Herman van den Bosch

This is the 17th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post is about the contributions of sociability and inclusivity to the quality of the living environment.
Almost everyone who is going to move looks forward with some trepidation to who the neighbors will be. This post is about similarities and differences between residents as the basis for a sociable end inclusive neighborhood.

"Our kind of people"

The question 'what do you hope your neighbors are' is often answered spontaneously with 'our kind of people'. There is a practical side to this: a family with children hopes for a family with playmates of about the same age. But also, that the neighbors are not too noisy, that they are in for a pleasant contact or for making practical arrangements, bearing in mind the principle 'a good neighbor is better than a distant friend'. A person with poor understanding often interprets 'our kind of people' as people with the same income, religion, ethnic or cultural background. That doesn't have to be the case. On the other hand, nothing is wrong if people with similar identities seeking each other's proximity on a small scale.

All kinds of people

A certain homogeneity among the immediate neighbours, say those in the same building block, can go hand in hand with a greater variety at the neighbourhood level in terms of lifestyle, ethnic or cultural background, age, and capacity. This variety is a prerequisite for the growth of inclusiveness. Not everyone will interact with everyone, but diversity in ideas, interests and capacities can come in handy when organizing joint activities at neighborhood and district level.

Variation in living and living arrangements

The presence of a variety in lifestyles and living arrangements can be inspiring. For example, cohousing projects sometimes have facilities such as a fitness center or a restaurant that are accessible to other residents in the neighbourhood. The same applies to a cohabitation project for the elderly. But it is also conceivable that there is a project in the area for assisted living for (former) drug addicts or former homeless people. The Actieagenda Wonen “Samen werken aan goed wonen” (2021) provides examples of the new mantra 'the inclusive neighbourhood'. It is a hopeful story in a dossier in which misery predominates. The Majella Wonen project in Utrecht appealed to me: Two post-war apartment complexes have been converted into a place where former homeless people and 'regular' tenants have developed a close-knit community. It benefits everyone if the residents of these types of projects are accepted in the neighborhood and invited to participate.

Consultation between neighbours

It remains important that residents as early as possible discuss agreements about how the shared part of life can be made as pleasant as possible. This is best done through varying combinations of informal neighborhood representatives who discuss current affairs with their immediate neighbours. A Whatsapp group is indispensable.
Mixing income groups is also desirable, especially if the differences in housing and garden size are not too great. It does not work if the impression of a kind of 'gold coast' is created.
If functions are mixed and there are also offices and other forms of activity in a neighborhood, it is desirable that employees also integrate. This will almost happen automatically if there is a community center with catering.
Most of what is mentioned above, cannot be planned, but a dose of goodwill on the part of all those involved contributes to the best quality of living together.
 
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This is the 16th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post is about one of the most important contributions to the quality of the living environment, a pleasant (family)home.

It is generally assumed that parents with children prefer a single-family home. New construction of this kind of dwelling units in urban areas will be limited due to the scarcity of land. Moreover, there are potentially enough ground-access homes in the Netherlands. Hundreds of thousands have been built in recent decades, while families with children, for whom this type of housing was intended, only use 25% of the available housing stock. In addition, many ground-access homes will become available in the coming years, if the elderly can move on to more suitable housing.

The stacked house of your dreams

It is expected that urban buildings will mainly be built in stacks. Stacked living in higher densities than is currently the case can contribute to the preservation of green space and create economic support for facilities at neighbourhood level. In view of the differing wishes of those who will be using stacked housing, a wide variation of the range is necessary. The main question that arises is what does a stacked house look like that is also attractive for families with children?
Area developer BPD (Bouwfonds Property Development) studied the housing needs of urban families based on desk research, surveys and group discussions with parents and children who already live in the city and formulated guidelines for the design of 'child-friendly' homes based on this.
Another source of ideas for attractive stacked construction was the competition to design the most child-friendly apartment in Rotterdam. The winning design would be realized. An analysis of the entries shows that flexible floor plans stand head and shoulders above other wishes. This wish was mentioned no less than 104×. Other remarkably common wishes are collective outdoor space [68×], each child their own place/play area [55×], bicycle shed [43×], roof garden [40×], vertical street [28×], peace and privacy [27× ], extra storage space [26×], excess [22×] and a spacious entrance [17×].

