, 2015June 30, 2015 April examined any illnesses. This included moral defects: Tenants could be The next stage entails further restoration of the facades of the complex, including painting 13,000 square meters of wall, and Improvements included a full structural overhaul ofha the o site, replacing 800 meters ofthe plumbing, u of u renovations, umbuildings n4 a p og amma pho og aph o are a ga he ng n the he abuilding ge pilotis, raising it above the around it. Furthermore, looks out on city of Rio de Janeiro, Residents’ Association, Hamilton Marinho. The building is also well known for its cobogós – ventilated ceramic facades which regulate sunlight Despite the slow pace the residents optimistic. Our tour guide during our visit told us that he 67 construction now have ownership of their apartments. However, it will be a long time before Pedregulho is fully do reconstruction. herewere is art, ithigh takes aAalot of care, attention and time to restore. We work with said onsite carpenter Manoel da But Pedregulho was also to represent to the outside war Castro/Imprensa RJ. whose salaries not to buy or rent an apartment inthe the city. To live in Pedregulho, a When resident do here is art,enough itCavalcanti, takes lot of care, attention and to restore. We work with dedication,” onsite carpenter Manoel da dedication,” is to expose present social conditions. In 1961, one year after the inaugurated in 1969. little a time month after inauguration, Artigas there.function According to(Institute Dr. Lauro aover professor at Rio’s Industrial Design School and author ofservice Rio m completely replacing of the gas pipes, retiling the exterior and said the painstaking removal, restoration by Iphan of Historical and Artistic Heritage) and protected by Inepac (State Institute offirst Cultural Heritage), and he FAU p obab yNational da ng om 1969 owd o uden no on y from ove he the The worldfamous serpentine The most recognizable standout attraction of the complex iswell the main residential building, which was given 2lying kg of detergent annually as a gift city. The laundry Pedregulho consists of residential blocks and common areas: a800 primary school, nursery and air supply, notable for their economy and practicality as as beauty. Views LeftVirilio this Week of Paul and Claude this oblique condition encourages awith new residents. Around two hundred workers were employed on the round ofa renovations, 3 functional again. Even today its facilities remain abandoned and the secondary housing structures are still in for to the and social assistants regularly verified The construction site has a Parent, custombuilt tile furnace and a workshop which serve to exactly replicate original pieces.” What we Silva. replacing the cobogós the original style. “The community isconstruction very satisfied renovation. building had structural risks. Improvements included athose full overhaul ofinthe site, replacing meters of plumbing, replacement theauthorities wooden brisesoleils (sunshading structures). had toevicted work forGuide the local government, incentivizing the position to who might not otherwise consider it. and air supply, notable for their economy and practicality as well as The beauty. was Modern; A toand Architecture 1928‑1960, “the desire to the structural poor by placing them sophisticated structure designed by Affonso Silva. Shifting between theofin floors of the FAU is a improve borderless movement

Million Makeover

Rio Rio’s Atlas: Cosmopolitan urbanism Pedregulho Complex Rio’s Pedregulho Complex

Receives Receives R$10.5 R$10.5

Million Million Makeover Makeover Rio Rio’s Atlas: Cosmopolitan urbanism Pedregulho Complex Receives R$10.5 Million Makeover Rio’s Pedregulho Complex Receives R$10.5 Million Makeover Rio Rio’s Atlas: Cosmopolitan urbanism Pedregulho Complex Receives R$10.5 By Contributing Reporter - July 1, 2014

By Contributing Reporter - July 1, 2014


The main residential building affords each

apartment an unimpeded view of the bay, photo by

Cristiano Mascaro/Divulgação.

By Contributing Reporter - July 1, 2014 m

m

m


Million Makeover apartment an unimpeded view of the bay, photo by


m

m

m









Pedregulho Rio Rio’s Atlas: Cosmopolitan urbanism Pedregulho Complex

Million Makeover The worldfamous serpentine The main designed residential structure bybuilding Affonsoaffords each apartment an unimpeded Reidy is being restored to view its of the bay, photo by

Cristiano Mascaro/Divulgação. former glory, photo by Clarice

Castro/Imprensa RJ.

m The main residential building affords each

Pedregulho


Cristiano Mascaro/Divulgação. The serpentine mworldfamous structuremdesigned by Affonso Reidy is being restored to its

former glory, photo by Clarice

Castro/Imprensa RJ. m

m

m

The worldfamous serpentine

structure designed by Affonso

Reidy is being restored to its


Castro/Imprensa RJ.

Pedregulho





Castro/Imprensa RJ.





Castro/Imprensa RJ.





Castro/Imprensa RJ.

Receives R$10.5

Park Hill Estate

A2

Sheffield, England Original Date of construction: 1957 - 1961 Architect: Hawkins/Brown and Egret West (Urban Splash) Current State: Refurbishment awarded in 2004, partially (⅓) completed in 2014. Introduction Flats from the original design have been reinstated with bigger windows than before. The streets in the sky are overlooked with windows from the flats, to make them more sociable. Access to community is controlled by concierges. At the bottom of the blocks are workshops and glassclad shops, to mix up the uses and make the approach look less forbidding. Housing considered a failure due to it being considered by many as ugly and ridden with social decay, drug use and family breakdown. Cost of Retrofitting Size Cost per Unit

£146,000,000 = US$ 215,374,917 (approx in 2010, x-rates.com/average) 974 Housing Units US$ 221,124

Social costs bidding private owners.

The building originally intended for social housing will now go on sale for high

A2. Photo of partial redevelopment, 2014 Source: https://www. theguardian.com/cities/2015/ aug/14/park-hill-brutalistsheffield-estate-controversialrenovation#im

68

A2

A2

Thomas Lane, Building.co.uk, 2010

The Guardian, 2015

69

Tour Bois-le-Prêtre

A3

Paris, France Original Date of construction: 1959, Intermediate Renovation: 1990 Architect: Lacaton & Vassal and Druot, Under commission from Paris OPH Current State: Refurbishment completed in 2011 Introduction The renovation comprises internal reconfiguration and deep recladding, allowing the lateral extension of units into winter gardens. This improves insulation and provides extra space for residents, as well as gives the building a facelift. Subsidized social housing sold in the open market. The refurbishment generated additional units, the sale of which helped to cover for the expenses of the retrofitting. Cost of Retrofitting € 11,250,000 = US$ 16,190,356 (approx in 2011, x-rates.com/average) Size 96 apts = 32 x 6 room, 28 x 3 room, 36 x 2 room flats 8,900 m2 existing + 3,560 m2 extensions Cost per Unit US$ 168,650 Cost per m2 US$ 1,300

A3. Photo after completion of refurbishment, 2011 Source: https://www. architectural-review.com/ today/lacaton-and-vassalsrevitalisation-of-a-parisiantower-block/8624097.article

A3

70

17storey Tour BoislePrêtre stands on the city boundary, next to the eightlane used for all sorts of activities, as well as diversifying circulation routes through the flats. Where the original fabric was concerned, the architects’ intervention was relatively

motorway that is the Boulevard Périphérique (a ring road postdating the tower). Its initial minimal. As well as upgrading all the kitchens, bathrooms and wiring, they tinkered with architect was Raymond Lopez, who, with Eugène Beaudouin, had erected an almost apartment configurations to provide more diverse layouts. One of the principal tenets in identical tower in Berlin’s Hansaviertel (constructed as part of the 1957 Interbau and still their report was that, to be viable, the concept of sustainable development must include in its original state). a certain generosity, that pleasure and spiritual wellbeing should be part of the equation. Systembuilt, the Tour BoislePrêtre provided 96 apartments of three types: 32 sixroom Increasing space within categories of apartments was one proposal in this direction, and flats, 28 threeroom flats and 36 tworoom flats. In the early 1990s, the original was partly motivated by the fact that recent French socialsector dwellings are chequerboard facade was replaced to improve insulation and to restyle the tower along considerably smaller than those built in the past.The architects proposed ways of more modern lines. With hindsight, the 1950s facade appears the more elegant, and the providing more space for the same construction cost, with the proviso that rents no revamp did nothing to improve the tower’s reputation: residents called it Alcatraz, and longer be indexed to square footage but instead to construction cost per dwelling. many chose to leave. At the Tour BoislePrêtre, extra space was partly achieved through the reclassification of some apartments: for example, a number of small twobedroom flats were ‘downgraded’ to large oneroom studios through the demolition of internal partitions. Principles of facade remodelling Others were enlarged through the appropriation of corridor space. In the revamped Residents who could only dream of having a garden now enjoy an ‘outside’ space of tower there are now seven different apartment types, ranging from one to seven rooms, between 15m² and 60m² (depending on apartment size), while the new, allglass and the total number of dwellings has risen to 100 flats. facades allow for a full appreciation of the spectacular views across Paris. Former tenants are now begging to come back, and the project recently won the 2011 Équerre New winter gardens and balconies open up the flats to light and d’Argent, France’s most prestigious architecture prize for an individual building. views

