ERASMUS

INTENSIVE PROGRAMME

Spatial Planning and Housing Policies: Creating

Community Living Spaces

Marie Zaragoza, Annika Mutke, Stijn Vos, Nicolae Svab, Lorelie Davies and Lucrezia Volpi

CONTENTS

1.0 INTRODUCTION
2.0 PLANNING IN ITALY
3.0 SITE ANALYSIS
4.0 THE SWOT ANALYSIS TOOL
4.1 SWOT ANALYSIS OF SITE
4.2 SWOT ANALYSIS OF POLICY
5.0 CRITERIA FOR EFFECTIVE AND SUSTAINABLE HOUSING
6.0 PROPOSAL
6.1 COMMUNITY INVOLVEMENT
6.2 BUILDING USES
6.3 ACCESSIBILITY
6.4 PUBLIC SPACES
7.0 SPECTRUM APPRAISAL ON PROPOSED SITE
8.0 MASTERPLAN
9.0 PROJECT VIABILITY
9.1 PROJECT DURATION
9.2 FINANCIAL ASPECT
9.3 BARRIERS TO IMPLEMENTATION
10.0 CONCLUSION
11.0 REFERENCES

1.0 INTRODUCTION
The Erasmus Intensive Programme has been running for over 20 years and is sadly in its final year.
This year the focus is on a global issue, social housing. It is currently an urgent need in Bologna and
the current planning system has not yet managed to tackle this problem. Only 20 % of new
developments provided are social, this target is not enough to deliver the number of homes needed,
which currently stands at 11,000. This report will focus on a site named Caserma Masini, which is
located in south east of Bologna city centre. Following the trip to Torino we have studied current
social housing developments and decided to transform the current derelict site into a mix-used
community with provision of 70% social houses.

2.0 PLANNING IN ITALY

The Italian planning system is in the competence of 20 regions, these regions are subdivided into
Provinces, and these into Municipalities. Each of these implements its own building regulations but
are based on regional guidelines. Certain elements are integrated from national laws, but in principle
there is no national system of building regulations. Building control is enshrined in Regional structure
plans, and by each municipality in a Piano Regolatore Generale. For sustainability aspects, the
regions and municipalities introduced Norme per ledilizia sostenibile which was driven by the
implementation of the EPBD. Policies for social housing ERP and ERS. Inspectors of the municipality
carry out control of the regulations at three stages: detailed plans, roof on and before rendering and
plastering, and on completion. The approval of plans is often very time consuming, since the
commune refers them in turn to a series of individual experts for approval, each of which must
approve the plans and receive payment before passing to the next expert. Since 1999, however, for
some buildings architects are allowed to self-certify their plans.

3.0 SITE APPRAISAL
To achieve successful design, site analysis is a must and should be done carefully. A site analysis
involves taking an inventory of the site elements and analysing these factors relevant to the
developments needs and aims.

4.0 THE SWOT ANALYSIS TOOL

A SWOT analysis is a useful technique used to identify Strengths, Weaknesses, Opportunities and
Threats of an area or related policy as used in this case. Once this is completed, the SWOT analysis
determines what is needed for completion of the objectives and what obstacles must be overcome
or minimised to achieve the desired results.


4.1 SWOT ANALYSIS OF THE SITE

BRIEF EXPLANATION

Weaknesses
We have noted that there is the presence of asbestos in the greenhouse, the roof will need to be
safely removed and destroyed and then the whole building renovated. Due to restrictions the
building can be destroyed but will need to be built in the same area and shape.

Opportunities
As for the opportunities we thought that the existing social activity on the site should be enhanced.
There is already a community using this site, and people that want to be involved in the projects
there. This is a great opportunity to involve the neighbourhood when designing the site to
incorporate their ideas and opinions.

Threats
N.I.M.B.Y: People in the surrounding area may not be happy with the project because of the stigma
of social housing. Another opponent of the project could be the L-Bas community who could be
reluctant to a change in their area. Finally, there are also infrastructural threats in the area, there
will be more pressure on local infrastructure because of new inhabitants to the area. They may be
commuting to work each day using public transport or will have their own vehicles.


4.2 SWOT ANALYSIS OF THE POLICY AND LOCAL INITIATIVES

BRIEF EXPLANATION

Strengths
Policy: The several policies on housing markets will be further explained in the next chapter of
criteria for effective and sustainable housing policies.

Weaknesses
Grey Area: The group of people who are in a critical need for housing due to different personal
circumstances like divorced parents or widows.

