Czech housing estates: Mass public housing construction in private ownership (facades, colours, details)

Transcription

1 Czech housing estates: Mass public housing construction in private ownership (facades, colours, details) Following 1989 the Czech Republic ended the construction of blocks of flats funded and managed by the state, which constituted public housing estates. Today there are 65,651 blocks of prefabricated flats with 1,198,559 inhabited flats. Twenty six per cent of the population lives in prefabricated panel apartments in public housing estates (2,674,552 people). Housing estates thus have been and will continue to be a long-term part of the housing and real estate market supply in the Czech Republic. Picture 1 Public housing estate Ostrava-Poruba in the seventies 1

2 Picture 1 Blocks of prefabricated flats (paneláks) on the historical photo Housing privatization and state aid Flats in prefabricated panel buildings have been sold to tenants in recent years, a privatization process that is still on going. Flats in prefabricated buildings are now largely in the joint ownership of apartment owners or housing cooperatives. Residents have become owners and thus decision makers on repair and reconstruction of individual buildings. Maintenance of prefabricated buildings was over the long term neglected by the socialist state, and the need to invest in their repair and renovation is one of the reasons for the privatization. The buildings are today often furnished with additional thermal insulation, the windows and entrance doors are exchanged and the balconies and enclosed balconies are 2

3 modified. Prefabricated panel buildings usually have flat roofs that need repairs, and the reconstructions to convert a flat roof to a pitched roof are often designed. Picture 2 The current reconstruction work The state supports the repair and regeneration of prefabricated panel buildings that increase their life and reduce energy consumption through various subsidies and financial support programmes (e.g. the PANEL programme, which provides advantageous conditions for loans from financial institutions, the Green Savings Programme to reduce the energy performance of the buildings). Funds from public budgets contribute at least 50% of the financial share for the reconstruction of blocks of flats. To date approximately 25% of flats in panel buildings have undergone an overall reconstruction. By 2020, it is expected that the cost of repair of the prefabricated buildings is going to be another 280 billion Czech crowns (10.8 billion Euro). Although the public funds now account for half of the funds that are used for the regeneration of prefabricated flat buildings, public interest in the quality of architectural solution is practically not applied. Given the current ownership structure it is difficult in practice to ensure coordination of the architectural design of individual buildings in public housing estates. 3

4 Appearance of repaired apartment buildings and the options of regulation Small housing cooperatives and owner-associations decide independently on both the repairs and the architectural design of individual buildings that they co-own. Architectural design of new facades and exterior details of reconstructed blocks of flats reflect the owners tastes, supply from construction companies, and contemporary fashion, i.e. what the homeowners see with their neighbours. Projects of the construction, including architectural design, are often included in an offer of a construction company where artistic design is made by designers with no architectural training. Picture 3 Construction company advertisment Picture 4 Insulated building used on advertisment 4

5 Architects can rarely influence the design of the reconstructed buildings. If the local government attempts to assess or coordinate the reconstruction designs of the blocks of flats from an architectonic point of view, it is in fact in conflict with the interest of individual homeowners who want to decide on the form of their property with no limitations. Little respect for rules which should determine and define the possibilities of architectural and artistic design of the building reconstruction, primarily its outer shell (facade, entrance, balconies or enclosed balconies, roofs, etc.) results from the persisting response to the previous prefabricated uniformity and "greyness", as well as from the general and generally shared trend of the perception of democracy in a post-socialist country as an individual freedom without external constraint. It is not in the interest of the local political representation to restrict rights of the individual homeowners to benefit the entire community. Building authorities fail to effectively reinforce coordination in such a situation even if they considered this the correct procedure. Embarrassment over the past and current appearance of public housing estates Since the late fifties, prefabricated housing estates originated as complex projects that had to respect the prefabricated and standardized architecture of prefabricated apartment buildings. An architectural design originated from this principle that primarily used repetitive elements as the basis of spatial composition. The emphasis was not placed on the individuality of each building, but its position as part of a whole. Picture 5 Children playing in the seventies 5

6 Picture 6 Children between prefabricated architecture in the seventies Nowadays, individual buildings belong to different private owners (including the sections of row houses that have different owners, though comprise one building). The changes of buildings in the public housing estates are currently underway at the level of individual buildings, regardless of any architectural coordination of the whole. Picture 7 New colours on panel buildings at present 6

