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De LA prOIeCtuL
tOtALItAr, LA pIAAIMOBILIArFrm Ttaltaran
Prject t Real Estate
Evoluii sociale, economice i spaiale aleansamblurilor de locuine din perioadasocialist
S punem problema. Dac pn decurnd despre blocurile socialiste sediscuta n termeni politici, identitari, so-ciali etc., i ca despre un contramodel delocuire, n ultima vreme, odat cu criza imai ales odat cu nceperea programelornaionale de reabilitare, se vorbete par-c numai n termeni economici i tehnici.Vom ncerca s vedem ce se ascunde nspatele noiunii globale de bloc comu-
nist: categorii urbane i arhitecturale,dar i aspecte sociale i economice alesituaiei iniiale i ale evoluiei n ultimii20 de ani. Vom ncerca s determinmi un set de caracteristici eseniale i, nconsecin, de prioriti de aciune.
Socialist Housing Estates and theirSocial, Economic, and Spatial Evolution
Lets rame the issue: until recently discussi-ons about socialist apartment blocks tackledpolitical, social, and identity aspects; theseblocks were the paramount counter-modelo normal dwelling. However the currenteconomic crisis and the launch o a nationalrehabilitation programme shited the ocus othe discourse, which now addresses almostexclusively economic and technical aspects.Tis is an attempt to see what hides behindthe generic term communist block. We will
look into urban and architectural categoriesas well as into social and economic aspectspertaining both to the initial situation and itsevolution during the past twenty years. Wewill try to establish a set o essential charac-teristics which can prompt an action plan.
ovERviEw
Blocuri peste tot, ns nu chiar aceleai blocuri. n spateleimaginii omogene se a o suprapunere de uriae diereneurbane, arhitecturale, sociale i economice.
Blocks o ats everywhere, but not quite the so ats. Behind the stereotypical image o homa superposition o huge urban, architectural, seconomic dierences
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Modul de locuire ca eectal unui proiect totalitar
E oarte clar pentru oricine n Romnia: laora, stai ntr-o cas veche sau ntr-un blocvechi (deci, ntr-o construcie antebelic)sau, dimpotriv, ntr-o vil nou sau un
bloc nou, deci ntr-o investiie proprie sau oaa-numit dezvoltare rezidenial post-1989; la mijloc, ntre ele, blocurile comu-niste, ntre 1947 i 1989, adpostind astzimajoritatea populaiei urbane i avnd oimagine att de specic, nct au devenitunul dintre cele mai puternice simboluri aleregimului totalitar.
n ciuda unor asemnri cu marile car-tiere de locuine sociale din vestul Euro-pei, aceste construcii au avut o origine iun caracter oarte dierite: ele nu au ostdestinate unor categorii deavorizate, ci
au reprezentat singurul tip de locuinnou. Aceleai locuine pentru toi, ntr-unsistem colectivist impus era regula, i nujocul dintre interese individuale i regulispecice unei societi normale. Chiar dacunele dintre ele erau n proprietate privat(printr-un sistem complicat de credite ide atribuiri dirijate), ntotdeauna statul areprezentat singurul proiectant, investitor,constructor i administrator. Dezvoltareaurban i operaiile arhitecturale erau partea unui sistem de planicare general, nudoar economic, ci i cu scopul de a crea o
nou societate. De aceea, ele au ost locuitede toat lumea (cu excepia nomenclatu-rii), de la muncitori la intelectuali i poliiti.Un amestec de categorii sociale visat depionierii modernitii i realizat aici doar dincauza lipsei de alternative.
A totalitarian project ra-med a new a way o living
Everyone in Romania is clear about this:when it comes to cities, you either live inan old house or apartment block (that is tosay one built beore World War wo), or, on
the contrary, in a newvilla or an apartmentblock, that is to say in a post-1989 building,be it an individual investment project or a realestate development. In between them standthe communist blocks built rom 1947 until1989 to house the vast majority o the urbanpopulation. So telling is their perceived imagethat they have become one o the totalitarianregimes most powerul symbols.