Flexible layout

One of the most expressed wishes is a flexible layout. Family circumstances change regularly and then residents want to be able to 'translate' to the layout without having to move. That is why a fixed 'wet unit' is often provided and wall and door systems as well as floor coverings are movable. It even happens that non-load-bearing partition walls between apartments can be moved.

Phased transition from public to private space

One of the objections to stacked living is the presence of anonymous spaces, such as galleries, stairwells, storerooms, and elevators. Sometimes children use these as a play area for lack of anything better. To put an end to this kind of no man's land, clusters of 10 – 15 residential units with a shared stairwell are created. This solution appeals to what Oscar Newman calls a defensible space, which mainly concerns social control, surveillance, territoriality, image, management, and sense of ownership. These 'neighborhoods' then form a transition zone between the own apartment, the rest of the building and the outside world, in which the residents feel familiar. Adults indicate that the use of shared cars should also be organized in these types of clusters.

Variation

Once, as the housing market becomes less overburdened, home seekers will have more options. These relate to the nature of the house (ground floor or stacked) and - related thereto - the price, the location (central or more peripheral) and the nature of the apartment itself. But also, on the presence of communal facilities in general and for children in particular.
Many families with children prefer that their neighbors are in the same phase of life and that the children are of a similar age. In addition, they prefer an apartment on the ground floor or lower floors that preferably consists of two floors.

Communal facilities

Communal facilities vary in nature and size. Such facilities contain much more than a stairwell, lift and bicycle storage. This includes washing and drying rooms, hobby rooms, opportunities for indoor and outdoor play, including a football cage on the roof and inner gardens. Houses intended for cohousing will also have a communal lounge area and even a catering facility.
However, the communal facilities lead to a considerable increase in costs. That is why motivated resident groups are looking for other solutions.

Building collectively or cooperatively

The need for new buildings will increasingly be met by cooperative or collective construction. Many municipalities encourage this, but these are complicated processes, the result of which is usually a home that better meets the needs at a relatively low price and where people have got to know the co-residents well in advance.
With cooperative construction, the intended residents own the entire building and rent a housing unit, which also makes this form of housing accessible to lower incomes. With collective building, there is an association of owners, and everyone owns their own apartment.

Indoor and outdoor space for each residential unit

Apartments must have sufficient indoor and outdoor space. The size of the interior space will differ depending on price, location and need and the nature of the shared facilities. If the latter are limited, it is usually assumed that 40 - 60 m2 for a single-person household, 60 - 100 m2 for two persons and 80 - 120 m2 for a three-person household. For each resident more about 15 to 20 m2 extra. Children over 8 have their own space. In addition, more and more requirements are being set for the presence, size, and safety of a balcony, preferably (partly) covered. The smallest children must be able to play there, and the family must be able to use it as a dining area. There must also be some protection against the wind.
Residents of family apartments also want their apartment to have a spacious hall, which can also be used as a play area, plenty of storage space and good sound insulation.

'The Babylon' in Rotterdam

De Babel is the winning entry of the competition mentioned before to design the ideal family-friendly stacked home (see title image). The building contains 24 family homes. All apartments are connected on the outside by stairs and wide galleries. As a result, there are opportunities for meeting and playing on all floors. The building is a kind of box construction that tapers from wide to narrow. The resulting terraces are a combination of communal and private spaces. Due to the stacked design, each house has its own shape and layout. The living areas vary between approximately 80 m2 and 155 m2 and a penthouse of 190 m2. Dimensions and layouts of the houses are flexible. Prices range from €400,000 – €1,145,000 including a parking space (price level 2021).
As promised, the building has now been completed, albeit in a considerably 'skimmed-down' form compared to the 'playful' design (left), no doubt for cost reasons. The enclosed stairs that were originally planned have been replaced by external steel structures that will not please everyone. Anyway, it is an attractive edifice.    

This is the 15th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post is about one of the most serious threats to the quality of the living environment, namely the scarcity of housing, which is also unaffordable for many.
In many countries, adequate housing has become scarcer and too expensive for an increasing number of people. Unfortunately, government policy plays an important role in this. But good policy can also bring about a change. That's what this post is about.

As in many other developed countries, for a large part of the 20th century, the Dutch government considered it as its task to provide lower and middle classes with good and affordable housing. Housing associations ensured the implementation of this policy. Add to this well-equipped neighborhood shopping centers, ample medical, social, educational and transportation facilities and a diverse population. When the housing shortage eased in the 1970s, the nation was happier than ever. That didn't take long.