Moreover, it is not just the Tour BoislePrêtre’s inhabitants who gain, but the city as a So what was the cost of this magical metamorphosis? The overall budget, net of tax, whole. A tower of this size has an enormous visual impact. Rendered distinctly came in at €11.2 million (£9.5 million), or €112,000 (£95,000) per dwelling. Paris Habitat unprepossessing by the 1990 refit, it is now completely transfigured, the plastic PoMo estimates demolition/reconstruction would have cost at least €20 million (£17 million). blush transformed into silversleek urbanity. The new palette echoes the slate and zinc And there are many other savings besides this €8.8 million (£7.5 million) difference. of Parisian rooftops, which merge with the sky on overcast days. Demolition would have meant rehousing everyone while reconstruction was undertaken,

at enormous expense; as it was, residents remained in situ while the work was carried But while from afar the tower may now resemble the upmarket Modernist apartments The original poky fenestration is replaced by floortoceiling out, apart from brief stays in temporary accommodation. that dominate Paris’s wealthy western districts, a closer look belies this similarity. glazing. Winter gardens can be colonised as tenants choose and Lacaton & Vassal is known for its arte povera aesthetic, and it is deployed to full effect A community was saved − some residents had lived in the tower since the 1960s − and the 2m wide space also forms an environmental and acoustic here: rawconcrete floor finishes, galvanised steel railings, lacquered aluminium panels, if anything was strengthened by the renovation. Demolition is sometimes a way for corrugated polycarbonate glazing, spaceage sunfilter stripes, silver foil curtain linings − buffer zone landlords to get rid of tenants, since new accommodation is often more expensive, so hardnosed, pareddown, streetwise. Paris Habitat’s decision to avoid this route is all the more commendable. That said, rents

at the Tour BoislePrêtre are programmed to rise over the next few years to reflect the One of the new winter gardens. Sliding doors open up to extend improved nature of the apartments, but the increase should be offset by the drop in energy bills, if the building performs as it should. the apartments

Then, of course, there is the economy of resources, not only in the context of This increase was made possible by the architects’ major intervention, extending the sustainable development and the carbon footprint, but also in terms of the current social tower on all four sides through the addition of selfsupporting steel structures. On the housing shortage in France. As Anne Lacaton points out, the reality of the situation is short sides of the tower, these include extra rooms (two per floor) and new glass lifts that demolition/reconstruction usually means more is destroyed than built, while new that, as well as offering panoramic views, allowed for the removal of one of the old build is too expensive to allow for adequate development: ‘Transforming an existing internal elevators to add space to the apartments. property… represents the only opportunity to go much further in the design of new ways of living.’ Hence the architects’ dictum: ‘It’s a question of never demolishing, never removing or replacing, but always adding, transforming and using.’ Andrew Ayers, The AArchitectural Review, 2011 exterior extensions Which serve as interclimatic spaces. The energy consumption is thus reduced passively by 50%. Basic rent calculation is retained. Total cost of the operation: 11.25 million euros, much cheaper than destructionreconstruction.

Anne MarieStimulating. Will the BoislePriest Tower serve as a reference and demonstrate that Fevre, 2012 the modern heritage of reconstruction, if challenged (rightly so sometimes), is rich in qualities that can be improved? Or will it remain an isolated school case? The price of the Silver Square could have a stimulating effect on social landlords and businesses. "We are lucid, it has been very difficult, conflicting," admits Anne Lacaton . Sark , Frédéric Druot shows a neighboring tower that will be demolished by Paris Habitat. "Yet this is a possible answer to the crucial lack of social housing in France, at a lower cost, and respectful of the memory of people. But Minister Benoist Apparu is not there! And in France, who is asking this question? He's a footballer, Eric Cantona! "

Lacaton Vassal website, 2011 (1) "More, the great territories of exception", 2007, edition Gustavo Gill.

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Grand Parc

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Bordeaux, France Original Date of construction: Early 60s, Architect: Lacaton & Vassal, Druot and Hutin, Under commission from Aquitanis OPH Current State: Refurbishment completed in 2016 Introduction Through this project, the social housing, built heritage often criticized, shows the example of a relevant and economic transformation that produces – from an existing judged lacking in qualities and seen in a negative way – generous, pleasant and performing dwellings, that renew the typologies and the living conditions, comfort and pleasure, and improve the urban dwelling image. Predominantly for the Medium Income working class population. The housing was not subsidized. Cost of Retrofitting € 27,200,000 (rehab) + € 1,200,000 (new housing) = US$ 31,914,420 (approx in 2016, x-rates.com/average) Size 530 units; 44,210 m² existing + 23,500 m² extension Cost per Unit US$ 60,216 Cost per m2 US$ 471 Environmental costs The terrace enclosures doubled by thermal curtains in the winter gardens are expected to increase the passive energy, reducing thus by 50% the consumption during the cold season.

A4. Photo showing comparison from before (left) and after (right) refurbishment, 2016 Source: http://www.metalocus. es/sites/default/files/ metalocus_simonprize_25.jpeg Edited by: Yashesh Panchal

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METALOCUSCATEGORIES Architecture Art Competitions Conferences Design Exhibitions HOUSING ILLUSTRATION INTREATMENT METALOCUSClassics MINIMDWELLING MUSICVIDEO OPINION Pavilions Photography Prizes Projects Publications Recommendations REMODELINGRENOVATION TECHNOLOGY UrbanismLandscape VIDEO

Transformation of 530 dwellings, block G, H, I,Burdeos, de Lacaton & Vassal con Frédéric Druot y Christophe Hutin.

CONTENT BACK ISSUES CONTACT ESPAÑOL Lacaton & Vassal were awarded Thursday for a project that thinks the city based on the combination of three objectives: to produce quality of life, to increase the situations of great comfort and to densify the territory. These intentions must be both interdependent and simultaneous. And as they very well affirm, it is no longer possible to support the development of the city without asking about the reasons for living and inhabiting.

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Tweets by @METALOCUS METALOCUS @METALOCUS

"The G, H, I buildings of the Grand Parc offer the capacity to transform themselves and offer very beautiful housing ... While highrise projects for highclass residences are defined as models of a housing Urban future responsible, ecologically virtuous, G,H,I buldings of the Grand Parc offer the opportunity to reach these qualities right away, generously, economically and sustainably" Lacaton & Vassal, Sept. 2012. Urbanité, Le magazine d’aquitanis.

LLUM BCN 2017: ADN_BCN PROJECT. Siglos de ADN a través de la Luz metalocus.es/es/noticias/ll… @iedbarcelona #Llumbcn17 @fluvia @laboh_net

Description of project by Lacaton & Vassal The project consists of the transformation of 3 inhabited social buildings, first phase of a renovation program of the ‘Cité du Grand Parc’ in Bordeaux. Built in the early 60’s, the 3 buildings G, H and I, 10 to 15 floors high gather 530 dwellings and give a capacity of transforming into beautiful dwellings with redefined qualities and comfort.

METALOCUS

The addition of extended wintergardens and balconies give the opportunity, for each apartment, to enjoy more natural light, more fluidity of use and more views.

@METALOCUS A Thousand Ways por The Parrots. ¿reconoces los edificios de Madrid? metalocus.es/es/noticias/a… #theparrots #athousandways #musicvideo #madrid

The general economy of the project is based on the choice of conserving the existing building without making important interventions on the structure, the stairs or the floors. This approach on economy makes possible to focus the energy on generous extensions that are, according to us, the key to enhance in a lasting way the dwellings quality and dimension. These extensions widen the space of use and the evolution of the dwelling and give the opportunity, as in a house, to live outside, while being home.

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The apartments open on to large wintergardens and balconies, and offer pleasant outdoor spaces, large enough to be fully used : 3,80m deep on the south facades of H and I building and the 2 facades of G building.

LLUM BCN 2017: ADN_BCN PROJECT. Centuries of DNA through Light

Through this project, the social housing, built heritage often criticized, shows the example of a relevant and economic transformation that produces – from an existing judged lacking in qualities and seen in a negative way – generous , pleasant and performing dwellings, that renew the typologies and the living conditions, comfort and pleasure, and improve the urban dwelling image.

Mies van der Rohe and Farnsworth House will have Hollywood movie

G,H, I blocks stand as a structure which host 530 different dwellings, as much stories of life of each inhabitants. It is 530 times one personal place. Each apartment is unique and offers an extraordinary view and exceptional living situation in Bordeaux. As the project focuses on offering the maximum space for each dwelling, it allows individuals to express themselves through their own living. The project shows the diversity of the people by starting from the inside and pay attention to every details. It means to make exception being the rule.