7 Picture 9 Colored insulated panel buildings Picture 10 New design of the panel structure facade 7

8 In society in general, and even among the architects and professional community, there is no agreement on what architectural expression the newly repaired panel buildings should have. The range of opinion and completed examples of reconstruction is quite wide, and the used means of expression such as colour, pattern and solution to detail seem to have no limits. If the complex quality of regeneration of the block of flats, including architectural design, is sometimes assessed and evaluated, the fact how the building corresponds to the surrounding blocks of flats in the area is never part of the assessment, and the projects evaluated are mostly those that give the building an individual and interesting expression, but they noticeably define themselves against the surroundings. Picture 11 Participant in competition of the Panel building of the year Picture 12 Participant in competition of the Panel building of the year 8

9 Picture 13 Competition Panel building of the year Picture 14 Competiton Panel Building of the year 9

10 Legacy of modern architecture enforced by the socialist regime The original idea of the architectural design of prefabricated panel buildings in public housing estates was based on the modernist aesthetics of simple cubical buildings with white facades and ribbon windows. Standardization and prefabrication of panel blocks of flats during the socialist construction period has brought this aesthetic to the extreme - the same elements were endlessly repeated and the architect's work consisted mainly in a more or less inventive layout of the buildings in a natural environment. Free space and green vegetation was usually part of a comprehensive design in the housing estates. Picture 15 Socialistic public housing estate Picture 16 The original design idea for urban space (architectural sketch) 10

11 Facade surfaces were based on the available local technology made in plaster of natural tones (ochre, gray and russet in various shades). Later the panels were surface finished before the assembly and part of the expression of prefabricated buildings newly included the structures of regular joints between the panels, which made the tectonics of the structure more visible from the outside. The panels were produced in the shades of concrete gray, sometimes had a visible structure of fine pebbles, or occasionally had a surface made of ceramic mosaics. The panels used on window inserts sometimes were dyed with various shades of dark gray, blue-gray, ochre or russet colour. Also, the window inserts were occasionally filled with coloured-glass panels. Balconies were often the subtle suspended steel constructions with railings made of glass wire. Enclosed balconies had steel or concrete railings, according to the type of building and regional differences of the manufacturer. The quality of construction works was in a Socialist state rather uneven, and the funds for systematic maintenance was non-existent. Picture 17 The original colours of panel buildings Picture 18 The original surface of concrete panel 11 Picture 18 The original colours of panel buildings

12 Public housing estates after 1989 The original assumption that other forms of housing would gradually replace the housing in prefabricated panel buildings, and the panel housing estates would be razed en masse has not come true. While housing in the blocks of flats did not have the best reputation, the mass exit of residents from the housing estates followed by a fundamental change in the social structure and even significant intensification of negative social phenomena in these locations did not occur. In the early nineties, the first repairs of prefabricated blocks of flats mainly focused on the basic static problems of the structures. First individually insulated facades had a moderate, conservative look, and bore bright colours. These first reconstructions were on going under the guarantee of the municipalities that still owned the blocks of flats. After the privatization of flats into the hands of their tenants, the process of regeneration and repair began much more intensely. Picture 20 The prefabricated block after reconstruction in nineties 12

13 Picture 21 The prefabricated building reconstructed in nineties Picture 22 The prefabricated block after reconstruction in nineties 13

14 Since 2006 the funds used in the regeneration of prefabricated blocks of flats have been significantly increased. The pricing of the flats in renovated buildings has been rising in comparison with the price of flats in the buildings where the renovations have not been made. Emphasis is placed on replacing of the original low-quality wooden windows with new, mostly plastic windows with a higher level of thermal insulation. Another visible sign of a well-maintained building became the new colour, polystyrene-insulated facade and a new building entrance. Picture 23 Typical Czech public housing estate today The owners of the residential apartment buildings provide for repair and reconstruction, including the decisions on how the reconstructed façade should look. Because the architect and construction experts are only rarely present in construction and architecture decisions of laity. Since the public housing estates started being constructed, their environment has been seen as practical solution to urgent housing needs rather than a place where people would expect aesthetic experience, beauty and harmony. In the past, a majority of people did not consider monochrome aesthetics of repeating geometric figures of the prefabricated buildings in a very positive manner, and the concrete shades of prefabricated panels had become a synonym for boredom and standardized mass character. 14

