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Project management BBSR: Karin Lorenz-Hennig (project leader)
Ute Birk (
ute.birk@bbr.bund.de
),
Christoph Zander (
christoph.zander@bbr.bund.de
)
The field of research "Cost-effective, qualityconscious construction" was pursued under the Experimental Housing and Urban Development Programme since 2002. Stage three, "Cost-effective, quality-conscious development of housing stock" was carried out from 2005 to 2008 and scientifically accompanied by "IfS Institut für Stadtforschung und Strukturpolitik" together with the subcontractor, Post&Welters office for architecture and urban planning.
Six model projects developed and tested innovative concepts, strategies and measures for the development of the existing, privately owned housing stock: Gießen and Marbach on Neckar ("Development of terraced housing stock of the post-war period"), Lauffen on Neckar ("Modernisation of inner-city housing stock"), Kaufbeuren ("Adapting a mixed neighbourhood with residential and commercial buildings"), Romrod ("Developing options of using vacant residential stock in rural areas") as well as "Arbeitskreis Integriertes Wohnen" in Chemnitz ("Setting up an agency to arrange owner-user cooperations in Chemnitz").
The research interest concentrated on several subject areas. First, the economic and demographic framework conditions were evaluated regarding their impact on the demands for the development of smaller residential building stock. So far, one- and two-family houses have more or less been untroubled by usage problems, a rate of vacancy requiring action has only occurred for older and larger housing stock and no social decline processes have been observed for attached stock in individual ownership. The question was raised, whether there is an indication that this situation might change in the future and whether municipalities might be required to act. Their options for taking action were investigated more thoroughly in two directions: firstly, motivation and activation strategies were scientifically accompanied, which aimed at activating and stabilising readiness among owners of one- and two-family houses and smaller rented property to conduct costeffective and quality-conscious adaptations. Secondly, information and consultation strategies were scrutinised with regard to their impact on investment-decision processes of small-property owners.
The demographic perspectives and trends of the housing market development lead to the expectation that, due to stagnating and in the medium term dwindling household numbers, new construction activities will remain weak and the relevance of the existing housing stock will increase. This heightens the importance of adapting the existing housing stock to changed requirements of use and new technical challenges. However, the model projects have shown that the great majority of the existing housing stock is adapted according to the requirements of the housing market. At the same time, the marketing chances have become very differentiated. Whereas the demand for one- and two-family houses remains stable, the demand for appartment buildings differs according to location and region. Residential buildings, parts of which were formerly used for commercial or agricultural purposes, face greater problems on the market.
The interventions of municipalities in Germany are mainly motivated by urban development, whereas in other European countries social aspects play a greater role. Wherever the owners' adaptation requirements are in conflict with the current building law, the municipalities have to develop a strategy to mediate between the parties involved. When the wish to adapt their property is to be stimulated among the owners, a motivation strategy in the form of information and consultation offers is required. The municipalities often involve external service providers for this task.
In the model projects, it was primarily the owner-occupiers that were the addressees of the municipally initiated information and consultation offers. There was large interest in information about assessing the value of existing housing stock, about the market development and energy-saving measures, which contribute to reducing operational costs and appear to be economical. Among owner-occupiers', considerations concerning energy-saving measures met with great interest. The readiness to deal with the concept of long-term accommodation perspectives ("accommodation in old age"), however, was relatively low. Furthermore, it could be observed that the owners were generally hesitant with regard to specific investments despite extensive information and consultation offered by the municipalities. The readiness to adapt the housing stock only occurs at certain points in time, so municipal motivation strategies should be geared towards the long term.
In summary, it may be stated that the major part of one- and two-family houses and small rental property will be adapted to new requirements of use in the context of private investments, and don‘t require public stimulus and regulations. In terraced housing estates, it may become necessary to agree on a framework, which is acceptable in terms of design, by reaching public consensus.
There may be more problems in shrinking regions and in buildings with a history of commercial use. This is where the municipality is called upon to decide where it wants to intervene primarily in the interest of the cityscape or of a regulated urban development.
The key challenge of the coming decade will be to combine the adaptation of the housing stock to the users' changed requirements and gearing them towards the energy standards of new constructions.
The abstract is part of the German publication "Kostengünstige und qualitätsbewusste Entwicklung von Wohnungsobjekten im Bestand", Werkstatt: Praxis Heft 66, Hrsg.: BMVBS, Berlin 2010
urn:nbn:de:101:1-201012033608
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