City: Palma de Mallorca

Es Molinar Social Housing, Palma

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Es Molinar Social Housing, Palma

Mismatches Functional adequacy Services Vulnerable groups
Policies and regulations Land Planning
Urban Design Urban fabrics Services and infrastructure Environments Quality Liveability Inclusion Procesos Administrativos
Promotion and production Public promotion

Main objectives of the project

The public sector competition aimed to create a day care center and housing in Es Molinar, Palma, Mallorca, an area with great potential due to its proximity to the sea and old port. Javier de las Heras' team proposed an orthogonal grid-based design with the day center and social premises on the ground floor and dwellings above, ensuring all units have sea views and optimal sunlight. The design includes three courtyards to enhance sunlight, reduce noise, and facilitate natural cooling with the Mediterranean sea breeze "embat." The day center forms a solid horizontal base, with U-shaped housing units positioned above to ensure sea views, featuring marés (Mallorca sandstone) for the ground floor and lime mortar plaster, wood, and glass for the upper floors.

Date

  • 2020: Construction

Stakeholders

  • Architect: Javier de las Heras

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

The site is located at the corner of Cuba Street and Antoni Picornell Square in the Es Molinar neighborhood of Palma. Es Molinar is known as the old industrial area of Palma, Mallorca, and is also celebrated for its proximity to the sea and the old port. Despite the immediate surroundings of the project being degraded and the urban fabric yet to be consolidated, the area holds great potential due to its privileged proximity to the port of Es Portixol, the beach, and the seafront promenade of the Es Molinar neighborhood.

During the competition phase of the project, the team led by Javier de las Heras defined the urbanization of the surroundings using a grid, marked by strict orthogonality. Adhering to the same formal premises of orthogonality, without concessions, the foundations for the new building were proposed. By doing so, the IBAVI, the public promoter in Mallorca, awarded them as winners of the competition.

It is important to notice that the housing units are “dotacionales” or Endowment Accommodation. These plots, initially earmarked for municipal use as amenities, compelled by urban planning regulations, have been transformed into temporary residential units. Thus, by using the limited options urban planning rules, the authorities managed to build on public land. Apart from developing services for the community, they offer a diverse typology of public accommodation (usually less specious than a housing unit) that enriches the diversity of the project and densify cities. Moreover, they are offered as social housing and are always in the same place as other public services. In this case, a care center.

As a starting point, it was proposed that a day center and premises be located on the ground floor, with all the dwellings occupying the upper floors. Another key factor influencing the spatial organization strategy is the proximity to the sea, allowing for the enjoyment of sea views from a certain height. All the dwellings are designed to have sea views, which also aligns with the best orientation concerning sunlight. These two premises underscore a clear separation of uses, which will be reflected formally. The ground floor (day social center-social premises) is conceived as a dense, self-enclosed, heavy, immobile volume that integrates with the terrain, while the upper floors (housing) are envisioned as light, mobile, open volumes that slide over the base structure.

The new center is closed off on the outside, creating an interior landscape defined by the image of the courtyard. Rather than a single space around which the entire program revolves, it features a sequence of three courtyards of varying sizes according to their uses. These courtyards provide optimal conditions for sunlight, noise reduction, and wind management, especially considering the “embat,” a Mediterranean sea breeze traditionally used in Mallorca for natural cross-ventilation cooling.

The day center and social premises form a single solid, horizontally proportioned body that acts as a platform on which the housing units are arranged. These units are positioned logically, taking into account orientation, sunlight, and views. They open out to the south, forming a large, open-plan building in a U-shape to ensure all dwellings enjoy sea views. There are two roof levels: one for the day center and one for the dwellings. The roof of the day center becomes a new façade for the dwelling users, so a flat, landscaped roof requiring minimal maintenance is proposed.

The material used for the ground floor is marés (Mallorca sandstone), while the upper floors utilize materials such as lime mortar plaster, wood, and glass.