A Thousand Ways by The Parrots

Mies van der Rohe's unrealised design and James Stirling: Circling the Square, for London

Read Less Client Cost Dates Architects Engineers Program Size SHON

36m

Aquitanis O.P.H.… € 27.2m HT rehabilitation + € 1.2m excluding tax new housing Competition. 2011, Completion. 2016 Anne Lacaton & JeanPhilippe Vassal … BATSCOP (working site coordination), SEC… 530 transformed dwellings and 8 new dwel… 44,210 m² existing + 23,500 m² extension…

▼ ▼

The proposal coordinated by Laura Bacete Cebrián won

▼ "Castelo de Abrantes" competition ▼ ▼ ▼

Green renovation of the Astro Tower by Estudio Lamela

The Beauty of Desolation and Destruction in the Work of the LEWIS BALTZ photographer

A new roof for Verona’s historic arena by Gmp Architekten

Metalocus, 2014

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Robinhood Gardens

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London, England Architect (Original): Alison and Peter Smithson Original Date of construction: 1972 Architect (New): Haworth Tompkins Current State: Phase 1 of eviction complete; awaiting beginning of construction. Introduction Robinhood Gardens is the only housing estate by rhe Smithsons that came to fruition. The design was based on the Brutalist concept of ‘streets in the sky’, with covered walkways on each level of housing.It was an architectural icon which provided a true sense of ‘social’. Prime real estate and unable to achieve listing. Four buildings will replace the western block while the eastern block will be demolished during the third development stage. Cost of Retrofitting GB£ 500,000,000 = US$ 631,119,728 (approx. in 2016, x-rates.com/ average) to be invested over next 10 years. Size Existing 213 housing units will be replaced by 1575 much smaller units in a generic housing unit typology. Cost per Unit (new) US$ 400,711

A5. Digital render of proposed development. Source: https://www. dezeen.com/2016/08/04/ replacement-revealedbrutalist-robin-hood-gardenssmithsons-haworth-tompkinsmetropolitan-workshop/

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DeZeen, 2016

DeZeen, 2016

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Balfron Tower

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London, England Architect: Ernö Goldfinger Original Date of construction: 1967 Current State: Works yet to begin; Architect yet to be appointed Introduction Balfron Tower is being given a sensitive update rather than a wholesale upheaval. Post-refurbishment, it will retain the flats’ original triple-decker configuration. One access corridor leads off the service tower for every three storeys, and sets of three front doors are grouped together. Once refurbished, residents will have the choice of keeping their heads in the clouds or putting their feet back on the ground by moving into newly built homes elsewhere on the estate. Vacated flats will then be offered for sale on the open market and are likely to be snapped up by Goldfinger enthusiasts Cost of Retrofitting GB£ 50,000,000 (refurb.) + GB£ 34,000,000 (Low, Mid, High Rise) = US$ 106,028,114 (approx. in 2016, x-rates.com/average) Size 136 flats and 10 two-storey maisonettes Cost per Person ? Social costs The housing designed for residents will now be available to an exclusive audience in love with the Architect’s style of design.

A6. Photo of current state by Danny Robinson. Source: http://www.archdaily. com/160672/ad-classicsbalfron-tower-erno-goldfinge r/50381b2e28ba0d599b000e de-ad-classics-balfron-towererno-goldfinger-image

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Will Hunter, Building.co.uk, 2017

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Retrofitting versus “Demolition as Usual” “Re”development

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Pruitt-Igoe Public Housing Project

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St. Louis, Missouri (U.S.) Architect: Minoru Yamasaki Original Date of construction: 1954 - 1956 | Occupancy rate 91% in 1957, and 35% in 1971. Current State: Empty space remains as an “urban jungle”; Murphy park converted to low-rise apartment buildings and Gateway Schools Complex.

Introduction Pruitt-Igoe is frequently viewed as the largest failure modern public housing. Due in part to budget constraints, architectural flaws, and racial tensions,it became infamously ridden with crime, poverty and racial segregation. Before its demolition, the project was nearly empty. Intended for middle class. Became “racial and economic ghetto” after opened. Cost of Construction US$ 36,000,000 (in XXXX) Size 2,870 housing units. Cost per Unit US$ 12,543

A7. Photo of initial construction, 1956. PC:Missouri History Museum Source: http://www.pruitt-igoe. com/urban-history/

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Etta McCowan relaxes inside her Igoe apartment in April 1967; by this stage, the complex was riddled with social problems. Photograph: Zuma Press/Alamy

Though built for the middle class, Pruitt-Igoe became an economic and racial ghetto soon after it opened, in large part due to bad timing. The design, drawn up when Missouri law still mandated the segregation of public facilities, originally designated the Pruitt half of the complex (named after second world war fighter pilot Wendell O Pruitt) for black residents only, and the Igoe half (after former US Congressman William L Igoe) as white only. But Guardian, then came sweeping following the US supreme court’s 1954 Brown vs Board of The Colin Marshall, desegregation 2015 Education verdict. In the aftermath, fearful white residents took flight, and the whole of PruittIgoe became an exclusively black dwelling – with many black residents also decamping for the periphery, reducing Pruitt-Igoe’s tenant pool to those who simply couldn’t live anywhere else.

Often, these residents arrived as migrants from the US’s underdeveloped south, in search of work in the industries that, so they discovered, had already left for the suburbs themselves. Essential building maintenance, paid for by modest rental fees drawn from an ever smaller and more impoverished group of tenants, ended up deferred and ultimately denied. And so the people of Pruitt-Igoe made do as best they could in their increasingly derelict homes, feeling marooned on the end of a city seemingly on its own inexorable downward slide. Why did St Louis take on the public-housing mandate that produced the likes of Pruitt-Igoe in the first place? In the late 1940s, when the growth of American cities looked unstoppable, officials had projected a million-strong population by 1970 that would require aggressive “slum clearance” and high-density “urban renewal”. In reality, St Louis lost a third of its residents over that period – a decline that had begun as early as the 1930s.

The Pruitt Igoe Myth, Bristol, 1991

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Robert Taylor Homes

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Chicago, Illinois (U.S.) Architect: Robert Rochon Taylor Original Date of construction: 1959 - 1962

Introduction At the time of its construction, the Robert Taylor homes was the largest public housing complex in the country. It soon became ridden with crime and poverty, and vacancy rates rose before the demolition and redevelopment of “Legends South” Affordable housing for African Americans. Cost of Redevelopment US$ 583,000,000 (in XXXX) Size 4,415 Units in 28 Buildings of 16 stories each. Intended for 11,000 people, but at peak housed 27,000 people. Cost per Person US$ 583 mil. / 11,000 (current capacity) = US$ 53,000 Social costs

A8. Photo of initial construction, 1962. PC:Chicago History Museum Source: http://www. gettyimages.com/detail/ news-photo/exterior-viewof-robert-taylor-homeshousing-project-newsphoto/567442309#exteriorview-of-robert-taylor-homeshousing-project-chicagoillinois-picture-id567442309

No guarantee for affordable replacement for all. Increasing crime, drug trades.

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To find apartments for the Hole's tenants, the housing authority contracted with a private relocation agency in February. The agency's job included taking tenants to see apartments and helping with things like applications, credit checks and arranging utilities. U.S.

But tenants must satisfy landlords' expectations for cleanliness and conduct, and the housing authority expected the

agency to be a hand holder: coaching tenants on how to dress for interviews, or making sure they were prepared for housekeeping inspections.

END OF A GHETTO: A special Ms. White said that after several months she replaced the agency for showing homes in too few neighborhoods and for not report.; Razing the Slums to Rescue giving tenants enough help. the Residents The agency's president, Pam Gecan, said her staff had expected the authority to give that help to difficult tenants. She said By PAM BELLUCK SEPT. 6, 1998 gunfire in the Hole sometimes made her workers afraid to visit clients. It was the tenants, she said, who tended to request

In the final months of the Hole, anarchy was everywhere. The Hole, the most oppressive section of Chicago's notorious Robert certain neighborhoods, because they were familiar. Taylor Homes housing project, was coming down. Billy Kimmons, for example, a 23yearold former gang member who now works as a school patrol officer, was rejected by several landlords and finally moved near a church he attended in a poor minority neighborhood on the far South Side. Ms. Gang members shot at a moving van outside one of the Hole's three highrise buildings. Moving crews tried to hurry out Smith chose Woodlawn, a struggling neighborhood near Robert Taylor, because her grandmother lived there. each day before drug dealers commandeered the elevators. Lenzie Jones packed his grandchildren's clothes for the movers but did not know what to do with their mother's Ms. Smith was a typical Robert Taylor tenant, a young single mother. She said she left her mother's home at 17 because of belongings. She had fled a few days before, after the drug gang she hawked heroin for accused her of stealing and beat her with problems with her stepfather, living on her own at Robert Taylor since. She had three children, Nathaniel, 5, Keosha, 3, and a baseball bat and a twobyfour. Shamari, 4 months. Her younger sister, Aderonke Akanni, who said she left home at 13 after her stepfather abused her, also lived with her. Angela Smith frantically swatted cockroaches and attacked stains in her kitchen. An inspector from the building she wanted to move into was coming to scrutinize her housekeeping. If she failed, she would lose the apartment she had set her Life in the Hole was chaotic. Ms. Smith said the father of her children beat her. She struggled on welfare, falling behind on heart on. her $44 monthly rent. She did not permit her children to play outside the apartment because gang violence made even hallways dangerous. Katie Sistrunk, who at 45 had reared 13 children in the Hole, had no idea where she would go, days before her building was to ''It's scary,'' she said. ''They shoot just to shoot.'' be emptied. Juanita Williams, 74, was so paralyzed over leaving her apartment of 25 years that she stayed after the water and gas were shut off, until police officers removed her. Despite the turbulence, Ms. Smith and her sister were driven to improve their lives. Ms. Smith, petite and spirited, is On a scale not seen in decades, the Federal Government is helping cities clear slums again, but this time they are slums it studying for a high school equivalency diploma and plans to study nursing. Ms. Akanni, 18, works at a Lady Footlocker store helped create: public housing projects crippled by flawed policies and mismanagement and overwhelmed by poverty and and takes classes toward her equivalency diploma. crime. Applying for a Section 8 apartment, Ms. Smith was organized and efficient. She quickly assembled birth certificates, From Hartford and Newark to Denver and San Francisco, 100,000 apartments in the nation's worst public housing Social Security cards and her son's report card to prove he attended school. 67,000 public housing families, 97 percent are black. projects are being razed under a Federal program called Hope VI. The plan is to replace them with smaller developments that But the housekeeping inspector for her new landlord was unimpressed. Ms. Smith said he complained about writing on In 1969, six years after completion of the last buildings, the three that became known as the Hole, Congress changed mix families of different incomes, while moving thousands of tenants into privately owned buildings. the walls, lack of furniture and her friends who had moved their marijuana smoking to the hallway. Just weeks before her public housing policy with disastrous results for projects nationally. Instead of a fixed rent, tenants would pay a percentage of building was to be emptied, she failed the inspection. In Chicago, where highrise housing projects are corrosive landmarks of poverty and racial segregation, the demolition their income. will be nothing less than seismic: the city wants to raze 11,000 apartments, nearly 40 percent of its public housing for families, Crestfallen and angry, she had to search for an apartment again, while living with her mother. Finally, in July, she got one. At Robert Taylor, working families moved out as their rent rose while neighbors on welfare paid almost nothing. Housing over the next 15 years.