The emergence of market thinking in housing policy

During the last decades of the 20th century, the concern for housing largely shifted to the market. Parallel to this, housing corporations had to sell part of their housing stock. Mortgages were in easy reach and various tax facilities, such as the 'jubelton' and the mortgage interest deduction, brought an owner-occupied home within reach of many. In contrast, the waiting time for affordable rental housing increased to more than 10 years and rental housing in the liberalized zone became increasingly scarce and expensive. In Germany and Austria, providing good housing has remained a high priority for the government and waiting times are much shorter. The photo at the top left part shows the famous housing project Alt Erla in Vienna. Bottom shows left six affordable homes on the surface of one former home in an American suburb and top right is the 'Kolenkit', a social housing project in Amsterdam.

The explosive rise in housing costs

In order to adapt housing cost to the available budget, many people look for a house quite far away from the place where they work. Something that in turn has a negative effect on the travel costs and the time involved. Others settle in a neighborhood where the quality of life is moderate to poor or rent a too expensive house. More than a million households spend much more than the maximum desirable percentage of income (40%) on housing, utilities, and transport.
Between 2012 and 2022, the average price of a home in the Netherlands rose from €233,000 to €380,000. In Amsterdam, the price doubled from €280,000 to €560,000. Living in the city is becoming a privilege of the wealthier part of the population.
It is often assumed that around 900,000 housing units will be needed in the Netherlands by 2030, of which 80% is intended for single-person households.

An approaching change?

It seems that there is a shift going on, at least in policy thinking. The aim is to build an average of 100,000 homes per year in the coming years and to shorten the lead time between planning and realization. Achieving these intentions is uncartain because construction is being seriously delayed by the nitrogen crisis. The slow pace of new construction has once again drawn attention to the possibility of using existing houses and buildings for a significant proportion of these new housing units. More so as it is estimated that 80% of demand comes from single-person households.
The existing housing stock offers large potential for the creation of new living spaces. This potential has been investigated by, among others, the Kooperative Architecten Werkplaats in Groningen, resulting in the report <em>Ruimte zat in de stad</em>. The research focuses on 1800 post-war neighbourhoods, built between 1950 and 1980 with 1.8 million homes, 720,000 of which are social rental homes. The conclusion is that the division and expansion of these homes can yield 221,000 new units in the coming years. Eligible for this are single-family houses, which can be divided into two, and porch apartment blocks, which can be divided into more units per floor. Dividing up existing ground-access homes and homes in apartment blocks is technically not difficult and the costs are manageable. This applies even more if the adjustments are carried out in combination with making the relevant homes climate neutral. In addition, huge savings are made on increasingly expensive materials.
Even more interesting is to combine compaction with topping. This means the addition of one or two extra floors, so that a lift can also be added to the existing apartments. In construction terms, such an operation can be carried out by using light materials and installing an extra foundation. A project group at Delft University of Technology has designed a prototype that can be used for all 847,000 post-war porch houses, all of which need major maintenance. This prototype also ensures that the buildings in which these homes are located become energy-neutral and include facilities for socializing and play. Hence the extra wide galleries, with stairs between the floors and common areas in the plinth (image below right).
 
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The picture shows the average development of the liveability per household in residential neighborhoods in the Netherlands from 2014 (source: Leefbaarheid in Nederland, 2020)
 
This is the 14th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post discusses how to improve the liveability of neighbourhoods. Liveability is defined as the extent to which the living environment meets the requirements and wishes set by residents.

Differences in liveability between Dutch neighbourhoods

From the image above can be concluded that more than half of all households live in neighborhoods to be qualified as at least 'good'. On the other hand, about 1 million households live in neighborhoods where liveability is weak or even less.
These differences are mainly caused by nuisance, insecurity, and lack of social cohesion. Locally, the quality of the houses stays behind.
The neighborhoods with a weak or poorer liveability are mainly located in the large cities. Besides the fact that many residents are unemployed and have financial problems, there is also a relatively high concentration of (mental) health problems, loneliness, abuse of alcohol and drugs and crime. However, many people with similar problems also live outside these neighbourhoods, spread across the entire city.

