Country/Region: Barcelona

54 Social Housing units in Bon Pastor, Barcelona

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54 Social Housing units in Bon Pastor, Barcelona

Mismatches Location Diversity
Urban Design Modelos De Ciudad Environments Quality Liveability
Promotion and production Public promotion
Ownership and tenure Protection of social housing

Main objectives of the project

The Bon Pastor social housing project seeks to rehouse the former inhabitants of the ‘cheap houses’, the 1929 development of public housing. The project stands out for its careful integration with the existing urban fabric and its connection with the community. By preserving key elements of community life, such as shared courtyards and terraces facing the Besòs River, the design seeks to preserve the atmosphere of a village within the city. In addition, by incorporating intermediate spaces between public and private, social interaction is encouraged and the residents' sense of belonging to the neighbourhood is strengthened. This strategy not only modernises the infrastructure, but also revitalises Bon Pastor's identity as a place where the community thrives and is enriched.

Date

  • 2022: Construction

Stakeholders

  • Architect: Peris + Toral

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

The Bon Pastor neighbourhood, one of the first social housing areas in Barcelona in the 20th century, was built next to the river Besós in the eastern part of the city. Initially made up of what were known as ‘cheap houses’, small, low-rise single-family buildings, it lacked facilities and public transport. However, the insistence of the residents was fundamental in transforming it into a connected and dignified neighbourhood. The Bon Pastor Remodelling Plan envisages the demolition of the 784 Casas Baratas built in 1929, to be replaced by isolated blocks for the re-housing of the inhabitants. Despite this, the aim was to preserve the community life that characterised the neighbourhood, and this is where Peris Torral's project came into play.

The new building design, agreed with the residents, has advantages in terms of high-rise housing, offering panoramic views of the Besòs river, although sacrificing part of the community life at street level. To preserve this aspect, intermediate spaces are incorporated between the public space and the dwellings. For example, communal courtyards are introduced on the ground floor, before the entrance halls, in order to maintain the community spirit. In addition, generous terraces are included on the upper floors, facing the new riverside park. The single-storey car park was designed with natural ventilation and lighting, and is adaptable over time for other uses.

The block is composed of five aggregation units, four of which house two dwellings per landing, while the fifth unit, at the front, consists of three dwellings per floor in order to orientate the rooms towards the south and create a façade instead of a simple front wall. The arrangement of the bathroom core in the centre of the floor plan allows for articulated circulations around it, providing alternative paths and a sense of spaciousness. The use of exposed brickwork as a materiality determined by the planning is used to introduce lattices that texturise the plinth of the building and provide natural ventilation to the car park and stairwells. The metal balconies incorporate a structure that allows vegetation to grow, acting as a solar filter and supporting elements such as clotheslines and textiles.

The Bon Pastor remodelling project not only seeks to modernise its infrastructure, but also to preserve its essence and connection with its surroundings. By merging the typology of high-rise housing with communal spaces on the ground floor and terraces facing the Besòs River, a harmonious integration with the surrounding urban and natural landscape is achieved. This approach gives the neighbourhood a new category, transforming it into a contemporary urban enclave that preserves its character as a village within the city. By rescuing community life and promoting social interaction through its median spaces and public areas, the project embodies the spirit of Bon Pastor as a place where community flourishes and local identity is strengthened. Ultimately, this initiative not only modernises the neighbourhood's infrastructure, but also revitalises its soul, creating a space that celebrates its heritage while looking to the future.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Aid for first refusal and withdrawal and to social entities for social renting (Catalonia, Spain)

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Aid for first refusal and withdrawal and to social entities for social renting (Catalonia, Spain)

Mismatches Vulnerable groups
Policies and regulations National policies Regulation
Financing Public funding Supply subsidies

Main objectives of the project

The housing crisis in Catalonia has led to the implementation of strategies such as the right of first refusal, which allows the public administration to intervene in real estate transactions to ensure the availability of social housing. To overcome financial constraints, the Catalan Credit Institute offers financial aid to social entities and the administration to facilitate the direct purchase or exercise of this right. These measures seek to expand the social housing market and guarantee favorable conditions for tenants in the long term.