officials, wary of discrimination suits, stopped screening tenants. Single mothers as young as 16 were given apartments. ''Weren't nobody smoking weed in my house,'' she said about failing the inspection. ''And nobody going to be fixing up And in a city whose housing projects contain 11 of the nation's 15 poorest census tracts, and where buildings in five large this raggedy place when you're fixing to move. They know this is the projects, right?'' As the project filled with impoverished people, rent income fell and maintenance had to be cut. Tenants threw things off projects are being demolished, nowhere is the challenge greater than at Robert Taylor, the nation's largest housing project, exterior gangways that linked apartments, so they were covered with steel grating, like a prison. Leaks and broken windows much of which is ''considered the worst slum area in the United States'' according to its landlord, the Chicago Housing Decline and Fall went unfixed. Elevators and hallways reeked of urine. Authority.

Public Housing Becomes Hell Hole In Chicago's projects, ''everything that could have gone wrong went wrong,'' said Joseph Shuldiner, the executive director The Hole, at the project's southern end, was the first section to go, demolished in July. But the authority wants to tear

of the housing authority, who was brought in to fix an agency so inept the Federal Government took it over in 1995. The Robert Taylor Homes, named for Chicago's first black housing authority chairman, was among the last housing down all of the project's 28 highrises, all 4,321 apartments. projects built in the city. Begun in 1959, it completed a fourmile corridor of public housing along State Street. While its new ''Once you get a population that is beginning to create problems, then you have trouble attracting people,'' he said. ''The The challenge is not just for the 11,000 people who will leave Robert Taylor, a population 99 percent black, so poor that highrises were welcome replacements for a shantytown, they quickly became the nation's largest governmentsponsored managers said, 'They're not letting me screen the heck with it.' Then your maintenance stinks. It just becomes a steamroller nearly half of the adults live on less than $5,000 a year, and so isolated that many are unfamiliar with life beyond the grim ghetto. effect.'' monoliths that shadow the Dan Ryan Expressway on the South Side for nearly two miles. Housing projects in Chicago are starkly identified with race and poverty. From the beginning, city officials used them, In a housing project with 20,000 residents at its peak but few men, gangs got an early hold. Violence and drugs along with the expressways being built at the same time, to contain the city's growing population of poor blacks. Of Chicago's devastated generations. As families moved out, vacant apartments became havens for drug dealers. Gangs ripped out metal One of the toughest questions facing housing officials is how to deal with intensely troubled families. Their problems detectors installed at entranceways and cut the wires of intercoms intended to screen visitors. could not only cripple their adjustment to a new home but could also harm their new neighborhoods.

In the Hole, clusters of drug dealers brazenly hawked heroin and cocaine, forming gantlets in the entranceways. The wind ''You have to make it better for the people you are relocating,'' said Ms. White, the housing authority official, ''but you also whipped crack vials like shrapnel. have to make it better for the people who will be their neighbors.'' The police were frustrated by gang lookouts and the ability of dealers to vanish into highrise hideouts. Dealers became so

Robert Taylor has two devoted and savvy relocation specialists to work with families. In early 1997, they began untangling Pam Belluck, New York Times, 1998

cocky that recently a gang member waved a roll of money at a group of housing officials and offered to buy the Hole for $1 complications for the nearly 300 families in the Hole. Now they are doing the same in the next two buildings scheduled to million. come down.

''I guess that's why they call it the Hole,'' said Deborah Mardis, a resident for 20 years. ''You fall in and you never get out.'' Making repeated visits, sometimes working nights and weekends, they sort out who is on each lease and therefore entitled to new housing tell tenants of problems such as unpaid rent, and explain their options: Section 8 subsidies, another 83 Ms. Mardis managed to leave in 1994, but her son Dequan, a gang member, kept returning. In January, visiting a housing project, or ''scattered site'' apartments, which are managed by the authority but are not in a project. They also arrange girlfriend at a rival gang's building, he was shot six times. He survived.

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Cabrini-Green Homes

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Chicago, Illinois (U.S.) Original Date of construction: 1940s Demolition between 1995-2011 to make way for Mixed Income housing - Parkside at Old Town Abstract Similar to the other projects, Cabrini-Green Homes was a high-rise residential tower that became ridden with poverty and crime before its demolition. Purpose

Affordable housing for African Americans

Cost of Redevelopment Size Cost per Unit

US$ 250,000,000 3607 units US$ 69,309

Social costs

Crime, gang violence, deplorable conditions, murder.

A9. Photo of initial construction Source: http://img.timeinc. net/time/photoessays/2010/ cabrini_green/cabrini_ green_01.jpg