Despite certain similarities with big socialhousing developments in Western Europe,their origins and character dier radically.Firstly, they were not meant or economically
disadvantaged people. Tey representedquite simply the onlytype o new housing.Similar dwellings or all in a given a collectivesystem was the norm; the interplay betweenindividual interests and widely applicablerules practiced in other societies was out odiscussion. Even i some units were privatelyowned through a complicated credit systemand some sort o channeled distribution,the state was the sole designer, investor,builder, and manager. Urban planning andarchitectural developments were part o ageneral planning system, one that addressed
economy as much as the creation o a newsociety. Hence such blocks were inhabited byeverybody(except the establishment), romworkers to intellectuals or policemen. Temodernist social-mix dream thus came trueonly in the absence o any other alternative.
oi la el (imagine de la nceputul anilor 90). Mixitateasocial datorat unei planicri ideologiei i lipsei dealternative ncepe s dispar n condiiile privatizrii iexplozei pieei libere.
Everybody the same ( image rom the early 19social mix, due to ideological planning and thealternatives tends to disappear as privatizatiomarket exploded.
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Dincolo de identitateaglobal, o suprapunerede dierene
i totui, aa cum tim cu toii cndtrecem de la discursul general despreblocuri la unul particularizat despre blocul
iecruia, ele nu sunt deloc la el. Dincolode cele enunate mai sus, locuirea dinperioada socialist nu a ost uniorm.O suprapunere de dierene determincaracteristice extrem de dierite. Existmai multe tipuri de rezolvri arhitecturalei urbane, date de perioada n care au ostconstruite, de regimul de nlime, de sis-temul constructiv, de densitate. Localiza-rea n centru (vom reveni asupra acesteispeciiciti romneti) sau la perierie,
ntr-o zon oarte accesibil sau, dimpo-triv, izolat determin dierene uriae
de valoare eectiv i percepie ntreansambluri altel identice ca rezolvare.Vrsta lor declaneaz discrepane enor-me ale valorii economice (acum c ele seal de 20 de ani pe piaa liber): gradul deuzur al construciei i al echipamentelor,gradul de rezisten la cutremure (din ce
n ce mai bun pe msur ce sunt mai noi),supraaa apartamentelor etc.
O privire orict de sumar asupra hriioraului ne d imediat cteva categorii.Avem de exemplu (puine) locuine dinperioada stalinist sau plombe n centru,
a cror scar, situaie urban i sistemeconstructive le apropie mai degrab deexemplele antebelice.Asemntor majoritii oraelor din estulEuropei, avem mari cartiere unciona-liste, uneori de 200.000 - 400.000 de
Beyond global identity -a superposition o dife-rences
And yet as we all know, when the generaldiscourse moves rom the generic level oblocks to that o the block in which we live,
no two blocks are quite the same. Te abovediscussion apart, dwelling during the socialistera was ar rom uniorm. A superpositiono dierences results in eatures that varygreatly. Architectural and urban solutions varyaccording to the period when they were putinto practice, to height regulations, buildingsystems, density. On the other hand, despitesometimes identical architectural ensemblesolutions, location be it central (massi-ve operations in the center are typical ortotalitarian planning in Romania) or suburban,readily accessible or rather isolated - yields
huge dierences in value as well as in per-ception. How old a building is constitutesanother major dierentiating actor when itcomes to market value, now that such blockshave been on the market or nearly twentyyears; the wear and tear o buildings and theirequipment is under scrutiny as is earthquakeresistance (the newer the building the better),the size o apartments, etc.
A brie look at a city map will instantly reveala number o block categories. For instancethere are ew housing ensembles that dateback to the Stalinist period; similarly there are
only a ew central inserts whose scale, urbancontext and building solutions are closer tothose dating rom the interwar period.Like most other European cities, Bucharesthas its air share o immense unctionalistneighbourhoods which can count as many as
ipologii de cartierede blocuri din perioadasocialist (exemple).Examples o socialistneighborhood typologiesin the city.
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locuitori (Balta Alb, Drumul aberei etc.),
construite n anii 60 i 70, dup prin-cipiile urbanismului liber mari bare iturnuri plutind n verdea (1).
Radicalizarea i personalizarea regi-mului n epoca Ceauescu au determinatobsesia modernizrii centrului. Ideeaunui ora nou pentru oamenii noi adus la distrugeri r precedent. nce-pute prin demolarea de-a lungul unoraxe principale (2), operaiile au culminatcu delirantul proiect al unei axe de 5 km,avnd ntr-un capt imensul palat aldictatorului (3). Prbuirea regimului n
decembrie 89 a oprit nebunia, lsnd uncentru vechi brzdat de cortine de betoni uriae spaii goale. ns, aa cum vomvedea, poziia ultracentral a dus la ocretere a valorii comerciale. De altel,i construciile sunt oarte dierite: de
200,000 or even 400,000 inhabitants (Balta
Alb, Drumul aberei); these were built in the60s and 70s based on the principles o reeurban planning, whereby slabs and towersoat amid vast expanses o greenery (1).