Date

  • 2018: Implementation

Stakeholders

  • Institut Català de Finances (ICF)

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Catalonia, one of the territories most affected by housing market tensions, especially after the 2008 financial crisis, has faced a considerable challenge in this area. Following the collapse of the private market and the historic increase in rental prices, the Catalan authorities have implemented various strategies to ensure the availability of social housing for its citizens. Among these strategies is the right of first refusal and withdrawal, established in the 2007 Housing Law, as well as collaboration with civil society organizations.

The right of first refusal allows the public administration to intervene in real estate transactions between private parties, acquiring the property in lieu of a third party, either before or after the transaction, at the same price agreed upon by the private parties. However, the obligation to acquire at the same price may limit the financial capacity of many administrations to exercise this right. To address this limitation, the Catalan Credit Institute (ICF, in catalan) has launched a program of grants for pre-emptive rights of first refusal and withdrawal. In addition, the same aids are extended to third sector entities that collaborate with the administration in the direct purchase or in the first refusal for social housing.

These aids are designed to facilitate the direct purchase or the exercise of the right of first refusal by social entities and the public administration. In exchange, these entities may receive an amount ranging from €25,000 to €10 million, with a maximum of €90,000 per housing unit. However, the property acquired through these subsidies is of a temporary nature, limited to a term of 75 years for these entities. This period, considered sufficient to repay the loan, allows for investments in profitable housing. In addition, these homes are usually destined for social renting, offering below-market rates and favorable conditions for tenants. At the end of the 75-year period, the property becomes public property.

Both city councils and companies dedicated to the promotion of public housing can also access this aid under the same conditions as the entities. Thus, this measure aims to involve all relevant actors in the acquisition and use of all available legal resources to promote social housing, without being limited by economic constraints. Ultimately, this initiative has the potential to expand the social housing market both now and in the future.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Alerta desnonaments: Anti-eviction map, Barcelona

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Alerta desnonaments: Anti-eviction map, Barcelona

Policies and regulations Data and monitoring Evaluation and impact Evictions Participatory processes

Main objectives of the project

CMMM, a research initiative focused on practical applications, was established to empower civil society actors in their efforts towards creating fairer societies and cities through significant political change. Municipalist mobilizers, dedicated to reshaping power dynamics, continually innovate tools and methods. Critical mapping was given precedence within the project as it represents an "act of power," moving beyond mere theoretical discourse to offer diverse perspectives on realities, catalyzing shifts in narratives and discourse. Among their interactive maps spotlighting housing in European cities, the “Stop Evictions” map stands out. Using the historical data about evictions in the city of Barcelona, it helps putting toghther people to avoid them in the future.

Date

  • 2023: Implementation

Stakeholders

  • Observatori DESC
  • CMMM

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Barcelona has long been a vibrant, politically charged city, where various movements and organizations converge and emerge. Following the downfall of the Franco dictatorship, urban struggles have become integral to the city's fabric, notably gaining momentum around the time of the 1992 Olympics and subsequent developments. The 1990s witnessed significant economic liberalization and deregulation, with a diminishing governmental role to accommodate capitalist investors. However, the financial crisis of 2008, stemming from the United States, catalyzed a housing crisis in Barcelona, reshaping social interventions and becoming a prominent concern for citizens.