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home over time. demolitions that would radically reshape The project weren’t From the moment it was completed, the the city’s physical and social landscape. uppoed to e a public housing development known as place where ou lived This month, Bezalel is screening a featurelength followup, 70 Acres development ecame development at the start of the decade of CabriniGreen has been captured in still in the pat. The were home over time. in Chicago: Cabrini Green, a film that both tells the history of the demolitions that would radically reshape deigned a temporar and moving pictures. The development development ecame development at the start of the decade of development’s birth and shows us the 20year metamorphosis of the watation to the city’s physical and social landscape. home over time. was not only iconic to Chicago, but a demolitions that would radically reshape permanent home, neighborhood from the City’s worst fear to its desired vision of itself. This month, Bezalel is screening a featurelength followup, 70 Acres uilt on the cheap, symbol of public housing all over the the city’s physical and social landscape. meant at firt for high The story of CabriniGreen begins in in 1941, with the construction of in Chicago: Cabrini Green, a film that both tells the history of the country, from its hopefilled foundation This month, Bezalel is screening a featurelength followup, 70 Acres turnover and later for the Frances Cabrini Homes, also known as the Cabrini Rowhouses. development’s birth and shows us the 20year metamorphosis of the to its contentious demolition. warehouing a in Chicago: Cabrini Green, a film that both tells the history of the These twostory beige brick buildings can still be seen in their neat neighborhood from the City’s worst fear to its desired vision of itself. population that wan’t development’s birth and shows us the 20year metamorphosis of the Englishborn filmmaker Ronit Bezalel wanted anwhere rows as one drives down Chicago Avenue toward the Chicago River. The story of CabriniGreen begins in in 1941, with the construction of neighborhood from the City’s worst fear to its desired vision of itself. ele. ut even a more arrived in Chicago from Canada in the and more familie Built for war workers, the Rowhouses were the first integrated public the Frances Cabrini Homes, also known as the Cabrini Rowhouses. 1990s and began filming at Cabrini The story of CabriniGreen begins in in 1941, with the construction of ecame tuck in the housing project in the city. But the land where they were erected was These twostory beige brick buildings can still be seen in their neat Green almost immediately. Her first project for lack of the Frances Cabrini Homes, also known as the Cabrini Rowhouses. not vacant and the people who moved into the 586 apartments were rows as one drives down Chicago Avenue toward the Chicago River. etter houing movie, a 30minute documentary called These twostory beige brick buildings can still be seen in their neat opportunitie, Carininot the poorest of the poor. Before the CHA began its construction this Voices of Cabrini (1999) captures the Built for war workers, the Rowhouses were the first integrated public rows as one drives down Chicago Avenue toward the Chicago River. Green and other part of town was known as Little Hell—a predominantly Sicilian housing project in the city. But the land where they were erected was Built for war workers, the Rowhouses were the first integrated public neighborhood with shoddy housing stock and rampant crime. not vacant and the people who moved into the 586 apartments were housing project in the city. But the land where they were erected was As MIT Urban Design and Planning professor Lawrence Vale not the poorest of the poor. Before the CHA began its construction this not vacant and the people who moved into the 586 apartments were warehouses of misery and pathology, did not begin to take hold until chronicles in his book Purging the Poorest, the building of public part of town was known as Little Hell—a predominantly Sicilian not the poorest of the poor. Before the CHA began its construction this the early 1970s. housing in this neighborhood was advertised as a way to uplift the neighborhood with shoddy housing stock and rampant crime. part of town was known as Little Hell—a predominantly Sicilian For Chicagoans who knew and lived in public housing in those years, poor entrapped in its insalubrious tenements. In the end, however, the As MIT Urban Design and Planning professor Lawrence Vale neighborhood with shoddy housing stock and rampant crime. 1968 was a turning point—particularly for CabriniGreen. After the new public housing wasn’t really for them. They were considered to be chronicles in his book Purging the Poorest, the building of public As MIT Urban Design and Planning professor Lawrence Vale assassination of Martin Luther King, rioting broke out across the city too poor and morally degenerate to be entrusted with the nice, new housing in this neighborhood was advertised as a way to uplift the chronicles in his book Purging the Poorest, the building of public and was strictly confined by police to the AfricanAmerican apartments. Instead, the Chicago Housing Authority populated its poor entrapped in its insalubrious tenements. In the end, however, the housing in this neighborhood was advertised as a way to uplift the neighborhoods. This cordoning off, as Vale notes in his book, was projects with reliably employed families who, with the Authority’s new public housing wasn’t really for them. They were considered to be poor entrapped in its insalubrious tenements. In the end, however, the particularly strictly enforced around Cabrini, due to its proximity to strict supervision and assistance, took good care of the buildings and too poor and morally degenerate to be entrusted with the nice, new new public housing wasn’t really for them. They were considered to be the wealthy, white lakefront neighborhoods. CabriniGreen, which had did not linger long. No one knows what happened to the slum dwellers apartments. Instead, the Chicago Housing Authority populated its too poor and morally degenerate to be entrusted with the nice, new always been surrounded by a variety of businesses and amenities, warehouses of misery and pathology, did not begin to take hold until of Little Hell; any fight against the city’s devastation of their projects with reliably employed families who, with the Authority’s apartments. Instead, the Chicago Housing Authority populated its emerged from the riots as a shadow of its former self. the early 1970s. neighborhood and way of life went undocumented. strict supervision and assistance, took good care of the buildings and projects with reliably employed families who, with the Authority’s The devastation of the neighborhood economy was closely tailed by a For Chicagoans who knew and lived in public housing in those years, The postwar construction and population boom brought a dire need did not linger long. No one knows what happened to the slum dwellers strict supervision and assistance, took good care of the buildings and series of federal housing policy reforms which were intended to 1968 was a turning point—particularly for CabriniGreen. After the for affordable housing and CHA soon expanded its footprint in the old of Little Hell; any fight against the city’s devastation of their did not linger long. No one knows what happened to the slum dwellers prioritize public housing access for the poorest—single mothers on assassination of Martin Luther King, rioting broke out across the city slums west of the Gold Coast by building mid and highrise projects. neighborhood and way of life went undocumented. of Little Hell; any fight against the city’s devastation of their welfare and the homeless. Though wellintentioned, these reforms and was strictly confined by police to the AfricanAmerican In 1955, when construction on the Cabrini Extension—the 15 redbrick The postwar construction and population boom brought a dire need neighborhood and way of life went undocumented. sharply reduced rental income for the CHA, an agency already plagued neighborhoods. This cordoning off, as Vale notes in his book, was buildings between Chicago and Division—began, the Rowhouses were for affordable housing and CHA soon expanded its footprint in the old The postwar construction and population boom brought a dire need by managerial and fiscal incompetence. Thus, just as the most particularly strictly enforced around Cabrini, due to its proximity to no longer as diverse as they once were and the new buildings were slums west of the Gold Coast by building mid and highrise projects. for affordable housing and CHA soon expanded its footprint in the old disadvantaged Chicagoans began moving into public housing in ever the wealthy, white lakefront neighborhoods. CabriniGreen, which had filled mostly with working black families. This trend continued as the In 1955, when construction on the Cabrini Extension—the 15 redbrick slums west of the Gold Coast by building mid and highrise projects. larger numbers, the management of the properties was forsaken. always been surrounded by a variety of businesses and amenities, last part of the development—the 8 white buildings of the William buildings between Chicago and Division—began, the Rowhouses were In 1955, when construction on the Cabrini Extension—the 15 redbrick Garbage shoots were overfilling and incinerators breaking less than a emerged from the riots as a shadow of its former self. Green Homes, north of Division—were completed in 1962. no longer as diverse as they once were and the new buildings were buildings between Chicago and Division—began, the Rowhouses were mile away in the luxury condominiums, too. But at CabriniGreen, no The devastation of the neighborhood economy was closely tailed by a By the mid1960s, CHA projects across the city were housing almost filled mostly with working black families. This trend continued as the no longer as diverse as they once were and the new buildings were one was coming to fix them. series of federal housing policy reforms which were intended to exclusively AfricanAmericans. But the segregation embodied by these last part of the development—the 8 white buildings of the William filled mostly with working black families. This trend continued as the Left to their own devices the residents—overwhelmingly children and prioritize public housing access for the poorest—single mothers on buildings and spurred on by better, suburban housing opportunities Green Homes, north of Division—were completed in 1962. last part of the development—the 8 white buildings of the William teens—organized, governed, and cared for themselves the best way welfare and the homeless. Though wellintentioned, these reforms for whites, was not yet coupled with devastating poverty. The popular By the mid1960s, CHA projects across the city were housing almost Green Homes, north of Division—were completed in 1962. they knew how. Drug dealers preyed on the young, gangs took hold of sharply reduced rental income for the CHA, an agency already plagued notion of the projects as housing for the poorest of the poor, as exclusively AfricanAmericans. But the segregation embodied by these By the mid1960s, CHA projects across the city were housing almost public spaces. After two cops were killed by a sniper in the by managerial and fiscal incompetence. Thus, just as the most buildings and spurred on by better, suburban housing opportunities exclusively AfricanAmericans. But the segregation embodied by these development in 1970, the project’s notoriety grew and the City gave up disadvantaged Chicagoans began moving into public housing in ever for whites, was not yet coupled with devastating poverty. The popular buildings and spurred on by better, suburban housing opportunities treating its residents like citizens altogether. Onesixth of the larger numbers, the management of the properties was forsaken. notion of the projects as housing for the poorest of the poor, as for whites, was not yet coupled with devastating poverty. The popular development’s population moved out by 1971. Garbage shoots were overfilling and incinerators breaking less than a notion of the projects as housing for the poorest of the poor, as mile away in the luxury condominiums, too. But at CabriniGreen, no Around the same time, spurred by overwhelmingly negative local Maya Dukmasova, 2015 one was coming to fix them. media attention, CabriniGreen gained a broader cultural currency in

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fictionalized portrayals such as the TV sitcom Good Times and the film Left to their own devices the residents—overwhelmingly children and

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Techwood Homes / Clarklowell Homes

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Atlanta, Georgia (U.S.) Architect: David Burge Original Date of construction: 1936 Demolition between 1996 | Mixed Income housing - Centennial Place

Abstract Techwood Homes was the first public housing project in the US. It replaced a shantytown, but ironically it became a slum in itself when desegregation was installed and whites fled the site. It was demolished in 1996 before the Olympics to “clean the city” Purpose

“Upwardly Mobile Whites”, but then only African-American after desegregation.

Size 1,195 units 800 units in Centennial Place (30% affordable)

A10. Photo of initial construction Source: https://closingofatlantapublichousingprojects. wordpress.com/2015/04/27/ hello-world/

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(https://livingnewdeal.org/designers/j-a-jones-co/) Contractors: J.A. Jones Construction Co. (https://livingnewdeal.org/contractors/j-a-jones-construction-co/)

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DESCRIPTION The Techwood Homes public housing project in Atlanta was a whites-only complex constructed between 1935 and 1936 with federal Public Works Administration (PWA) funds. It has since been demolished. “Techwood Homes was the first public housing project in the United States, opened just before the First Houses. Located in Atlanta, Georgia, it replaced a shantytown known as Tanyard Bottom or Tech Flats. It was completed on August 15, 1936, but was dedicated on November 29 of the previous year by U.S. President Franklin D. Roosevelt. The apartments included bathtubs and electric ranges in each unit, 189 of which had garages. Central laundry facilities, a kindergarten and a library were also provided. Techwood was intended to eliminate the slums that the poor had been living in, but eventually became one itself.” AUGUST 15, 2012

livingnewdeal.org, 2015 The Olympics and Preservation IV: Demolished Neighborhoods AUGUST 15, my 2012 To wrap up postOlympic series, I’m going to share a few images and descriptions of historical places demolished to make way for Olympic

venues.