This building is crucial for the working-class neighborhood of Es Molinar, taking advantage of its prime location to enhance the urban fabric. It also reflects the public sector's commitment to improving community living standards and revitalizing the area.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Social Housing in Magaluf, Mallorca

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Social Housing in Magaluf, Mallorca

Mismatches Cultural suitability Diversity Vulnerable groups Climate change
Urban Design Services and infrastructure Environments Quality Liveability Inclusion
Promotion and production Public promotion Materials

Main objectives of the project

The project aims to build 48 public housing units and an underground car park in Magaluf, Calvià. It arises from a collaboration between the Balearic Housing Institute and the Calvià City Council, with each entity managing 24 homes. Organised in two south-facing enclosures, the design seeks to optimise solar exposure and natural ventilation. This project focuses on sustainability, integration into the coastal environment and improving the quality of life in one of the most residentially segregated areas of the island, promoting social cohesion and sustainable development in a predominantly tourist area.

Date

  • 2022: Construction

Stakeholders

  • Architect: LLOC Arquitectes
  • Promotor: IBAVI
  • Promotor: Calvà City Council

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

The commission consists of the construction of 48 public housing units and an underground car park in the area of Magaluf, Calvià, a municipality located in the south of the island of Mallorca, Spain, known for its coastal character and its urban fabric dominated by hotel and leisure typologies typical of the tourist model. This area is one of the most residentially segregated on the island and has clear urban development deficits. The project arises from a collaboration agreement between the Balearic Housing Institute and Calvià Town Council, assigning the management of 24 dwellings to each entity.

The proposal is organised in two precincts connected by an underground car park, with 24 dwellings distributed in two ground floor blocks plus two additional levels (ground floor+2) of 12 dwellings each. On the ground floor, the volumes are south-facing to maximise solar exposure and take advantage of the sea breezes. In section, a difference in height is generated between blocks that favours natural lighting and cross ventilation, minimising the visual impact and avoiding the screen effect.

The choice of construction materials follows criteria of sustainability and environmental impact. Locally manufactured brick walls are used on the ground floor, while on the upper floors walls are made of plywood, an organic, lightweight material which, in addition to reducing construction time and waste, generates healthy spaces with a positive environmental impact.

All the houses are oriented from south to north, coinciding with the direction of the prevailing winds. They have patios on the ground floor and terraces on the upper levels. Cross-ventilation is enhanced by the appropriate sizing of the openings, and solar radiation control and privacy is ensured by a system of roller blinds.

The use of passive design strategies that promote energy savings, the choice of materials with low environmental impact and spatial flexibility are the fundamental pillars on which these wood-framed, energy class A dwellings are built. The various typologies seek a diagonal connection of spaces through large interior openings and sliding doors, generating flexible spaces that adapt to the life cycle of the users.

The importance of a quality social housing project, integrated into the surroundings and respectful of the environment, is crucial in an area as touristic as Magaluf. This type of initiative not only improves the quality of life of the residents, but also contributes to social cohesion and the sustainable development of the community.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Pere Garau social housing, Mallorca

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Pere Garau social housing, Mallorca

Mismatches Functional adequacy Vulnerable groups
Urban Design Quality Liveability
Promotion and production Public promotion

Main objectives of the project

The project in the Pere Garau neighborhood of Palma transforms a corner plot, once characterized by single-family dwellings, into a new public housing building amidst urban gentrification. It adheres to regulations while creatively utilizing the space, fostering a dialogue with neighboring structures. The resulting design features a perforated solid, housing individual narratives within a shared framework. Terraces integrate indoor-outdoor living, while shutters maintain privacy and solar control. This approach not only addresses housing needs but also preserves community identity in the face of neighborhood change.

Date

  • 2012: Construction
  • 2008: Ganador

Stakeholders

  • Architect: RipollTezon

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

The project is located in the ‘Pere Garau’ neighbourhood of Palma (Mallorca). The area used to be characterised by blocks of single-family dwellings with interior courtyards following a typical grid plan. Once the district became a central area of the city, modifications in urban planning significantly increased building volumes and changed the typology to collective housing. The project is part of this transformation by redefining a corner plot, resulting from the union of two old houses, into a new public housing building. Moreover, it does so in a context of change in the neighbourhood. Pere Garau used to be one of the most vulnerable neighbourhoods in the city of Palma. Now it is undergoing a clear process of gentrification, the result of which could lead to the expulsion of residents. The commitment to social housing can prevent this.