Integration through differentiation: limited success

The Netherlands look back on a 75 years period in which urban renewal was high on the agenda of the national and municipal government. Over the years, housing different income groups within each neighbourhood has played a major role in policy. To achieve this goal, part of the housing stock was demolished to be replaced by more expensive houses. This also happened if the structural condition of the houses involved gave no reason to demolishment.
Most studies show that the differentiation of the housing stock has rarely had a positive impact on social cohesion in a neighborhood and often even a negative one. The problems, on the other hand, were spread over a wider area.

Ensuring a liveable existence of the poor

Reinout Kleinhans justly states: <em>Poor neighborhoods are the location of deprivation, but by no means always the cause of it.</em> A twofold focus is therefore required: First and foremost, tackling poverty and a structural improvement of the quality of life of people in disadvantaged positions, and furthermore an integrated neighborhood-oriented approach in places where many disadvantaged people live together.
I have already listed measures to improve the quality of life of disadvantaged groups in an earlier post that dealt with social security. I will therefore focus here on the characteristics of an integrated neighbourhood-oriented approach.
• Strengthening of the remaining social cohesion in neighborhoods by supporting bottom-up initiatives that result in new connections and feed feelings of hope and recognition.
• Improvement of the quality of the housing stock and public space where necessary to stimulate mobility within the neighborhood, instead of attracting 'import' from outside.
• Allowing residents to continue living in their own neighborhood in the event of necessary improvements in the housing stock.
• Abstaining from large-scale demolition to make room for better-off residents from outside the neighborhood if there are sufficient candidates from within.
• In new neighborhoods, strive for social, cultural, and ethnic diversity at neighborhood level so that children and adults can meet each other. On 'block level', being 'among us' can contribute to feeling at home, liveability, and self-confidence.
• Curative approach to nuisance-causing residents and repressive approach to subversive crime through the prominent presence of community police officers who operate right into the capillaries of neighbourhoods, without inciting aggression.
• Offering small-scale assisted living programs to people for whom independent living is still too much of a task. This also applies to housing-first for the homeless.
• Strengthening the possibilities for identification and proudness of inhabitants by establishing top-quality play and park facilities, a multifunctional cultural center with a cross-district function and the choice of beautiful architecture.
• Improving the involvement of residents of neighbourhoods by trusting them and giving them actual say, laid down in neighborhood law.
 
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This is the 13th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post discusses the way cities can secure public space, distinguishing symptom control and a more fundamental approach.

Scope of crime

According to the World Health Organization, the risk of being confronted with physical violence significantly detracts from the quality of life. In 2000, homicides worldwide resulted in half a million deaths, nearly twice the number of people who died in a war that year, but less than 40% of fatalities on roads. Many murders are related to drug trafficking. The number of murders in the European Union that year was about 5200. Between 2008 and 2016, car thefts dropped by 36% and robberies by 24%. Both trends leveled off after 2010. However, police-recorded sexual violence in the EU shows an increase of 26% between 2013 and 2016.

Monitoring

Social safety is a precondition for the viability of public space. This applies to who works there, who lives there and who visits it. Frequently chosen solutions are the installation of cameras. Not bad, although streets without cameras run the risk of becoming less safe. Moreover, miscreants know well how to disguise their identity.
In Stratumseind, the illustrious nightlife center of Eindhoven, extensive experiments with CCTV cameras and sensors and, in addition, atmospheric lighting and scents have been executed (photo below right researcher Rinus Kanters in the control room). The city regards this experiment as a 'living lab' and it has continuously been evaluated. The results so far are that no clear connection has been found between this technology and the number of incidents, the feeling of safety among visitors has increased and the police are more quickly on the scene in the event of incidents.

Intensive use

Further conditions are intensive use. The more people on the street, the greater the social security, except for theft. Also 'eyes on the street', apartments in the space above the plinths help. More generally, transparency is of value. Transparent plinths of apartment buildings contribute to it (photo left: the Kleiburgflat, Amsterdam)
Lighting
Lighting is an important issue. It is not even so much about the fierceness of it, which entails other objections, but about the uniformity (photo above right). A particularly wrong idea is to equip lights with motion sensors, so that they only come on when a passer-by approaches. This is at the expense of the ability to keep an overview. There is no objection to slightly dimming the lighting when streets are less busy.