The Olympics and Preservation IV: Demolished Neighborhoods Techwood Homes, Atlanta To wrap up my postOlympic series, I’m going to share a few images and descriptions of historical places demolished to make way for Olympic venues. Techwood Homes, completed in 1936, was the United States’ first public housing project. Built on the site of a shanty town the project was meant to provide clean and safe housing for lowincome families employed downtown or at the nearby warehouse district who had been living in the 14 block slum called Techwood Flats.

Techwood Homes, Atlanta

Techwood in 1920 of town Georgia/Wikimedia Techwood Homes, completed in 1936, was the United States’ first public housing Flats project. Built via on the the Digital site of Library a shanty the project was (http://en.wikipedia.org/wiki/File:Techwood_Flats.jpeg) meant to provide clean and safe housing for lowincome families employed downtown or at the nearby warehouse district who had been living in the 14 block slum called Techwood Flats. FDR dedicated the new housing in 1934 before the project was completed. Flats The in units provided electricity and running water to every 1920 via the Digital Library of Georgia/Wikimedia Techwood resident. The complex also included lush landscaping, parks, stores, and (http://en.wikipedia.org/wiki/File:Techwood_Flats.jpeg) other amenities. Unfortunately, the project displaced 1,611 residents of Techwood Flats. the And though 26% Techwood inhabitants FDR dedicated new housing in of 1934 before Flats the project was were African American, Techwood Homes was a segregated facility. completed. The units provided electricity and running water to Only everywhite families were rent the units. The permited complex to also included lush landscaping, parks, stores, and resident. other amenities. Unfortunately, the project displaced 1,611 residents of Techwood Flats. And though 26% of Techwood Flats inhabitants were African American, Techwood Homes was a segregated facility. Only white families were permited to rent the units.

Residents of Techwood Homes in the late 1930s via the Library of Congress/Wikimedia (http://en.wikipedia.org/wiki/File:Techwood3.jpeg) Techwood Homes was integrated in 1968. Within six year, fifty percent of the facility was occupied by African Americans prompting plans to relocate its inhabitants to the outskirts of the city. Fortunately, that plan was scrapped. Less fortunately, the complex became a hive of crime with gang and drug related activity by late the 1980s continued crime ridden into (http://en.wikipedia.org/wiki/File:Techwood3.jpeg) the 90s. Residents of Techwood Homes in the 1930s and via the Library to of be Congress/Wikimedia Despite being listed in that National Register of Places, the majority of of the Techwood complex was by demolished in preparation for the 1996 Techwood Homes was integrated in 1968. Within six year, fifty percent the facility was occupied African Americans prompting plans to Olympics. to to the Georgia Encyclopedia (http://www.georgiaencyclopedia.org/nge/Article.jsp?id=h3301), officials and city leaders relocate its According inhabitants the outskirts of the city. Fortunately, that plan was scrapped. Less fortunately, the complex became a hive of crime feared international to the high crime and poverty. Only significant buildings were retained, mitigating the loss with gang and drug reaction related activity by the 1980s and continued to the be most crime architecturally ridden into the 90s. of historic fabric. It was replaced by mixedincome luxury apartments that few Techwood residents could afford.

The Olympics andin Preservation IV: Demolished Neighborhoods, 2012 Despite being listed that National Register of Places, the majority of the Techwood complex was demolished in preparation for the 1996 One of the few surviving Techwood Homes buildings via WABE officials and city leaders Olympics. According to the Georgia Encyclopedia (http://www.georgiaencyclopedia.org/nge/Article.jsp?id=h3301), (http://archive.pba.org/programming/programs/citycafe/5435/) feared international reaction to the 87 high crime and poverty. Only the most architecturally significant buildings were retained, mitigating the loss of historic fabric. It was replaced by mixedincome luxury apartments that few Techwood residents could afford. Although the crime rates and poverty were untenable, it is unfortunate that so

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Retrofitting versus “Demolition as Usual” Technological Construction

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1100 Architect elevates concrete Signhouse me up! and glass above a bluff on tiny Japanese island

ARX Portugal's seaside cultural centre Joshua boasts Florquinwood addsframework hexagonalpatterned ceiling to salon

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Tao Zhu Yin Yuan Tower

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Taipei, Taiwan Architect: Vincent Callebaut Architectures Date of construction: 2017 (under-construction)

Abstract A DNA-inspired carbon-absorbing eco-tower. Callebaut’s twisting tower will be \filled with plants, vegetable gardens, and trees on every floor – and the new greenery will be capable of absorbing 130 tons of carbon dioxide annually.Built mostly from concrete for seismic stability, the twenty two-story skyscraper comprises luxury apartments, rooftop clubhouses, a swimming pool, gym facilities, and car parking Purpose The eye-catching building is expected to house the Taipei’s most expensive luxury apartments on one of the city’s largest designated residential sites. Size

42.335.34 m² among 42 Sustainable Apartments + Facilities

Social Costs The balconies will be covered in plants which the firm claims will absorb 130 tons of carbon-dioxide emissions per year.

A11. Render Source: http://www. businessinsider.com/ taiwan-smog-twisting-towerphotos-2017-1/#the-455694square-foot-structure-a-doublehelix-twisting-90-degrees-frombase-to-top-ismodeled-on-adna-strand-callebaut-says-1

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03:48

Singapore’s national flower is the orchid. So UKbased team Grant Associates (http://grantassociates.uk.com/), a landscape

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architecture firm, and Wilkinson Eyre (http://www.wilkinsoneyre.com/), an architecture firm, decided to use the structure of this epiphytic plant to model their new $545 million, 54hectare Gardens by the Bay (http://www.gardensbythebay.com.sg/en/home.html) project in that citystate’s Marina South Gardens, which is just the first piece of a much bigger project (two more gigantic garden parks are coming). The design team explains: “First, the garden takes root on a piece of new garden infrastructure and grows out towards the city. Leaves (earthworks) and roots (water, energy, communication systems) and shoots (paths, roads and links) create an integrated network across the space and beautiful flowers (feature/theme gardens) occur at key intersections or nodes.” (https://aslathedirt.files.wordpress.com/2012/06/supertree2.jpg) (https://aslathedirt.files.wordpress.com/2012/06/singapore1.jpg) Working together with the outdoor gardens and supertrees are “cooled conservatories” that use “sustainable energy sources” (from With this massive project, which was built on reclaimed, restored land, wealthy Singapore aims to become the “botanical capital of the the supertrees) to create new microclimates indoors. “The Flower Dome replicates the cooldry climate of Mediterranean and semi world.” There are many elements (almost too many to go through), which include more than 225,000 plants. Just a few are new arid subtropical regions such as South Africa and parts of Europe like Spain and Italy. The Cloud Forest Dome replicates the cool theme gardens that “showcase the best of tropical horticulture and garden artistry.” Within these gardens, there are multiple moist climate found in tropical montane regions between 1,000 to 3,500 metres above sea level, such as Mt Kinabalu in Sabah, horticultural collections, including the “Heritage Gardens” and “World of Plants.” Malaysia, and high elevation areas in South America.” The Cloud Forest alone has some 130,000 plants. In the Heritage Gardens, there’s a range of garden collections that reflect the unique cultures that make up diverse Singapore, along

with the citystate’s colonial heritage (It was a British base for many years). A new Malay Garden “tells the story of life in a traditional ‘kampong’ (village),” while the Indian Garden’s layout “echoes a traditional illustrated flower motif.” The Chinese Garden illustrates the role of gardens as places of “inspiration for writers, poets, and artists” — places of tranquility — in Chinese culture. The Colonial Garden tells the story of plants as “Engines of Empire,” featuring the many spices and other crops that served as a foundation for regional, Britishcontrolled trade. (https://aslathedirt.files.wordpress.com/2012/06/chinesegarden.jpg) The “World of Plants” Garden then showcases the rich plant biodiversity of Southeast Asia. There are gardens dedicated to ancient plants, fruits and flowers, trees, tropical palms, and the understory, which looks at the “forest root zone,” the plant species that make up the forest floor. Perhaps the iconic element of the new superpark are the 18 “supertrees,” ranging from 2550 meters high, which Grant Associates describe as a “fusion of nature, art, and technology.” These multifunctional engineered structures act like, well, trees, except they also create power for the park and light up at night. According to the design team, “they are at one level spectacular vertical gardens and landmark features, at another they are the environmental engines for the cooled conservatories, incorporating devices for water harvesting and storage, air intake, cooling and exhaust, photovoltaic arrays, and solar collectors.” (https://aslathedirt.files.wordpress.com/2012/06/supertree2.jpg)