The building is conceived respecting the volumetry prescribed by the regulations and taking advantage of the established rules: a buildable depth and the possibility of overhangs towards the street, half of which can be occupied with closed surface. The proposal takes advantage of this situation to create mechanisms that relate the dwelling to its immediate surroundings through openings in the volume.

The result is a perforated solid where the realities of each of the inhabitants resemble scenarios stacked one on top of the other. It is a universe of small stories organised according to a non-apparent order, whose layout arises from the relationship that the building establishes with the adjoining buildings, seeking in this dialogue to be sensitive to their scales, heights and morphology.

The different rooms of the dwelling will be organised around fixed bands that house the server packages. The excavated terraces will link interior and exterior, allowing the direct radiation of the sun and the light that penetrates to be controlled, as well as offering a landscape of its own, incorporated in the foreground of each dwelling. The rest of the openings will be protected with shutters facing the façade.

The building won the public competition to build with IBAVI, the public promoter in Mallorca. It offers 18 housing units for families. Moreover, it has won the “Ciutat de Palma 'Guillem Sagrera' de Arquitectura” 2013 award and ended up finalist in the 5th Architecture Award of Mallorca.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Salvador Espriu, 37, Palma (Mallorca)

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Salvador Espriu, 37, Palma (Mallorca)

Mismatches Location Cultural suitability Diversity Climate change
Urban Design Modelos De Ciudad Environments Quality Liveability
Promotion and production Public promotion Materials

Main objectives of the project

The public housing project in Palma (Mallorca, Spain), led by IBAVI, stands out for its careful integration of Mallorcan building and social traditions. From the use of local materials such as marés stone (sandstone) to the design of spaces that encourage outdoor community interaction, the project reflects a commitment to the preservation of the region's cultural and architectural identity. It also seeks to revitalise traditional social practices, such as the enjoyment of summer evenings outdoors, promoting a lifestyle that respects and celebrates local customs.

Date

  • 2022: Construction

Stakeholders

  • Promotor: IBAVI

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

The public works project, led by IBAVI, the public social housing agency in Mallorca, is located in a strategic point in Palma. Located next to the motorway belt that surrounds the city, this construction stands out as one of the last in the urban outline. In an area where low-rise single-family homes predominate, this project stands out for its boldness both in the number of housing units and in the quality of both construction and design.

The building is divided into two volumes, forming an L-shaped layout, one facing east-west and the other north-south. The two- and three-bedroom units are designed with dual orientation and employ a 20 cm thick “marés” stone (or sandstone, it is a type of stone formed by marine sand that was compressed during the Quaternary, typical of Mallorca’s buildings) period load-bearing wall structure. These walls provide thermal inertia for passive cooling, taking advantage of the cross ventilation of the sea breezes, known as the Embat de Mallorca. Unlike other public developments, such as the building in phase 1 at Salvador Espriu 18, a few blocks further down, where the buildable depth is 8 m and is resolved with stone vaults supported on the façade, in phase 2, with a buildable depth of 13.5 m, the façade is freed from its structural function to maximise the entry of natural light into the dwellings.

The timber floor slabs are supported on the party walls built with 20x20x80 cm sandstone blocks. To comply with the regulations on the maximum weight that can be handled by the operators, the marés pieces are cut in half. The structural solution is based on the Menorcan system, which has its roots in the Catalan system imported in the 13th century, while the Mallorcan system, derived from the Roman house, loads the floor slabs on the façade walls. The windows facing the public road are protected by a colonnade formed by 40x40 cm stone pillars, creating a loggia which houses roller shutters, grilles and planters with vines to provide shade and privacy for the porches and terraces.

The joint design of the buildings and public space aims to encourage residents to come out and enjoy the fresh air on summer evenings, reviving the Mallorcan tradition of sharing in the street as a communal space in hot weather. From the use of materials to the social intentionality behind the design, this project exemplifies the recovery of the Mediterranean city model, dense, compact and with public spaces that mitigate the ‘heat island’ effect. Recognised with the ‘Ciutat de Palma Guillem Sagrera’ prize for Architecture in 2022, this project illustrates how the efforts of the public administration can result in large housing developments that respect the traditions and building materials typical of the area.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Anti-eviction Office in Palma, Mallorca, Spain

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Anti-eviction Office in Palma, Mallorca, Spain

Policies and regulations Local policies Governance Evictions Price control

Main objectives of the project

Established in 2015 in response to Mallorca's housing crisis, particularly in Palma, the Anti-eviction Office has become a beacon of hope for struggling families facing eviction threats due to unaffordable mortgages and rising rent prices. Financed by the municipality, the office's primary goal is to prevent evictions by offering legal aid and guidance to affected families. Acting as a mediator between tenants, owners, and financial institutions, it strives to find solutions and emergency housing alternatives when mediation fails. With its transdisciplinary team, the office provides comprehensive assistance, streamlining housing support previously fragmented across different governmental levels.