5.0 SPECTRUM APPRAISAL CURRENT SITE

A spectrum appraisal has been used to promote the objectives of sustainable development. The
spectrum appraisal is the assessment of the social, economical and environmental aspects of a place.
It begins in the preparation process to allow decisions to be made that accord with the sustainable
development. The green colour shows that this aspect of the site is already sustainable and no
improvements need to be made. The yellow colour signifies that the site is partly sustainable and
that only minor changes need to be made. The red colour highlights the fact that this aspect of the
site is not sustainable or healthy and major improvements need to be made.


Stages of a Spectrum Appraisal
1. Looking at relevant plans and policies
2. Identify key sustainable issues
3. Develop criteria
4. Assess criteria on the specific area

6.0 CRITERIA FOR EFFECTIVE AND SUSTAINABLE HOUSING

To develop a list of criteria for effective and sustainable housing policies for our project, first the
policies and local initiatives on social housing for this area have to be mentioned. In the end,
strategies and actions for sustainable housing policies will be defined for the planning area.

In Italy there are different housing policies: the ERP (Edilizia Residenziale Pubblica) is a national
policy for public housing and the ERS (Edilizia Residenziale Sociale) is a policy for social housing e.g.
for the grey area (IT_IP_Bologna_2014_, 2014: p. 7). Within the ERS the goal is pointed out to
achieve 20 % of social housing accommodations (GUERZONI, 2014: p. 24).

Below this level there is the PSC (Piano Strutturale Comunale), which is a structural plan. It
describes the development of the city on an abstract level. The PUV (Piano di Valorizzazione
Urbanistica) is another urban tool, which is more detailed than the PSC. Furthermore the RUE

(Regolamento Urbanistico Edilizio) is an even more detailed plan that regulates the design of the
buildings in the area.
Concerning Caserma Masini, the PUV contains several regulations: a car-park needs to be created to
the size of 600 sqm with a capacity of 40 parking lots. Another compulsory requirement is to build a
kindergarden with a size of 1000 sqm. Due to the PUV, new social housing shall be created and it is
also makes recommendations for a market and hotel to be built (COMUNE DI BOLOGNA, 2010).

The RUE points out directives for the planning area: you find further building restrictions in the RUE,
as some buildings cannot be removed because of their historical architectural value. Two buildings
can only be demolished, if it is necessary, because of their typical kind of construction for Bologna.
The green house could also only be demolished if necessary, but the roof definitely needs to be
removed, as it is contaminated with asbestos (EVANGELISTI, 2014: p. 36). There are some buildings
that can be demolished, but have to be replaced in the same volume and on the same or nearly the
same place.

Good practices we have seen for example in Torino in using sustainable materials. There have been
solar panels for green energy and colours were used, which stay cleaned. Another point is to involve
the people in the community for example to keep the area clean. Moreover, buildings can be used
with different several functions for a number of activities. In addition, different groups of people can
live together, such as young couples, families or older people and furthermore with different social
backgrounds, like students or manager. It is also a good practice to have a mixed-use area with
different functions like shops, flats, green areas to relax and restaurants and bars.

According to these regulations and the analysis in the chapters before strategies and actions for
sustainable housing policies can be defined. The costs should be kept as low as possible, because of
the financial situation of the municipality. So buildings should only be demolished if needed. There
needs to be an increase of green spaces to create a balance to the high rate of grey area.
Furthermore, long-lasting materials shall be used for a sustainable and economic way of building.
Also for this reason solar panels should be installed. Last but not least more access to the area
should be created for security reasons.

7.0 PROPOSAL

The derelict site will be transformed into a vibrant mixed-use community. Considerations have been
taken in to account to include a mixture of social, student and private housing, as well as community
areas, a kindergarden, public space, bars and shops, and a hostel. These are further explained in this
chapter.

7.1 COMMUNITY INVOLVEMENT

Community involvement is an important part of the planning process and benefits all parties
involved. Communities have a right to say about the decisions that will affect their lives and they
want to have an active role. Following interviews with members of the La-Bas community , it is

clear that they want this area regenerated but they do not want to lose the important parts that
make this community a unique and inspiring place to be.

Its nice to meet new people in this area, the atmosphere is great and it would be a shame to lose
this sense of community to buildings Local family man.