Working together with the outdoor gardens and supertrees are “cooled conservatories” that use “sustainable energy sources” (from (https://aslathedirt.files.wordpress.com/2012/06/singapore1.jpg) (https://aslathedirt.files.wordpress.com/2012/06/chinesegarden.jpg) the supertrees) to create new microclimates indoors. “The Flower Dome replicates the cooldry climate of Mediterranean and semi With this massive project, which was built on reclaimed, restored land, wealthy Singapore aims to become the “botanical capital of the The “World of Plants” Garden then showcases the rich plant biodiversity of Southeast Asia. There are garde arid subtropical regions such as South Africa and parts of Europe like Spain and Italy. The Cloud Forest Dome replicates the cool world.” There are many elements (almost too many to go through), which include more than 225,000 plants. Just a few are new ancient plants, fruits and flowers, trees, tropical palms, and the understory, which looks at the “forest root moist climate found in tropical montane regions between 1,000 to 3,500 metres above sea level, such as Mt Kinabalu in Sabah, theme gardens that “showcase the best of tropical horticulture and garden artistry.” Within these gardens, there are multiple make up the forest floor. Malaysia, and high elevation areas in South America.” The Cloud Forest alone has some 130,000 plants. horticultural collections, including the “Heritage Gardens” and “World of Plants.” (https://aslathedirt.files.wordpress.com/2012/06/conservatory2.jpg)

Sounds like a lot of energy and air conditioning for those cooled conservatories. But Grant Associates argues that the “suite of Perhaps the iconic element of the new superpark are the 18 “supertrees,” ranging from 2550 meters hig In the Heritage Gardens, there’s a range of garden collections that reflect the unique cultures that make up diverse Singapore, along technologies used” actually means about 30 percent energy savings on a conventional (if there is one?) climatecontrolled describe as a “fusion of nature, art, and technology.” These multifunctional engineered structures act like, w with the citystate’s colonial heritage (It was a British base for many years). A new Malay Garden “tells the story of life in a traditional conservatory. The design team used “spectrally selective glass and light sensoroperated shadings” to reduce solar heat gain and create power for the park and light up at night. According to the design team, “they are at one level specta ‘kampong’ (village),” while the Indian Garden’s layout “echoes a traditional illustrated flower motif.” The Chinese Garden illustrates the maximize sun exposure for the plants. There are more complex systems like “thermal stratification, an efficient dehumidification landmark features, at another they are the environmental engines for the cooled conservatories, incorpora role of gardens as places of “inspiration for writers, poets, and artists” — places of tranquility — in Chinese culture. The Colonial cooling process, and a Combined Heat Power (CHP) biomass steam turbine” to control the indoor climate and create electricity. harvesting and storage, air intake, cooling and exhaust, photovoltaic arrays, and solar collectors.” Garden tells the story of plants as “Engines of Empire,” featuring the many spices and other crops that served as a foundation for regional, Britishcontrolled trade. Green Jared, Asla.org, 2012

(https://aslathedirt.files.wordpress.com/2012/06/supertree1.jpg) During the daytime, the trees provide shelter and shade, like any tree. But at night, says Grant Associates, the trees “come alive with lighting and projected media that activate the city skyline.” Built into the supertree line is a 128meter aerial walkway. The biggest supertree has a bar, offering a treetop view to go with your cocktails. Grant Associates seem to say that they needed to get large trees up fast and couldn’t wait for real ones to grow: “Given the relatively short time span to create a garden from reclaimed land, the (https://aslathedirt.files.wordpress.com/2012/06/conservatory2.jpg) Supertrees provide an immediate scale and dimension to the Gardens while marrying the form and function of mature trees.” Sounds like a lot of energy and air conditioning for those cooled conservatories. But Grant Associates argues that the “suite of technologies used” actually means about 30 percent energy savings on a conventional (if there is one?) climatecontrolled conservatory. The design team used “spectrally selective glass and light sensoroperated shadings” to reduce solar heat gain and maximize sun exposure for the plants. There are more complex systems like “thermal stratification, an efficient dehumidification cooling process, and a Combined Heat Power (CHP) biomass steam turbine” to control the indoor climate and create electricity. (https://aslathedirt.files.wordpress.com/2012/06/supertree1.jpg)

During the daytime, the trees provide shelter and shade, like any tree. But at night, says Grant Associates

lighting and projected media that activate the city skyline.” Built into the supertree line is a 128meter ae

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supertree has a bar, offering a treetop view to go with your cocktails. Grant Associates seem to say that th

up fast and couldn’t wait for real ones to grow: “Given the relatively short time span to create a garden fro

Supertrees provide an immediate scale and dimension to the Gardens while marrying the form and functio

Gardens by the Bay

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Singapore Architect: Wilkinson Eyre (Architecture), Grant Associates (Landscape) Date of Opening: 2011 (Phase-1)

Abstract There are many elements (almost too many to go through), which include more than 225,000 plants. Just a few are new theme gardens that “showcase the best of tropical horticulture and garden artistry.” Within these gardens, there are multiple horticultural collections, including the “Heritage Gardens” and “World of Plants.” Purpose With this massive project, which was built on reclaimed, restored land, wealthy Singapore aims to become the “botanical capital of the world.” Size

54 Hectare

Cost of Construction

US$ 545 million

A12. Aerial Photo of current development Source: http://static.asiawebdirect.com/m/phuket/portals/ www-singapore-com/homepage/attractions/gardens-bythe-bay/pagePropertiesImage/ gardens-by-the-bay.jpg

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Skyscraper is the Tallest Residential Tower in Sweden

Photo © James Silverman Turning Torso opened its doors in 2005, and upon completion it was the second tallest residential building in Europe and the highest in Sweden. The sculptural skyscraper’s 623 feet and 54 levels make it stand out within Malmo´s blooming landscape. Designed as a symbol for the eco-friendly Swedish city, the tower is made from concrete, steel, glass, and recyclable aluminum.

07/04/2011 under Architecture, carousel showcase, Green Building, Green Real Estate,

Sweden's tallest residential building is the HSB Turning Torso, a sculptural sustainable skyscraper that gently spirals as it ascends above the skyline of Malmo. Designed by renowned architect, sculptor and structural engineer Santiago Calatrava, the gigantic tower stands 54 floors high and features a form inspired by the Spanish architect's studies on nature and human bodies. The fantastic tower is completely powered by renewable energy, and it twists a full 90 degrees from top to bottom. Photo © James Silverman Turning Torso opened its doors in 2005, and upon completion it was the second tallest residential building in Europe and the highest in Sweden. The sculptural skyscraper’s 623 feet and 54 levels make it stand out within Malmo´s blooming landscape. Designed as a symbol for the eco-friendly Swedish city, the tower is made from concrete, steel, glass, and recyclable aluminum. In order to follow the building’s twisting structure, which was inspired by a human body in movement, the glass façade features a complex double-curved shape. The residential tower has nine segments of five-story floors that form an irregular pentagon layout. The sculptural tower is supplied with 100% locally produced renewable energy.

Each apartment heat and water consumption, allowing inhabitants to plan their In order to followmonitors the building’s twisting structure, which was inspired by a human body in energy and living costs. The flats’ kitchens have organic waste grinding and disposal facilities movement, the glass façade features a complex double-curved shape. The residential tower that convert food waste into biogas energy. Santiago Calatrava’s building also features a high has nine segments of five-story floors that form an irregular pentagon layout. The sculptural degreeis of energywith and100% water efficiency, allowing Turning Torso residents to live and enjoy a tower supplied locally produced renewable energy. conscious and sustainable life.

Green Asla.org, 2011 PhotosJared, © James Silverman

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HSB Turning Torso

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Sweden Architect: Santiago Calatrava Date of Opening: 2005 Abstract Sweden’s tallest residential building is the HSB Turning Torso, a sculptural sustainable skyscraper that gently spirals as it ascends above the skyline of Malmo. The tower stands 54 floors high and features a form inspired by the Spanish architect’s studies on nature and human bodies. The fantastic tower is completely powered by renewable energy, and twists a full 90 degrees from top to bottom. Purpose

Designed as an iconic mixed use tower in Sweden

Cost of Construction Size

US$ 235 million 54 storeys

A13. Photo of the Building in context by James Silverman Source: http://inhabitat.com/ sustainable-and-twisted-turning-torso-sculptural-building-inmalmo-by-santiago-calatrava/

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ECONOMICAL Unit

Cost of Urban Retrofitting (US$)

Business as Usual (Demolition) US$ 53,000 (US, 1956) - A8

Cost per Person Cost per Unit

US$ 17,287 (Brazil, 2014) - A1

Cost per Unit

US$ 221,124 (England, 2010) - A2

US$ 132,050 (US, 1962) - A8

Cost per Unit

US$ 168,650 (France, 2011) - A3

US$ 69,309 (US, 1940s) - A9

Cost per Unit

US$ 60,216 (France, 2016) - A4

Cost per Unit

US$ 400,711 (England, 2016) - A5

Cost per

m2

US$ 1,300 (France, 2011) - A3

Cost per

m2

US$ 471 (France, 2016) - A4

US$ 12,543 (US, 1956) - A7

TOTAL COST OF PROJECT: A1: R$10,500,000 = US$ 4,702,016

(approx. in 2014, x-rates.com/average)

A2: £146,000,000 = US$ 215,374,917

(approx in 2010, x-rates.com/average)