Date

  • 2015: Implementation

Stakeholders

  • Palma City Council

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

In Mallorca, Spain, the 2008 crisis was above all a housing crisis. Mortgages could not be paid and rent was rising while luxurious houses and short-term rental tourist apartments were on the rise. In this context, Palma, its city, faced a wave of evictions. The result could have been homelessness and a social emergency situation. However, in 2015, the Anti-eviction Office was created.

The main goal of the office was to stop all the eviction processes they could. Financed by the municipality, the Anti-eviction Office offers orientation and legal aid to all the families struggling to pay the rent or threatened for eviction. Its aim is mediating between owner and tenant or between owner and financial institution. In case the mediation is not possible, the municipality tries to find an “emergency housing alternative”. The office also does a work of prevention and education, helping families to manage their rent and services. The team behind it is transdisciplinary, helping te citizens from different angles.

The biggest virtue of the Office is becoming a one-stop office regarding housing issues. Before its creation, housing was divided in three different administrations (national, regional and local government), each one with its own procedures and areas. The Office was a way to help all citizens from the same office for any issue regarding housing and eviction in a situation of emergency. In the last 8 years, the office has stopped nearly two thousand evictions, representing the 65% of the cases. Moreover, similar schemes can be found in Barcelona and other major cities of Spain.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Tourist short-term rental regulations in Palma, Mallorca, Spain

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Tourist short-term rental regulations in Palma, Mallorca, Spain

Mismatches
Policies and regulations Planning

Main objectives of the project

The new modalities of tourism endanger our cities and the option to have affordable housing. Nowhere is this reality more clear than in Mallorca. For this reason, the City Hall adopted a new regulation to protect the multi-family buildings of the city. The ban was one of the most restrictive ones in Europe: no apartment can be rented to tourist in the whole city.

Date

  • 2018: Implementation

Stakeholders

  • Palma City Hall
  • Consell de Mallorca

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

Palma is located in the south of Mallorca. It is considered one of the most touristy cities in the world. The tourist activity has been built with to features: low-salaries (to compete with other destinations in price) and land speculation. Since the 2008 crisis, as in other cities in Europe, the speculative nature of tourism moved to short-term rentals of housing units. To avoid the harsh consequences, the city hall took a drastic measure.

In 2018, the city council of Palma introduced regulations to ban all tourist rental apartments in the city, leaving only a small number of single-family homes available for rent by tourists on a short-stay basis. This measure was disputed in court. In 2022, the city hall won the case at the Suprem Court of Spain.

The interesting part of the regulation is how they used a legal loophole to implement it. In 2017, the Balearic Island Parliament approved a new regulation for tourist rental apartments. In the new law, they stated the possibility of banning new short-term rental licenses. However, a territorial plan needed to be approve. Moreover, a complete ban was not possible. There was a mandate to specify which typologies of housing and in what zoning areas the ban could be introduced. Yet, considering the urgent need of regulation in some zones, either the regional government or, only for the city, Palma’s city hall, could enforce precautionary measures.

This “urgent” regulation was thought as an instrument to define a new and provisional zoning area of the city (such as its center) and for a specific type of building. For example, to stop a new big project of tourist apartments or hotels. However, Palma declared that all the municipality should be zoned as a zoning district with urgent need for banning short-term rentals. As for the typology of housing, they ban all multifamily apartments to be rented to tourists. We have to bear in mind that multifamily buildings are overwhelmingly majority in the city. So, by using the loophole, nearly every building in the city was affected by the ban.

The territorial plan, approved two years after the ban, respected the regulation of the city. The Palma experience gives proof of how legal loopholes can empower cities to take bold regulations to face the housing crisis we live in. Now, the houses thought as affordable for people are being protected.

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España