15 Currently, only the cheapest possible solutions are used in the reconstruction of facades, and so polystyrene thermal insulation is routinely covered with plaster and façade paint, for which the colour shade can be selected from the dozens of available synthetically produced shades in the colour chart. Colour diversity of the surface is the easiest and most affordable way to achieve a significant change of the prefabricated building. After cautious beginnings, the new distinctive façade colours started to appear, which the owners hope will have a long-term effect with no signs of pollution and colour fading. In general, the most used colours are yellow, orange, ochre, beige and light brown, or reddish-pink mostly in various combinations of geometric structuring. But there are also imaginative creations, which range between abstract expressions and graffiti of a different quality. In addition to colours that we now consider usual for the facades, there are some really unusual vivid shades of pink, red, green or blue. Picture 24 New design of the panel structure facade Picture 25 New design of the tower house The owners of flats in residential buildings decide individually on the colour design without any coordination of the housing estate as a whole, in which they have no interest, and accompanied by the fact that there is no method to achieve consistency and unity. The Czech housing estates thus take on a multi-coloured, unpredictable and chaotic colour appearance, which is the opposite extreme of the original greyness. 15

16 Attempt at coordination on a specific example in the city of Karviná In 2001, the city of Karviná decided on a unified architectural design concept of the regeneration of prefabricated blocks of flats in prefabricated housing estates in its territory. Between 2001 and 2002 colour concepts were gradually elaborated (author Ing. arch. Eva Špačková) for three large housing estates: Karviná-Hranice, Karviná-Ráj and Karviná-Mizerov. The concepts determined the range of colour shades available in the reconstruction of facades of prefabricated blocks of flats, as well as basic principles for the use of colours (it was in particular the hierarchy in the area of housing estate that distinguishes the buildings in dominant positions, accentuating the composition of the housing estate from ordinary houses, which form repeating rows, street fronts or semi-open blocks). Picture 26 The example of possible design of panel facade Picture 27 Design of the new colours on panel building 16

17 As long as the reconstructions of blocks of flats were only implemented in those owned by the city, or by the second majority flat owner, RPG Real Estate, the façade design was moderate and proposals were consistent with the established artistic concept. Once the municipality began selling flats to private ownership, the owners of flats started expressing their opinion regarding the colour of the facades during renovation, which in some cases was in conflict with this concept. Most of facade renovations carried out to present at least generally respect the recommended colour scheme, however, some owners, even at the cost of changes to the project documentation approved in the building procedure, deviate from the approved rules and enforce their own view on the façade design. It always concerns the proposals that are, with their colour and graphic design, significantly different and inappropriately visually emphasize the specific building. Picture 28 Inappropriate color of the one single facade Picture 29 The project of the facade 17

18 Picture 30 Inappropriate color of the one residental building Karviná-Hranice public housing estate Picture 31 The colour design Karviná-Hranice public housing estate had been designed beginning in Construction of most residential prefabricated blocks of flats took place at the turn of the 60 s and 70 s. The housing estate is situated on the outskirts of the city and its concept is based on the loose placement of super-blocks amongst the green spaces. Edges of the housing estate and the main pedestrian axis are accentuated with residential tower houses called colloquially věžák. The composition is loose, and the open green spaces at the housing estate intended for the residents recreation play a major role. Picture 32 The prefabricated housing estate map Karviná-Hranice 18

19 The original facades of residential blocks of flats constructed from prefabricated panels showed the structure of the panel building. The new colour concept includes very light shades of yellow to ochre colour facades with accents of more distinctive colours to use for enclosed balconies and other architectural elements. Long board buildings with the original distinctive horizontal structure were corrected by a vertical accent at the entrance, which allows for better orientation and adjusts the prevailing horizontal structure. Facades painted in accordance with the colour concept can be considered very successful, in particular if the proposal addresses other details in a quality manner. Picture 33 The facade renovated by unified color concept Picture 34 The facade renovated by unified color concept Picture 35 The facade renovated by unified color concept In one case the residents had demanded a different solution to their façade. The mutual meeting helped to find a compromise solution. The consequent intensification of colour shades can be seen as an issue - instead of fine light facade shades the same colours are 19

