Transcript Urban Regeneration - Tarumanagara University

URBAN REDEVELOPMENT
TUESDAY, MARCH 14, 2006
Wita Simatupang & Yulianti Tanyadji
(Confusion in)
Urban Redevelopment Terminologies
• Urban renewal
(Haussmanization-Paris 1860s; Housing Acts 1949-US)
• Urban redevelopment
• Urban revitalization
• Urban regeneration (British urban redevelopment)
Comprehensive and integrated vision and action which leads
to the resolution of urban problems and which seeks to bring
about a lasting improvement in the economic, physical,
social and environmental condition of an area that has
been subject to change (Roberts & Sykes)
URBAN REGENERATION - Background
Inner City versus Sub Urban
the motorcar and public transport improvement stimulates
urban exodus (1920s till now )
cheaper land prices and low cost personal mobility
the outward movement – slums clearance followed by
rebuilding of large and new council estates (1950s )
the shifts of urban activities from manufacture to services
leaving vast areas of urban dereliction, vacant buildings,
unemployment, and poverty (1970s till now )
(Try to find illustrative numbers of this incidents in cities)
Physical problem  Social and Economical Problems
URBAN REGENERATION - Motif
Regions
Limitations of land (i.e. Japan, Amsterdam, Singapore)
Environmental issues
Threats to (built up and natural) environment
severe levels of congestion and air pollution
consumption of green areas in adjacent areas
Threats to quality of life
Economy and Social
Suburban development to some extent is very costly
Possible higher benefit comparing to new development, i.e
accessibility, opportunity for land value
Specialty purposes, i.e. tourism
Polarization between highly paid professional work and badly
paid service job
Politic
Competition among cities
Different stakeholder interest
URBAN REGENERATION IN VALETTA
“RETURN TO VALETTA”
Background
The capital of Malta was shifted from Mdina to Valletta in the year 1565.
Nowadays the strategic position of Malta is exploited for commercial and trading
purposes. However the primary function of the harbours of Valletta is touristy.
With an area of 0.78 km2 and a population of 6,800 Valletta houses a very
small percentage of the country’s total inhabitants
METODE
Problem Solving
• identifikasi gejala yang muncul dan mencari penyebabnya (Problem
Tree)
• identifikasi potensi
• mencari solusi diutamakan dengan mengutilisasi potensi-potensi yang
ada (Solution Nets)
• Mengembangkan potensi-potensi
MOTIF dan PERMASALAHAN
Bisnis pariwisata yang tidak berkembang dan kurang menghasilkan
Malta termasuk dalam peta pariwisata Eropa, terutama karena daya
tarik warisan budayanya (arsitektur, sejarah, lansekap, kria, kuliner)
Penghasilan yang didapat oleh kota tidak optimal karena
terbatasnya waktu singgah dan belanja turis
Depopulasi versus Kepadatan
Penduduk Valetta berkurang secara drastis, tetapi Valetta sangat
padat terutama di siang hari al karena semua kantor pusat dari
bisnis di Malta, perwakilan dari retail internasional, dll terletak di
Valetta
Indikasi depopulasi - ageing population, exodus of younger
generation, properti yang kosong, dll
Indikasi kepadatan – kemacetan dan parkir yang luar biasa, ritme
bisnis restoran, dll
Limitasi untuk Pengembangan
Terhambat oleh kondisi properti (akan dibahas rinci berikut)
GEJALA & PERMASALAHAN (1)
Kondisi bangunan dan lingkungan yang buruk sulit untuk ditangani
antara lain disebabkan oleh pemberlakuan beberapa hukum properti dan
konservasi yang mengikat
INHERITANCE LAW
multiple ownership
difficulty in
establishment of
ownership
CONSERVATION
LAWS
expensive
maintenance
DIFFICULTY IN
MARKET
TRANSACTIONS
owners lack
incentive to
maintain properties
PHYSICAL
DETERIORATION OF
PROPERTIES
tenants lack
incentive to
maintenance
tenants want to
move to social
housing in better
conditions
more points for
poorer conditions
low returns from
property
security for tenants
frozen rent & tenants
protected from
eviction
RENT LAW (1958)
POINT SYSTEM FOR
SOCIAL HOUSING
Insufficient
assistance for
rehabili-tation
PENDEKATAN
Mengembangkan potensi-potensi wisata yang berbasis
pada masyarakat (orang) dan tidak hanya pada objek
Memadukan pengembangan pariwisata dengan
berfokus pada peningkatan kualitas lingkungan / hidup
sehari-hari dan bukan investasi obyek skala besar
untuk ‘mengundang’ masyarakat kembali ke Valetta
(Return to Valetta)
Optimize existing urban fabric by unlocking property
investment via specific scheme and policy
PENDEKATAN
Promote a holistic approach to tackle all the issues leading to building
degradation, to ensure efficiency and coordination between the
different actors
Unlocking Frozen Property
Upgrade the housing stock
with modern facilities to
enhance living conditions
Event Activities and
Supporting Amenities:
Specific tourist trail, zoning
amenities, etc.