The reforms mandated by the European Financial Stabilization Mechanism, later transitioning into the European Stability Mechanism, precipitated a shift in the housing emergency from mass foreclosures linked to mortgage defaults to a rental crisis between 2013 and 2015. Presently, approximately 40% of Barcelona's population are renters, far exceeding the Spanish average of 25%, exacerbating issues of affordability. Housing policies in Spain lag behind much of Europe, characterized by deteriorating buildings, particularly in the historic district due to intentional neglect. Moreover, soaring prices relative to income, scant social housing provision at only 1.6% of the total stock, and minimal tenant protections underscore the severity of the situation. The city's status as a premier European tourist destination further compounds the housing crisis, driving up demand for lodging and threatening locals' access to housing and a non-commercialized neighborhood life.

The CMMM Barcelona team is affiliated with Observatori DESC, a hybrid human rights organization fostering collaboration between urban social movements, the city administration, and academia, focuses on advocating for progressive laws and policies. Within their scope of work on the right to the city, Observatori DESC prioritizes ensuring the social use of housing as a prerequisite for dignified living. Their advocacy encompasses initiatives to increase public and affordable housing, implement innovative, rights-based social policies to combat evictions, and address abuses by large landlords, such as expulsions and harassment. At the legislative and judicial levels, efforts are concentrated on curbing exorbitant housing costs through measures like rent controls and outlawing entities like Desokupa, which employ intimidation tactics during evictions.

In the context of the CMMM project, Observatori DESC collaborated with housing organizations and movements to explore the application of critical mapping in documenting, mobilizing, and advocating for changes in housing discourses. Specifically, they investigated methods to delineate and document eviction occurrences and organize resistance against them. The "Stop Eviction" maps provide crucial insights. Firstly, they detail interventions by civil society anti-eviction organizations during evictions between 2016 and 2022, identifying involved property owners and outcomes. This sheds light on the principal actors in eviction processes and organizational resistance efforts. Secondly, impending evictions are mapped out, empowering individuals to preemptively act against them.

Both maps serve as invaluable tools in addressing Barcelona's housing crisis, offering insights into landlord behaviors and guiding efforts to support tenants. They facilitate a better understanding of eviction dynamics and avenues for community engagement.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Metropolitan Housing Observatory, Barcelona (O-HB)

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Metropolitan Housing Observatory, Barcelona (O-HB)

Policies and regulations National policies Local policies Governance Data and monitoring Evaluation and impact

Main objectives of the project

The Metropolitan Housing Observatory of Barcelona (O-HB) is a supra-municipal entity dedicated to researching and analyzing housing-related data with the aim of supporting the design and evaluation of public policies in this area. It emerged in 2017 as a collaboration between the Barcelona City Council, the Metropolitan Area of Barcelona (AMB), the Barcelona Provincial Council and the Generalitat de Catalunya, with the support of the Association of Social Housing Managers (GHS).

Date

  • 2017: Implementation

Stakeholders

  • Barcelona City Council
  • AMB (Metropolitan Government)
  • Diputació de Barcelona
  • Generalitat de Catalunya

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Barcelona is experiencing an unprecedented housing crisis. Rents have skyrocketed and housing prices are unaffordable for the majority of the population. Despite this, housing data were fragmented among different administrations, were not transparent and unclear. For this reason, the City Council promoted a metropolitan observatory that could systematize the data to provide clear information on how to act in the face of the crisis. To this end, the Generalitat (the national government), the Diputació provincial (the region), the metropolitan government and the City Council, as well as civil society, with the Association of Social Housing Managers, came to an agreement. Together they made possible the Metropolitan Housing Observatory (O-HB).

Thus, the Observatory gives an open data system since its creation. The data is structured in six chapters: housing stock; construction and rehabilitation; socio-demographic and socio-economic aspects; housing and land market; problems of permanence, access and maintenance; and public policies. From these open data, all the administrations share their information and citizens, researchers and social agents can also have an impact on them.

In addition, the observatory carries out its own studies and annual reports on the state of housing. In fact, when a regulation of rental prices was made, the Observatory was in charge of evaluating it from different methodologies. As a democratic instrument at the service of housing, it also organizes debates and lectures with specialists on a regular basis.