A decent existence

The ultimate policy to reduce crime and improve security is:
• Providing training, guidance and 'social employment', such as the 'Melkert jobs' from the 1990s, to bridge the distance to the labor market.
• Creating guaranteed jobs in the public sector for all. Not only to improve the quality of life of the unemployed, but also to perform numerous tasks that are currently left undone.
• Allocating a decent income to all adults, as long as paid work still falls short. Experiments with basic income show that this increases resilience, self-confidence and the chance of paid work.
• Providing temporary professional (psychological) assistance and guidance with household, and financial management and training on the way to full integration in society.
• The more intensively residents of a neighborhood interact with each other and keep an eye on each other's possessions, the less crime will have a chance. Social control has always been a powerful weapon against crime.
• In anticipation of permanent housing, shelter the homeless to prevent drug-related crimes and give high priority to combating violence and burglary.

It would be naive to think that less inequality and improvements in income, jobs and housing for the poorest groups will eliminate crime altogether. Greed, thrill-seeking, boredom, membership in wrong groups, wrong connections, imitation, mental illness, and alcohol and drugs abuse are not necessarily related to poverty and require judicial action.

Effective prevention and policing

• protection against the relatively small group of repeat-offenders, who are responsible for most crimes, especially violent crimes.
• Close cooperation between residents and the police at neighborhood level
• Police presence on bicycles (better than in cars),
• Detailed knowledge of the police and judiciary of and communication with youth groups that incidentally causes problems
• Sensible and proportionate use of digital resources to track down criminals.
 
 
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This is the 12th episode of a series 25 building blocks to create better streets, neighbourhoods, and cities. This post deals with the question of how nature itself can help to deal with excessive rainfall and subsequently flooding of brooks and rivers, although these disasters are partially human-made.
Until now, flooding has mainly been combated with technical measures such as the construction of dykes and dams. There are many disadvantages associated with this approach and its effectiveness decreases. Nature-inclusive measures, on the other hand, are on the rise. The Netherlands is at the forefront of creating space for rivers to flood, where this is possible without too many problems.

Sponge areas

An important principle is to retain water before it ends up in rivers, canals, and sewers. The so-called sponge city approach can be incorporated into the fabric of new neighbourhoods and it creates sustainable, attractive places too. A combination of small and large parks, green roofs, wadis, but also private gardens will increase the water storage capacity and prevents the sewer system from becoming overloaded and flooding streets and houses. Steps are being taken in many places in the world; [China is leading the way](https://www\.dropbox\.com/s/47zxvl3kgbeeasa/Tale of two cities.pdf?dl=0) (photo top right). However, the intensity of the precipitation is increasing. In 2023, 75 cm of rain fell in Beijing in a few days. Under such conditions, local measures fall short. Instead, nature-inclusive measures must be applied throughout the river basin.

Retention basins

In new housing estates, water basins are constructed to collect a lot of water. Their stepped slopes make them pleasant places to stay in times of normal water level. The pictures on the left are from Freiburg (above) and Stockholm (below). The top center photo shows the construction of a retention basin in Lois Angeles.
Wadis
Wadis are artificial small-scale streams in a green bed with a high water-absorbing capacity. In the event of heavy rainfall, they collect, retain and discharge considerably more water than the sewer system (bottom center photo). Green strips, for example between sidewalks, cycle paths and roads also serve this purpose (photo bottom right: climate-adaptive streets in Arnhem).

Green roofs, roof gardens and soils

Green roofs look good, they absorb a lot of CO2 and retain water. The stone-covered urban environment is reducing the water-retaining capacity of the soil. Sufficiently large interspaces between paving stones, filled with crushed stone, ensure better permeability of streets and sidewalks. The same applies to half-open paving stones in parking lots.

Refrain from building in flood-prone areas

Up to the present day, flood-prone parts of cities are used for various purposes, often because the risk is underestimated or the pressure on space is very great. London's Housing and Climate Crises are on a Collision Course is the eloquent title of an article about the rapidly growing risk of flooding in London.
Hackney Wick is one of 32 growth centers set to help alleviate London's chronic housing shortage, which has already been repeatedly flooded by heavy rainfall. However, the construction of new homes continues. Measures to limit the flood damage at ground floor level include tiled walls and floors, water-inhibiting steel exterior doors, aluminum interior doors, kitchen appliances at chest height, closable sewers, and power supply at roof-level. Instead, floating neighbourhoods should be considered.

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