It will be beneficial to all parties to engage with the community to deliver a sustainable and
affordable development. There are many way of involving the local community, such as: a voting
system, meetings or representatives. However, due the illegal activity that currently goes on in this
area, we have decided that the fairest way to include this community is by a contract system. This
means that the members of La-Bas are able to participate in the redevelopment of the area if they
choose to, if they do not wish to sign the contract then they must leave the area. This encourages
them to take an active part in the project, which in turn should reduce the illegal activity currently
happening on site. A dedicated area will also be available for the La-Bas people who choose to sign
the contract, this will allow them to continue their weekly meetings and discuss future community
activities.

7.2 USE OF THE BUILDINGS

In this project, to save money and to guard the current atmosphere of the area, we decided to use
as many existing buildings as possible, also because their basic quality is good. However, all the
buildings have to be renovated (thermal insulation and soundproofing, new paintings, new doors
and windows) and reshaped indoors.

1. In this building there will be a Kindergarten of 1,000 sqm (two floors of 480 sqm + entrance).
This place fits well to this function because there are only two floors and there is enough
space available. There will also be a playground in front of the entrance until the
greenhouse. This area will have a different ground material than the rest of the courtyard to
prevent the children from hurting themselves while playing.

2. The greenhouse has to be dramatically renovated because it contains asbestos in the roof.
However, the original structure and the shape of the building are interesting so we decided
to renovate it and use it as an inside playground for the children, with a theatre (or a little
amphitheatre) inside it. The roof will be glass to have a nice view outside.

3. This 2-floors building will contain a hostel with common areas (kitchen, living room) on the
ground floor.

4. On the ground floor of this building there will be some shops and a bar (a terrace could be
installed under the porticos and outside during sunny times). On the other floors there will
be some private houses (with private balconies), in order to create a social mix in the area.

5. On the ground floor small workshops and studios for craftsmen and painters will be installed
to provide them with a small space to practice. On the other floors we thought about
establishing social housing for families and couples.

6. In this narrow building there will be social temporary housing available for people from the
Grey Area. We could arrange apartments of 50 sqm for two people with shared facilities
(kitchen, bathroom, living room, etc.) but with an apart bedroom so they still have some
privacy.

7. In the building facing the Via Santo Stefano there will be private housing as well.

8. These buildings will contain one floor social housing with a private terrace and pergolas to
create a little privacy. Although, these terraces will be connected directly to the common
courtyard.

9. The current kindergarten will be demolished to make the social houses on the street side
turn towards the courtyard so it will be one open space (see point 8).

10. The ground floor of this building will include a community centre, a cafeteria/restaurant and
a room for the L-Bas community to arrange meetings. The other floors will be used for
student housing.

11. This small building will be demolished to enlarge the entrance of the area and invite the
people to go inside. We also want to create a visual connection between the Margarita
Gardens and the courtyard be planting trees at the entrance and create a rank attached to
Kind
of Surface area of Number Total
Number of Number
apartment
the
building of
area
apartments of
and size (sqm)
(sqm)
floors
(sqm)
people
4 70
360
2
720
10
21
5 60
430
4
1720
29
57
6 25
50
4
200
8
8

y building.

The table below displays the amount of people that this site will house.

t
h
e

c
o
m
m
u
n
i
t

7
8

70
50

510
580

3
1

1530
580

22
12

44
23

10 18

330

660

37

37

189

7.3 ACCESSIBILITY

Because of the bad accessibility of the area, we decided to create and improve the entrances. The
main entrance at the Via Orfeo will be maintained and the building at the right will be demolished to
create a visual connection with the Margherita Gardens (as already mentioned above). At the Via
Santo Stefano there will be a pedestrian entrance. It consists out of a walkthrough to the small
courtyard and the big courtyard. This way there will be two entrances which will increase the
accessibility and the security. At last there will be an underground parking for the inhabitants and
the workers (craftsmen, teachers, etc.) (When there is space left in the garage it is possible for other
people to use the parking for a small fee.

7.4 PUBLIC SPACES

To us public spaces are really important, especially in an area like this with a big courtyard. We
decided to improve a few public spaces in the area. First of all the vegetable gardens which will be
enlarged. Secondly the portici. Under the portici there will be a terrace for people who are attending
the bar which is located there. Another public space will be the entrance. There will be a green rank
on the right side of the community centre (S/E orientation). This because of the earlier mentioned
connection with the Margherita Gardens. The last public space we want to improve are the bicycle
storages. There will be one near the via Santo Stefano and one at the main entrance

8.0 MASTERPLAN





9.0 PROJECT VIABILITY

To establish whether or not the redevelopment of the site is feasible, it is necessary to discuss the
overall viability of the project. This includes how long it will take until completion, financial aspect
and also opposition or delays that could occur.

