The housing industry has initiated a paradigm change from new construction to optimization of properties. The reorganization and modernization of existing buildings are therefore central points in medium-term investment plans of many housing enterprises. This leads to various new challenges for the planning processes and the structural requirements. The central consideration of SanierungPRO! is the integration of the inhabitants into the reorganization processes. In comparison to the area of new construction, reorganization represents an interference into existing structural and social systems and therefore requires an intensive co-operation between all the acting participants: Builders, planners, politics and administration as well as inhabitants.
The goal of the project is the development of a guideline, which supports builders and planners or consultants in the organization and monitoring of inhabitant integration into the reorganization processes of multi-storey housing. In addition, on the basis of the results of the project for the available final report, strategic recommendations for politics and administration as well as further research questions are formulated.
Contents - course of the project
The following workings and practice-oriented components were accomplished:
- General overview of reorganization types (including a special example of the housing assistant programs Salzburg, Vienna and Lower Austria)
- Basic principles of reorganization processes and participation procedures• Analysis of the participants in reorganization processes as well as their interests, scope and communication possibilities
- Process design, monitoring and documentation of the reorganization of BUWOG Salzburg-Liefering (building period 1941; housing estate with 240 housing units)
- Data research and documentation of further comparison projects (Flaksiedlung Linz Leonding/Upper Austria of the VLW, Südtirolersiedlung "Neue Heimat" in Bischofshofen/Salzburg of the GSWB, housing estate in the Belß-Lüdeckestraße/Berlin-Lankwitz GSW Berlin)
- Expert interviews with builders, planners and occupant representatives
- Co-operation with two "Haus der Zukunft"-research projects and one project of the housing research Salzburg
- Expert workshop with the residential building industry, the housing assistant program Salzburg and non-profit organizations of the inhabitant consultation in Salzburg
Publication as a final result
The publication "SanierungPRO! - Reorganization and inhabitant integration in multi-storey housebuilding. A guideline for builders, planners and consultants" represents the final result of the research project beside the available final report. Inside, the central findings for the organization and monitoring of inhabitant integration in the framework of application-orientated and target-group-specific reorganization projects are stated.
Results and conclusions
The optimization of reorganization processes in the sense of the objectives of the program "Sustainable Development" is a comprehensive socio-political task, which is lasting. This is the reason for the higher degree of complexity in comparison to the new construction sector. Reorganization, as interference in and work with existing constructional and social structures, is a dynamic process, which has to be optimized constantly. This presupposes that the participants - builders, planners, process consultants as well as politics and administration - always reflect their concepts at the experiences of past reorganization projects, in order to develop a high degree of process consciousness. Professional communication and open information towards the inhabitants are therefore essential not only during the phase of the reorganization, but during the entire term of lease.
Due to the high complexity of reorganization measures, the success of such programs depends crucially on the questions whether each participant can ensure optimal basic conditions within her respective range.
TARGET GROUP BUILDERS AND PLANNERS
- Current and open information increases the understanding of the inhabitants for the building process as well as their identification with the object
- Current enquiries about the constructional conditions of the objects (building data base) as well as the inhabitant structure is a presupposition for the development of an optimal reorganization strategy
- The development of a reorganization strategy and of activity options by the project team has to take place before the start of the inhabitant integration
- The builder decides on the character of the inhabitant integration - information, questioning (consultation) or participation - and informs the inhabitants constantly
- Continuity and a high degree of social competence in the project team and among the contact persons decrease conflicts
- Preliminary talks with the inhabitants promote the success of the reorganization process
- Establishment of a "builders academy" as an institutionalized exchange of experiences between the builders
TARGET GROUP POLITICS AND ADMINISTRATION
- Flexible promotion models for different basic conditions:
- The requirement of 100% agreement must not be an exclusion criterion for good reorganization concepts
- More flexible time periods for the promotion
- Cushioning of social hardnesses by the use of a combination of object and subject promotion in the context of a reorganization measure (also with individual measures)
- Promotion of the necessary pre-enquiries (like built volumes, inhabitant structure) as well as law costs (external process consultation) of the inhabitant integration
OUR CONCLUDING THESIS:
Taking the guidelines into account, the common opinion that inhabitant integration may lead to a prevention of innovation within the reorganization sector, can not only be diluted but even be completely turned around. If this does not succeed, the innovation itself has to be examined for its sustainability: Because it applies - in the sense of the "Haus der Zukunft" objectives - that the innovation term has to be viewed in the context of ecological, economic and social dimensions.
|Projektleiter:||DI Georg Tappeiner
DI Georg Tappeiner
A 1070 Wien
Tel.:+43 1 523 61 05-44
Fax: +43 1 523 58 43