In short, the Observatory acts as a scientific tool at the service of citizens, researchers and administrations. For the first time, it systematizes data on the current housing crisis, debates the main policies and evaluates the programs that affect affordable housing. An open laboratory and a critical space to guide the future of a Barcelona where its inhabitants can live.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Habitatge Metròpolis (HMB), Barcelona

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Habitatge Metròpolis (HMB), Barcelona

Policies and regulations Local policies Global frameworks Governance Public-private initiatives
Financing Public funding Public-private collaboration
Promotion and production Public-private partnerships
Ownership and tenure Protection of social housing Public-private partnerships

Main objectives of the project

Habitatge Metròplis is the metropolitan operator for the promotion of public housing. A mixed public-private company that seeks to build social housing in a profitable way for the private company. Its greatest advantages are 1) the innovative governance it assumes and 2) its metropolitan dimension.

Date

  • 2019: Implementation

Stakeholders

  • Promotor: Barcelona City Council
  • Promotor: Metropolitan Area of Barcleona (AMB)
  • Promotor: Neinor Homes, S.A

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Barcelona is facing the biggest housing crisis in recent years. In the capital and its metropolitan area, rents are much higher than in the rest of the country. This is causing applications for social housing to skyrocket. Despite this, the number of social housing units in Barcelona is well below the European average and is falling. This is due to the fact that for years, social housing was under ownership regime. That is, after a few years it ceases to be protected and goes to the free market. Thus, there is a need to build social housing quickly and in large quantities.

Unfortunately, the administration alone could not cope with the great demand. That is why they have decided to promote a metropolitan operator. That is to say, they have created a mixed company, between the public and private sectors, to promote social housing for the metropolitan area of Barcelona. The goal is to build 4500 homes in 6 years, 50% within the city of Barcelona and 50% in the metropolitan area. The shareholders of the company are the AMB (25%), the Barcelona City Council (25%), the company NICRENT Residencial (50%), of which Neinor Homes, S.A. and CEVASA are 50% shareholders. The balance between public and private partners and the relationship of equality, co-responsibility and long-term trust is the basis for sharing investment efforts, risks, costs and benefits. This formula guarantees the social goals of the project and its economic success, taking into account the technical capabilities and economic solvency of the participating partners.

Unlike in the past, all the housing will be for subsidized rental at below-market prices and will always be publicly owned. In this way, the land will remain under social housing protection, despite the passage of time. With regard to construction, the operator must guarantee environmental quality and sustainability with energy saving criteria and promote accessibility and architectural quality.

It is the first company of its kind to have a metropolitan dimension in Spain. In fact, Spain has a high deficit of metropolitan housing policies. A study has detected 384 institutions operating in Spain's metropolitan environments. Of these, only about 30 deal directly or indirectly with the issue of housing, despite being one of the main problems of Spanish cities (1). Thus, the operator is innovative because it assumes, for the first time, that housing does not have a municipal dimension, but goes beyond its limits. In this way, its metropolitan approach is vital for developing a joint housing policy among the 36 municipalities that make up the Metropolitan Area of Barcelona.

(1) To see more into: Tomàs, M. (2023). Metrópolis sin gobierno. La anomalía española en Europa. Ed. Tirant lo Blanch.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Cireres

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Cireres

Mismatches Financing Functional adequacy Services Cultural suitability Diversity Climate change
Policies and regulations Local policies Land Public-private initiatives
Financing Financial actors
Urban Design Environments Quality Liveability
Promotion and production Public-private partnerships Participatory processes Self-management Self-promotion Cooperatives
Ownership and tenure Shared ownership Protection of social housing Land ownership

Main objectives of the project

Cireres is a housing project whose goal is to build a cooperative housing that avoids speculation and the market dynamics. Thanks to a leasing of public land, a group of people in search of affordable housing could form a community with sustainable and top-tier housing units.