A3: € 11,250,000 = US$ 16,190,356


A4: € 28,400,000 = US$ 31,914,420


A5: £ 500,000,000 = US$ 631,119,728


A6: £ 84,000,000 = US$ 106,028,114


A7:

US$ 36,000,000

A8:

US$ 583,000,000

A9:

US$ 250,000,000

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Results

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Quantifying Sustainability [Premise] Quantifying the advantage of retrofitting, in sustainable terms, is highly problematic due to the lack of correspondence between the three ‘pillars of sustainability’ (social, economic and environmental aspects). Some moments where this conflictive relation becomes evident are (j): Scale and agents The comparative evaluation between retrofitting and new construction requires identifying the benefits and costs of both alternatives. As any cost-benefitanalysis, the outcome will depend on the level of disaggregation at which the analysis is performed (individual, community, regional, national or even international scale) and for whom the cost and benefits are analyzed. The viability of a ‘sustainable’ solution will depend on the articulation or encounter of the three ‘pillars of sustainability’ at a determined scale. If the economic cost of a solution is burdened to the nation-scale, and the outcomes only benefit the community level—as some neoliberal supporters might perceive in the case of Bajos de Mena—the viability of the ‘sustainable’ solution might be endangered. Oppositely, what might be sustainable at a nation-scale can be perceived as negative for a specific community (j). Time Due to the disparate nature of the ‘three pillars,’ the effects of each alternative can be manifested at different periods of time. Activities that might generate social benefits in short terms (i.e. more community participation) might negatively affect the environmental and economic quality in the long run (time invested with no immediate return, process’ delay, more mobilization, transportation and pollution, etc.) (j) Measurements While economic magnitudes are quantitative almost in essence; environmental magnitudes can sometimes be quantitative; and social magnitudes can hardly be quantitative. Since the social aspect of sustainability is a broad concept based largely on relationships it is difficult to establish a specific magnitude for it, or any monetary valuation to measure social capital stocks. Although countries like the United Kingdom have estimated relevant measures for social quality and sustainability, they are not always comparable or transferable to other contexts. Moreover, social sustainability is usually addressed—in architecture and urban development worldwide—in relation to the management of social capital, obviating other variables like cultural, social, or human capital, that literature recognizes as equally important components of community capital (j).

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(Subjectivity) As the case of Bajos de Mena demonstrates, one particular policy (i.e. demolish and relocate) might have both positive and negative social aspects occurring simultaneously. Personal relationships, social network support, civic engagement, and trust and cooperative norms, are four aspects of social capital that not necessarily react always in the same ‘direction’ to specific events. The political condition, and unpredictable reaction of human subjects will highly depend on the conditions of the particular group of people involved in a specific geography, place (scale), and time (j). The complex relation and elements’ interdependency involved in the notion of sustainability (shown in graph below) provides an unfavorable environment to deploy one single solution that satisfies all variables. In this context, one might refer to sustainability as the system of relations established between a disparate and diverse set of variables affecting the human-ecosystem equilibrium. Under this consideration, sustainability provides a set of conceptual tools that can be operationalized to mitigate one variable established as priority by a specific group. For instance, the social sustainability of retrofitting—considering no displacement—can be associated to the preservation of stable communities in a better urban environment without negatively affect family and personal relations, community network support, and trust and cooperative norms. In this case, the ‘sustainable framework’ allows to analyze one set of relations (Social Capital in Sociocultural quality) established as ‘priority,’ although it only represent one aspect of sociocultural quality—which at the same time is only one aspect of sustainability. Sustainability thus provides a set of conceptual tools that can be operationalized to mitigate specific variables defined as priority in a determined place and time (j). There is a lack of correspondence between the social, econ, and environmental aspects because of lack of governmental interest/resources monitoring or investigating sustainable housing. I don’t believe governments would go out of their way to track embodied energy, or social costs when deciding whether or not to demolilsh or retrofit a building. I believe this work is done by third-party organizations that don’t have the resources to track more than a handful of buildings and their residents (a).

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A Bajos de Mena’s timeline considered in the study. Source: By author




NOI DEVALUATION


Capital Expenditure ECONOMIC QUALITY Cost of Minimum Supplies Property Cost Tax Building Value burden/savings Land Value Donations

WASTE

Construction Waste

WATER

Hazardous Industrial Waste Waste

Water


Greenhouse Gases

Health

Loans

Poverty Rates

Technical Quality Process Quality

Skills


ENVIRONMENTAL QUALITY

Carbon Footprint

Diversity POLITICAL CAPITAL Population


Inert Waste

IRR

Natural resources

SOIL

HUMAN CAPITAL

Education

Dress

Food

Creativity

COMMUNITY CAPITALS

CULTURAL Ceremonies CAPITAL Family and Air Quality Neighbors Index Personal Construction Government Relations Embodied Operational Biodiversity Air Pollution Carbon Trust and Carbon Dioxide Energy Monoxide Cooperative Norms AIR SOCIAL Social Utilities Life Cycle Impact Embodied CAPITAL ENERGY NATURAL Construction Network Assessment Energy CAPITAL AND Dust Support Transport ATMOSPHERE BUILT Civic Engagement Life Cycle CAPITAL Scenery Infrastructure Assessment Sustainable Soil

Housing SBTool LEED HQE DGNB BREEAM

Leadership in Energy and Environmental Design Haute Qualite Environnementale German Sustainable Building Council Building Research Establishment Environmental Assessment Method

Telecomunications

Human Development Index HDI A

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Pro-Retrofitting? Economic Considerations It is difficult to judge the debate whether a retrofitting project or a demolition & reconstruction (business as usual) project is more sustainable, considering the various factors that are deeply rooted within the built environment. While considering solely on basis of economics, costs for both type of construction are dependent on the quantity of materials used. While a regular construction from scratch requires additional material, retrofitting projects require sophisticated materials (that consume more energy to be manufactured) to work in tandem with the existing structure. Hence the costs per unit for a retrofitting project are at par with regular construction projects. The variable of the cost of labor that fluctuates depending on the region of interest is another factor that does not allow for an easy comparison across the globe (y). Environmental Considerations The second primary factor is the consideration of environmental costs. While retrofitted buildings consume less quantum of materials as compared to a total re-development, usually across numerous scholarly articles, it is considered to be a more sustainable approach than business as usual. However, with recent innovations in efficient technologies, new construction with materials that are less energy consuming, more durable, and cost efficient, makes the debate turn in support of demolition + construction. As can be proved from other studies, it is crucial to study the effect of environmental costs with respect to the time that a particular product is going to be used. It may take years for savings from the use of ‘efficient’ materials in a new building to be equitable with the environmental damage that it caused in the first place while having to demolish an existing structure that could instead be refurbished. If the new building reaches the threshold, only then does it positively contribute to the environment. With a high percentage of buildings replacing the existing ones, the threshold has been prolonged, making it more difficult for buildings to contribute positively toward the cumulative good of sustainability, in an average life-span (y). Social Considerations The third factor, and probably the most important is the social cost i.e. how each of the cases affect the life of the occupants, both existing and the ones promised occupancy in the new construction. When buildings such as social housing projects, under the control and regulation of a government, are pulled up for retrofitting, the displacement of the original occupants is only slight. However, once the building is refurbished, there is a high probability that the occupants are gentrified as the retrofitting upgrades the infrastructure, thereby escalating the building value. The occupants, in need of liquid currency, tend to 101

sell their ownership in exchange for a higher sum of money that they would have received if the building was not renovated (as in the case of Pedregulho) (y). Further, new concepts for ‘sustainability’ promote development of technology for energy efficient buildings. Although these may be considered as ‘greenest’ infrastructure, the costs for construction of such a building is exponentially higher than the cost of constructing a regular building. This invariably ensures that it is occupied by the affluent population, making sustainability a luxury. The majority of the population does not belong to that category and hence such development is only minimal, thereby alleviating only an infinitesimal fraction of the energy load (y). Advantages of Retrofitting, Still In my opinion, the most sustainable approach is to build highly modular buildings that can be retrofitted easily with materials that are energy efficient. The materials in itself, should be produced by methods that consume less energy, otherwise the cumulative contribution to the environment is negated. As the manufacturing will cost less energy, it will be more affordable, and consumable by the mass. With large scale implementation, it will help improve lives of the population at large (y). Retrofitting is better because: 1 Environmentally, demolition and reconstruction produces more waste overall, including physical waste, air pollution, carbon footprint, water 2 Economically, the CAPEX is almost always higher for demolition/reconstruction than for retrofitting. Against Retrofitting 1 Sometimes building(s) have become tainted with social ills, and there is a social perception that needs to be demolished. When there is too much violence, I don’t really know if the best solution wold be to retrofit and keep the existing residents. Sometimes, you might need a fresh start. Environmentally, a more modern building could produce more desirable long term results than a short term retrofitting solution. 2 There has been some headway in this field, and it has to do with the certification systems (LEED etc.). Some of those tackle some issues more than others (LEED rarely even mentions social aspects for example), but there are other tools that are very comprehensive, and they’ve tried to achieve what we’ve been researching. They research different aspects of sustainability, and they’ve developed their own methods of tracking such results (a).

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