9.1 DURATION

STEP 1
The underground parking is a complex design and will likely take 6-8 months to construct this alone.

STEP 2
Due to the current buildings conditions these spaces are likely to take a while to reconstruct some
parts and to renovate the rest. We estimate it should take around 3-4 months.

STEP 3
The buildings proposed for social housing are currently already in use, this means that the current
condition is already quite good and wont take too long to renovate. We estimate 2 month for this
step.
STEP 4
Due to the asbestos in the roof of the glasshouse and the current buildings conditions of the
proposed kindergarten, it is likely that this process will take 3 months.

STEP 5
The building for temporary houses, student accommodation and the hostel are in fairly good
condition. We estimate 2 months.
STEP 6
The courtyard layout is the final step and the simplest, this should on take 1 month maximum.

Taking into account the planning application steps, possible time delays and budget constraints, the
likely time duration of the entire project is around two years.


9.2 FINANCIAL ASPECT

The predicted value of the site currently stands at 10 million, the foundation Cassa depositi e
prestiti owns the site. We believe that it is likely that this foundation will carry out the
redevelopment of the area and rental incomes will be reinvested back into the area, such as
maintenance of public spaces and funding for community events.

As part of the community involvement process and included in the contract, la-bas members were
hired to carry out parts of the construction of the site and maintenance in exchange for temporary
accommodation on during the project. This in turn, should keep labour costs down and improve the
relationship between developer and community.

To keep costs at a minimum it was decided that the buildings should be renovated rather than
demolished, this attains original features whilst improving the structure of the dilapidated buildings.
The materials used have all been locally sourced and are long lasting to have an economic and
sustainable use. In order for the development to be sustainable (solar panels and recycling facilities
etc), large costs have occurred in order to achieve this. However, in the long term these sums can be
recovered and energy prices reduced.

9.3 POSSIBLE BARRIERS TO IMPLEMENTATION

Although we have accommodated to the communities needs in this proposal, it is still possible that
this developments will face opposition from the members or neighbours (N.I.M.B.Y.). This could be
in the form of letters, petitions or protests, which could delay the process. However, it is unlikely to
have a major effect on the delivery of the project.

In the possible event that some La-Bas members do not wish to sign the contract or agree to leave,
delays could be endured until these issues are resolved or it could cause significant problems with
the development and it may be halted altogether.

10.0 CONCLUSION

We believe this development will be beneficial to many people. We have incorporated the
community aspect into many parts of the development, such as a space for La-Bas community,
market space, green garden and community centre. The mixed-use development will provide 70%
social housing, this goes well above the 20% that current policy indicates. It will also accommodate
families, students, and other individuals.

Below is a spectrum appraisal indicating the predicted social, environmental and economical aspects
of the site. When compared to the previous spectrum appraisal it is a considerable improvement. All
the red indicators have been eradicated and many yellow indicators have been changed to green.

11.0 REFERENCES

Bertocchi (2014) ERASMUS INTENSIVE PROGRAMME: SPATIAL PLANNING AND HOUSING POLICIES:
CREATING COMMUNITY LIVING SPACES. Commune di Bologna

Evangilisti, F. (2014) CONSERVATION AND REGENERATION: The re-use of the Masini barracks in
Bolognas historical center. Commune di Bologna, Dipartimento riqualificazione urbane.

Gabellini, P. (2014) BOLOGNA STRUCTURAL PLANS. Universita di Bologna.

Guerzoni, M. (2014) HOUSING POLICIES AND SOCIAL ISSUES IN BOLOGNA METROPOLITAN AREA.
Province of Bologna, Italy.

Italian IP group (2014) SOCIAL HOUSING AND URBAN REGENERATION: An Italian Case Study.
Universita di Bologna

Tondelli, S (2014) THE ITALIAN PLANNING SYSTEM AND THE PLANNING SYSTEM OF EMILIA-
ROMAGNA REGION. Universita di Bologna, Department of Architecture

Comune di Bologna (2010) PROGRAMMA UNITARIO DI VALORIZZAZIONE DI IMMOBILI PUBBLICI (PUV
- BOLOGNA). Available from:
http://urp.comune.bologna.it/portaleterritorio/portaleterritorio.nsf/b9e5776cf300a03ac125706e00
4b4bd0/0454ecb06a4ee203c125787f003d448e?OpenDocument [Accessed 14th March 2014]