Date

  • 2022: Ganador
  • 2022: Construction
  • 2017: En proceso

Stakeholders

  • Promotor: SostreCivic (Coopertaiva Cireres)
  • Promotor: Barcelona City Hall
  • Constructor: La Constructiva
  • Architect: CelObert
  • Matriu
  • Col·lectiu Ronda
  • Fiare
  • Arç

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Cireres is located in Roquetes, a popular neighborhood of Barcelona, with significant levels of vulnerability. This neighborhood has undergone considerable urban improvement since the 1990s. Originally, it was formed as a neighborhood of informal housing. Over the years, these dwellings have been integrated into the urban fabric and living conditions have improved. Today, the neighborhood faces new challenges. Mainly, housing speculation has entered fully into the daily life of the neighbors. For this reason, an investment in social housing is necessary. However, social housing is often expensive for the administration and has no roots in the neighborhood.

Cireres wants to solve the above problems. The project follows the logic of cooperative housing in lease of use. The public administration leases a municipal lot to a cooperative for a long period of time. In exchange, the cooperative builds the building and its members have the right to use the housing. In this way, the municipality does not lose public land for affordable housing. On the other hand, tenants have secure tenure and are part of a larger community integrated into the neighborhood, with the agency to build and decide on their project. To move in, each cohabitation unit has had to make an initial returnable capital contribution and then monthly payments, including services and utilities, which are below city rents.

Cireres also goes a step further. The objective is to generate a community that can build the entire project and live thereafter from the social and solidarity economy, not linked to the speculative market. Thus, the financing comes from Fiare, an ethical bank. The insurance company, the construction company, the management company... and all the agents involved are non-profit cooperatives. In this way, the value of use is put in front of the value of exchange, demonstrating another way to build affordable housing. In addition, the project includes a social economat, a working cooperative of residents dedicated to the trade of agro-ecological products.

The community life of Cireres is structured in an assembly, linked to the realities of the neighborhood and the residents. Its 32 dwellings are organized around common spaces. Thus, the idea is to be a single house, erasing the distance between the public and the private, integrating community life in the residence. For example, the houses are structured around a landing where neighbors can go out to hang the laundry, play... There are also communal indoor spaces. The communal project has an ideology that everyone must respect, the framework from which the activities, complicities and constructions of relationships, group and building are developed.

The site is a plot of 428 m2 located in the street Pla dels Cirerers, 2-4, We wanted to have shared spaces of quality, which allow to release functions of the interior of the private spaces to give them to the community, so 190m2 of buildability of the site are no longer exhausted by the commitment to make community spaces. We have built reduced private living spaces (50 m2 on average), which are compensated by 771 m2 of space for community use. The material used in Cirerers is mainly wood, and also lime mortar on the facades and plasterboard in the interiors. All of them are biodegradable materials with a low ecological footprint, since their production, transport and recycling involve very low CO2 emissions.

The building has won several awards: Advanced Architecture Awards 2022 in the Sustainability category - REBUILD, European Social Innovation Competition (EUSIC) and finalist of the MINI Design Awards 2022 - Madrid Design Festival.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

La Balma

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La Balma

Mismatches Location Financing Functional adequacy Cultural suitability Diversity Vulnerable groups New family structures
Policies and regulations Local policies Land Governance Public-private initiatives Participatory processes
Financing Financial actors
Urban Design Quality Liveability
Promotion and production Public-private partnerships Participatory processes Self-management Self-promotion Cooperatives
Ownership and tenure Shared ownership Rental and temporary tenure Protection of social housing Land ownership Public-private partnerships

Main objectives of the project

La Balma is a housing cooperative on public land. Through a system of rights on land ("cesión de uso"), the municipality leases the land for a long period of time. In exchange, a cooperative of people who meet the requirements to build social housing builds their cooperative. About thirty people live in La Balma, with 20 cohabitation units.