Creating opportunities for new
facilities and functions, tourist
facility (hotel) or community
facility (sport gym, playground,
public transport, better
mobility)
Improve the living quarters of
the existing residents in order to
stop depopulation of Valletta
Attract young middle class
people to Valletta to balance
the socio-economic
demographic structure
Restore the built
environment in order to
bring back the image of
the city
Better Marketing for
Tourism
SOLUSI
1. Pembentukan Valletta Redevelopment body dengan tugas utama membuka kunci
untuk memungkinkan investasi properti di Valletta khususnya properti yang
dimilikasi oleh private
2. Mengembangkan berbagai macam skema tergantung kepemilikan, baik properti
kosong, properti yang ditempati oleh pemiliknya, properti yang ditempati oleh
penyewa
3. DIVISION OF SHARE – The profit obtained from a
project will be used for covering running costs and
for reinvestment in future projects
4. Owners have multiple options to realize assets:
• Convert share ownership into spatial
ownership
• Convert share ownership into monetary return
• Maximise their share holdings by purchasing
VAL.RED’s shares
5. Perbaikan fisik (dibiayai oleh komponen
construction cost) agar properti tersebut lebih
menarik dan lebih livable
SPACE
OWNERSHIP
SHARE
OWNERSHIP
PROPERTY VALUE CONSTRUCTION
COST
X = LM 40
Y= LM 60
OWNERS’ SHARE
40%
VAL.RED’s
SHARE
60%
SOLUSI
Investasi untuk pariwisata terdiri dari 2 jenis:
• Investasi properti yang sangat tergantung kepada keberhasilan
ValRed
• Investasi yang dapat dilakukan mendahului keberhasilan ValRed
Pembangunan pariwisata ditujukan bagi kebaikan penduduk lokal dan
turis, dengan tujuan utama:
1. Meningkatkan waktu singgah dengan cara, al:
• menyediakan fasilitas untuk turis agar menginap – hotel, restoran,
etc.