20 used, but in a much more intense tones. The use of darker colours can perhaps be explained by the fear of the fast degradation of light facades in the city with a high concentration of dust and pollutants in the air. Karviná-Ráj public housing estate Karviná-Ráj public housing estate was built in the 1960 s. It is located next to the main city avenue and its layout is traditional. As for city planning, there is a clearly evident structure of semi-open blocks at this housing estate that are located along the main roads and consist of street frontage and interior courtyards within limited options of panel construction. The estate even includes a square that is accentuated by a high-rise building and atypical architecture of public buildings. Subsequently, other residential buildings that differ by the used technologies and architectural expression were inserted along the edges of the estate. Picture 36 The prefabricated housing estate map Karviná-Ráj The blocks of flats with two types of facades can be found at the housing estate. The first type is provided with a plaster with colourful geometric structuring, which is part of the architecture of the building. These blocks of flats act as accents in the spatial structure of housing estate and form rows and groups with a similar design. Other panel buildings have a simple gray facade without any unusual detail. The draft colour concept follows this distinction. The original colours of the facade are to be retained. Other residential buildings are designed with a simple facade in light shades. 20

21 Picture 37 The facade renovated by unified color concept (original design of colours) Picture 38 The facade renovated by unified color concept Picture 39 The facade renovated by unified color concept (original design of colours in series of repetitive buildings) Picture 40 The facade renovated by unified color concept (according to original design of colours on buildings in dominant position) Over the past few years, the Karviná-Ráj public housing estate faced a rapid reconstruction of most of the building facades following the privatization to the housing associations. 21

22 Generally can be stated that the earlier reconstructions follow the prescribed colour scheme more than the current ones. If the original colour design is followed, it is transposed to distinctive or even gaudy colour shades. In some cases, the gaudy colour shades are accompanied by the newly created distinctive graphic pattern that matches neither the architecture of a specific house nor its position in the estate. The result is a colourful blend that can hardly act as a pleasant living environment. The colourful façade designs are created for individual flat owners by the firms that usually have neither a sufficient expertise nor a competence for an architectural design. It is not clear to what extent is an inappropriate colour scheme based on the initiative of the designer, or vice versa that the flat owners (or their representatives) insist that the project author create an "authentic" design. Karviná-Mizerov public housing estate The Mizerov housing estate is directly connected to the Karviná-Ráj public housing estate. It does not have its own distinct characteristics and consists of a relatively undistinguished housing development consisting of repeated, largely five storey apartment buildings with no particular hierarchy. The blocks of flats were designed using a simple colour scheme with a light base and options for colour accent on the enclosed balcony railings. Picture 41 The prefabricated housing estate map Karviná-Mizerov 22 Picture 42 The facade renovated by unified color concept Picture 43 The facade renovated by unified color concept

23 Conclusion There were few attempts over the last twenty years to coordinate colour diversity and basic architectural design of the reconstructed block of flats, and therefore it is not possible to summarize the conclusions of such application and its results. The illustrated case of the three housing estates in one city shows that individual owners of blocks of flats only very reluctantly conform to a common concept and prefer their own taste, without any limitations. This creates an environment that does not provide housing in the estate a certain dignity and harmony. Flat owners thus pose a threat not only to their property but also to the value of the place as a whole, which may have a considerable impact on the price of the property in the future. The lack of interest in a common environment goes against the interest of flat owners to increase or at least maintain the value of their property. Picture 44 Result of the lack of interest in a common environment It is also apparent that where the colour diversity of the facades was kept within reasonable limits, a pleasant and harmonic environment that is comparable to many more current residential projects can be developed. The Building Act defines a goal for city planning for the protection of the values of civilization and urban and architectural heritage in the public interest, as well as identification of the requirements for architectural and aesthetic design of buildings. These provisions should be a source of requirements regarding aesthetic and architectural quality of the reconstructions of prefabricated blocks of flats, especially those whose reconstruction is supported from public funds. 23

24 Although the situation in individual housing estates is very diverse, it is possible to define basic rules for a simple and effective regulation that may in the public interest help improve the aesthetic value of the housing estate environment: Buildings in the housing estate always form a whole and make sense only as a whole. Therefore, the appearance of individual building façade should always be assessed in terms of its impact on the whole estate. The related blocks of flats should be handled in similar ways in terms of basic colour matching. Simplicity and colour moderation always work well. The original details of facades were often interesting, and it is worth preserving those values. The facades should not be garnished with graphic motives that are not based on the existing structure and tectonics of the building (oblique, wavy, circular and other incongruous shapes). The objective of this effort is to maintain a certain homogeneity in a complex, the quality of which in turn affects the value of the property of individual owners of flats or blocks of flats. 24