Date

  • 2021: Construction
  • 2017: En proceso
  • 2016: Ganador

Stakeholders

  • Promotor: Sostre Civic (Coopertiva La Balma)
  • Architect: La Boqueria
  • Architect: LaCol
  • Constructor: La Constructiva SCCL
  • Constructor: Arkenova
  • Barcelona City Hall
  • Fiare Banca Ètica
  • Òmnium Cultural
  • Coop57
  • Punt de referència

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

La Balma is located in the Poblenou neighborhood of Barcelona. The neighborhood is an old industrial center of the city, which in recent years has become the first district of technological innovation in the country. It is called 22@. This project was intended to generate a technological district while maintaining the residential-industrial mix characteristic of the neighborhood. The reality has been more complex. The neighborhood has suffered a clear process of gentrification. Housing prices have skyrocketed and many of the traditional premises are no longer there. Thus, one challenge is to maintain a population involved in the neighborhood and that can afford to live in it.

It is from this logic that La Balma was born, a cooperative housing made on public land. Being part of the cooperative requires an initial contribution and the payment of monthly installments that are derived from the costs of acquisition, maintenance and operation of the cooperative housing project, and not from the situation of the real estate market. Thus, one does not acquire the land nor does one acquire the housing. Being part of the cooperative you have the right of use (or the transfer of use) for a long or lifetime period, without real estate market rises and without possible speculation. In this way, the municipality does not lose public land for affordable housing, only leases it without the cost of building social housing. On the other hand, tenants have a secure tenure and are part of a larger community integrated into the neighborhood, with the agency to build and decide on their project. To move in, each cohabitation unit has had to make an initial returnable capital contribution of between €28,000 and €38,000. The monthly payments, which include services and utilities, range from €512 to €800 per dwelling. The financing of these amounts has been made possible thanks to Fiare, an ethical and community bank.

The community at La Balma is heterogeneous and intergenerational. There are 30 people living in 20 units. We find single-parent families, couples, couples with children, cohabitant adults and individual units (from young people to retired people). Many of these people are lifelong residents of Poblenou. In fact, the community was formed prior to construction, participating in all phases of the project, from design to move-in. It also includes a pioneering social project. One of the homes is destined for two young people in exile, thanks to a joint program with Punt de Referència, an organization that works to promote the emancipation of these young people in vulnerable situations, and financed by the Libres Project (Coop57, Òmnium Cultural and ECAS). In addition, these young people participated in the entire design process of the project and participate in the democratic management of the building. To promote the interrelationship with the neighborhood, we also have a first floor space shared with associations and individuals to promote their projects. On the other hand, we are committed to ecological consumption, linking the cooperative with consumer cooperatives in the surrounding area and to self-production with vegetable gardens on the roof.

As far as the building is concerned, it has flexible and multipurpose spaces that evolve with the group according to the changes of both the living units and the people who will inhabit the building: incorporation of new members, births, growth processes of children-adolescents, aging processes of adults ... Thus, the typologies start from a basic module of 50m2 and from the annexation of living units of 16m2 (considered common space for private use in legal terms) allow to grow and shrink the houses. These units are ceded by the cooperative to the family units that need them at any given moment, therefore, it becomes a mechanism to manage changes as an alternative to rotation. This proposal is viable due to the fact that the management of the building is the responsibility of the community itself. The dwellings reduce their surface area (5-10%) to share services such as laundry, study, guest rooms or storage rooms, thus allowing that the collectivization does not involve a cost overrun, but rather the opposite, a saving and a gain in surface area and quality of life.

The architectural project has 225m2 of interior area destined to communal spaces, plus semi-exterior and exterior areas, where we find the following uses: living room - dining room, multipurpose room, library and work space, a laundry per floor, health and care space connected with auxiliary rooms, guest rooms, common and individual storage per floor, equipped deck and outdoor living area, bicycle parking, tool space and workshop area.