• Menambah jumlah akses points
• Meningkatkan kualitas wilayah seafront
2. Meningkatkan jumlah uang yang dibelanjakan oleh turis pada
kegiatan ekonomi lokal
• membuat agenda kegiatan yang melibatkan kegiatan sehari-hari
warga sekitar, seperti toko roti, bengkel kerajinan, dll
• memperbaiki dan melakukan investasi fasilitas dan infrastruktur
publik, seperti penerangan, jalan – terutama yang merupakan
kebutuhan sehari-hari sehingga mendorong ekonomi lokal untuk
bertahan dan ikut berkembang melayani pariwisata
URBAN REGENERATION IN LONDON
ISSUES OF CONCERN
1. The concern for area consumption : development should be
done without taken up more open spaces / green areas
2. The concern for accessibility and capacity : development to be
integrated with the capacity of the existing and proposed public
transport system and the accessibility of different locations
3. The concern for new series of needs : commercial floor space,
housing, relevant skills, adequate transport and a high quality
environment
4. The concern for equity : many areas have not benefited from
recent development in contrast with others
OBJECTIVE
Objective 1
To accommodate London’s growth within its boundaries without
encroaching on open spaces
Objective 2
To make London a better city for people to live in
Objective 3
To make London a more prosperous city with strong and diverse
economic growth
Objective 4
To promote social inclusion and tackle deprivation and discrimination
Objective 5
To improve London’s accessibility
Objective 6
To make London a more attractive, well-designed and green city
Source : Mayor of London Spatial Development Strategy, 2004
London determines 3 sets of approach:
• Opportunity Areas
typically accommodate at least 5,000 jobs or 2,500 homes or a mix of the two,
appropriate provision for facilities, include major Brownfield sites and places
with potential for significant increases in density. Development will be
geared to the use of public transport: either they already have good public
transport access, or they require public transport improvements to support
development
 London Bridge , Waterloo, Vauxhall/Nine Elms/Battersea, Elephant and Castle
• Areas for Intensification
have significant potential for more intensive use – and for more varied use –
than at present where they are well served by public transport
 Farringdon/Smithfield, Holborn, Euston, Tottenham Court Road, Victoria
Arsenal/Holloway
• Areas for Regeneration
those which currently suffer substantial social exclusion and economic
deprivation, integrating spatial policies with
policies for neighborhood renewal, better health, improved learning and
skills, greater safety and better employment and housing opportunities
will be especially important
URBAN REGENERATION IN LONDON
SOUTH CENTRAL
North of London
Place for economic and social power
(City of Westminster, City of London)
South of London
Place for industry, utility function
and workers, badly war damaged
(City of Lambeth, Southwark, etc)
Slum areas, country estates, green
fields and pleasure gardens, hub of
industry and manufacturing;
theatre and entertainment venues;
railway terminus
Area 5.5km of River Thames
frontage
Map of London
North - South
MOTIF & PERMASALAHAN
Economy
Economic and social deprivation;
high unemployment rate (7-12%)
Idle land in a very strategic location
Region
A strong need to become a more
densely populated and densely
developed city
Environmental issues; kondisi
lingkungan yang buruk akibat
menurunnya aktifitas industri,
properti skala besar yang kosong
dan tidak terpakai, dan kondisi
infrastruktur yang buruk
PENDEKATAN
Redevelopment of Existing Major Facilities
London Bridge – new development include more than 50thsnd sqm office
space and 18thsnd sqm retail space
Waterloo Station – new establishment of Eurotrain route, incorporation of
new capital
PENDEKATAN
Construction of New Facilities
Theater, Gallery, Performance Area - many with reuse scheme, utilizing old
industrial buildings
Institutional buildings – Mayor’s office
Commercial and Bussiness parks – utilizing abandoned land
PENDEKATAN
Construction of New Facilities
Theater, Gallery, Performance Area - many with reuse scheme, utilizing old
industrial buildings
Institutional buildings – Mayor’s office
Commercial and Bussiness parks – utilizing abandoned land
PENDEKATAN
Construction of New Facilities
Theater, Gallery, Performance Area - many with reuse scheme, utilizing old
industrial buildings
Institutional buildings – Mayor’s office
Commercial and Bussiness parks – utilizing abandoned land
PENDEKATAN
Housing Redevelopment with attempts on community involvement, public
private partnerships, cross subsidy scheme
OXO Tower
Coin Street housing development
PENDEKATAN
Housing Redevelopment with attempts on community involvement, public
private partnerships, cross sunsidy scheme
OXO Tower
Coin Street housing development
PENDEKATAN
Housing Redevelopment with attempts on community involvement, public
private partnerships, cross sunsidy scheme
OXO Tower
Coin Street housing development