In 2016 the competition for the construction was won and in 2021 the building was move-in ready.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Rent control in Catalonia

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Rent control in Catalonia

Policies and regulations National policies Local policies Governance Price control

Main objectives of the project

In 2020, Catalonia (the region of Barcelona) implemented a restrictive rent control mechanism. Defining a price index in the area, depending on the features of the unit, any owner could surpass the limit of it. By doing so, in the year the limit was set in place, the prices decrease compared to other areas without the regulation.

Date

  • 2024: Implementation
  • 2020: Implementation

Stakeholders

  • Metropolitan Government of Barcelona
  • Catalonia's Government

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Barcelona, as a global city, faced a big challenge: housing rent. The city has a low social housing stock and private owners had a lot of power to determine the price of the rent. As a result, a speculative increase on the rent was set in place. To avoid it, the government of Catalonia implemented a rent control that became one of the most restrictive ones in Euroe

In 2020, the Catalonia Government created a price index for each area of the country. The price index was based on the features of the building and the rent currently paid in the zone (in new and old contracts). Then, all new contracts made in the zones must be lower than the index. There were fines for non-compliance, ranging from EUR 3,000 to EUR 90,000 depending on the seriousness of the offence.

After a year in motion, the policy was overruled by the constitutional court. The argument was not about the content, but about the legal power Catalonia had to do the regulation. For this reason, in 2024, Catalonia promoted a new rent control based on the legal framework of the Spanish State. In this case, the price index only affects owners of more than 5 housing units. For the rest of landlords, the limitation is that the new contract cannot be above the old one.

Although it is too early to assess the new regulation, the one in 2020 has proved to be effective. Doing a diff-in-diff analysis, the Observatory of Metropolitan Housing (the public agency responsible to assess housing policies) stated that the regulation lowered the price for tenants during the year it was enforced.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Finques d’alta complexitat

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Finques d’alta complexitat

Mismatches Vulnerable groups Vacant housing
Policies and regulations Local policies
Financing Mortgage systems Supply subsidies Demand subsidies
Ownership and tenure Protection of social housing

Main objectives of the project

In Spain, refurbishment loans or subsidies that aim to help the most needed citizens have a high non take-up. In other words, subsidies for energetic improvements in the buildings usually end up vacant or in the hands of those who are not in most need. To tackle this issue, the Barcelona City Hall started the program “Finques d’alta complexitat” (High complexity properties, in english). The goal of the program is to have a proactive attitude of the administration and help those most deprived buildings to access to the loans or subsidies.

Date

  • 2019: Implementation

Stakeholders

  • Ajuntament de Barcelona
  • Foment de Ciutat
  • Vincle

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

During the 1960s and 1970s, Spain experienced a significant surge in social housing development. However, unlike traditional rental models, individuals who gained access to these properties became owners rather than tenants. This was facilitated by a system that allowed for the sale of affordable housing units. Over time, the protective measures on these properties, such as rent limits and restrictions on tenants, were lifted, effectively transforming occupants into unrestricted owners. Consequently, a complex issue emerged wherein low-income owners found themselves residing in deteriorating properties in dire need of renovation.

To address this challenge, Spanish authorities initiated various subsidies and public loan programs aimed at facilitating building refurbishments. However, these initiatives faced considerable challenges, particularly in disadvantaged neighborhoods and among low-income property owners. In those communities, non take-up issues emerged. Social complexities within these communities, such as squatters and elderly residents, compounded the issue. Additionally, many individuals lacked the necessary understanding of how to navigate subsidy programs, while others struggled to afford the financial contribution required for refurbishments due to their precarious financial situations.

In response, Barcelona implemented the "Finques d'Alta Complexitat" program as part of the broader "Pla de Barris" initiative, which focuses on revitalizing deprived neighborhoods. Unlike previous approaches, this program offers subsidies covering up to 100% of refurbishment costs, contingent on the socio-economic profile of the residents. However, the key innovation lies in the proactive engagement of the public sector with the affected communities.

Rather than simply announcing the availability of subsidies, representatives from the city hall, including social workers, architects, and technicians, actively visit the targeted buildings to engage with residents. This interdisciplinary team assists residents throughout the refurbishment process, addressing any barriers or concerns that may arise. By fostering community cohesion and facilitating communication, this approach has not only increased participation in the program but also mitigated potential conflicts, such as rent hikes post-renovation.

Furthermore, the program has contributed to the preservation of social housing by converting vacant or new units into rent-controlled properties managed by the public sector. Since its inception, the "Finques d'Alta Complexitat" program has benefited 123 estates, providing support to 1,582 families and demonstrating its effectiveness in addressing the complex challenges of urban housing renewal.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Quatre Camins

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Quatre Camins

Mismatches Location Functional adequacy Diversity Vulnerable groups
Policies and regulations
Promotion and production Public promotion

Main objectives of the project

The objective of this initiative is to construct public rental accommodations tailored for elderly residents, featuring services specifically designed to enhance mobility and accessibility. Through adaptable rents depending on the tenant’s needs and high-quality architectural design, the building stands as a prominent model of social housing in populated urban areas like Barcelona.

Date

  • 2019: Finalista
  • 2017: Construction
  • 2015: En proceso

Stakeholders

  • Architect: Ravetllat Arquitectura
  • Promotor: Ajuntament de Barcelon

Location

Continent: Europe
City: Barcelona
Country/Region: Barcelona, Spain

Description

Located in a unique area near Collserola's range in Barcelona, Spain, the site plan for this project resides within an urban fabric characterized by low density. This fabric consists of a mix of small-scale isolated family housing alongside larger educational and sanitation facilities. Addressing the challenge of integrating with the existing urban and topographical context was a key consideration during the project's implementation. The overarching objective was to adhere to PassivHaus criteria, emphasizing proper ventilation strategies, thermal insulation, PassivHaus windows, airtightness, and reduced thermal bridging. These measures were designed with a focus on simplicity for the inhabitants' ease of use.

The proposed solution involved an L-shaped building aligned with the streets and oriented to maximize exposure to the best views and sunlight, particularly towards the south or southeast. Access to the 44 dwellings, including two adapted units, is provided via a main core with stairs and elevators, supplemented by a secondary evacuation stair. Leveraging the topography allowed for the creation of two significant communal spaces where elderly residents can engage in outdoor activities. The first space, situated on the first floor, comprises a terrace directly connected to the garden, while the other, on the third floor, links with the laundry facilities and roof area.

This housing complex aims to accommodate senior citizens from low-income social segments on a lifetime rent basis. The rent fee is tailored to the users' personal income and the services provided (e.g., healthcare, food), reflecting their individual situations and autonomy levels. This adaptable fee, coupled with housing made for a targeted vulnerable community, constitutes the primary innovation of the project. Given this context, the architectural design prioritizes economic sensitivity towards its residents and emphasizes easy maintenance and energy efficiency of the apartments. Passive energy control measures take precedence to ensure residents' comfort and minimize administrative complexities.

Furthermore, the project seeks to foster social interaction both within and outside the building, promoting recreational activities that enhance residents' physical and mental well-being while fostering social cohesion within the neighborhood. In summary, the final project optimizes the opportunities presented by the site plan and urban context, demonstrating both an active and passive environmental attitude throughout the building's lifespan, as well as a socially conscious approach.

A significant innovation of the project lies in the implementation of passive energy control measures that not only simplify usage and maintenance but also minimize the ecological footprint, rendering the building environmentally friendly. Additionally, successfully integrating senior citizens into an established residential area represents a significant achievement. Future endeavors include incorporating passive energy control measures into standard administrative practices and extending social initiatives to other neighborhoods, thereby enhancing the quality of life for elderly residents and promoting societal diversity.

The project has won several awards, such as the Ibero-American Passivhaus Competition 2011 or the European Responsible Housing Awards 2019.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España