Te regimes radicalization duringCeauescus era when the leader took chargeo everything also entailed an obsessiveneed to ,modernise the city centre. Te ideao a new city or new people led to unpre-cedented demolitions. In the beginning bothsides o a couple o main thoroughares weredemolished (2); the process culminated in thedelirious project o a ve kilometer long axis
with the dictators vast palace at one end (3).Te regimes collapse in December 89 putan end to this madness, leaving behind an oldcity centre jagged by concrete curtains andhuge expanses o wasteland. Prime locationhowever boosted commercial value.
Balta Alb: extinderea oraului i visul uncionalist Balta Alb: extending the city through the unctionalist dream 2.tean cel Mare i Calea Moilor: n spatele cortinelor de beton se ascunde oraul vechi2. tean cel Mare and Calea Moilor: behind the concrete curtains lies then old city
4. Militari: la marginea oraului, densitate, ronturi uniorme i curi interioare
4. Militari neighborhood: outside the center, dense, uniorm slabs and interiour courts
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la preluarea modelelor cu preabricaregrea aplicate i n aara centrului i pnla apartamentele oarte mari, n blocuripompoase i (relativ) mai bine construite.
Nu numai centrul oraului, ci i noileextinderi din anii 1970 i 1980 au adoptatlogica unor ronturi continue i uniormei a incintelor. n acest caz, reprezenta-rea regimului nu a jucat nici un rol doar
economia i standardizarea duse pnla absurd, uneori pe arii uriae (cum ar icartierul Militari, de pild (4). Limitarea ti-purilor a dus la implantarea unor cartierepractic identice; dierena de localizare aadus ns dup 89 la dierene conside-rabile de pre i compoziie social ntreansambluri din Ferentari (5 una dintrecele mai srace zone ale Capitalei) i Avi-aiei (6 alat n nord, adic principaladirecie de dezvoltare).
Aceast realitate a dierenelor urbane
Buildings dier considerably, rangingrom heavily preabricated ones and whichsprawled outside the city centre, to the ratherpompous style o (better built) blocks withspacious apartments. Te logic o uniorm,uninterrupted slabs and inner courtyards wasadopted not only in the city centre but also inthe new neighbourhoods o the 1970s and1980s which extended the city limits.
In the latter case the representationalvalue or the regime was no longer an issue;density, standardization and economy weretaken to absurd levels resulting in incrediblyvast built environments as is the case withthe Militari neighbourhood (4). Te limitedtypology led to the implementation o largelyidentical plans; however, ater 1989 loca-tion played a major part in dierentiating theprice range and urther led to dierent socialmixes: take or instance the similar ensem-bles in Ferentari (one o Bucharests poorestareas -5) and Aviaiei (a district to the north o
the city and a major development area - 6).Te reality o major urban and architec-tural dierences implies dierent needs
3. Bulevardul Unirii: de la expresia megalomaniei lacentralitate i prestigiu3. Unirii Boulevard: megalomania evolving now into aprestigious downtown
5. Ferentari i 6. Aviaiei: structuri similare i dezvoltri sociale i economice oarte dierite5. Ferentari and 6. Aviaiei: similar structures and very dierent social and economic developments
i arhitecturale majore implic nevoi iprioriti dierite de la rezolvarea rup-turilor n centrul istoric la politici urbanepentru marile cartiere. Orice strategie deintervenie ar trebui s caliice categoriiprincipale (prin suprapunerea criteriilorurbanistice, arhitecturale, tehnice, socialei economice) i programe de aciune ncadrul acestor categorii.
and priorities which range rom bractures in the historical old centreveloping urban policies or the citysneighbourhoods. Every single interstrategy should defne the main cataddresses (by superposing urban parchitectural, technical, social and ecriteria) and by setting up action plao these categories.
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Cine (mai) st la bloc iunde? O evoluie socialngrijortoare
Dup 1989, ca n toate rile din bloculcomunist european (cu excepia ostei
Republici Democrate Germane), aparta-mentele au ost privatizate ctre locatari,pentru sume simbolice. Aceasta a creatimediat o pia liber i, n condiiile creteriieconomice, a apariiei oarte trzii a inves-tiiilor noi i a unei cereri intense, preurileau crescut n mod abulos. Prezenta criz adus la o scdere brusc a preurilor (consi-derabil mai mare dect cea n cazul inves-tiiilor noi), ceea ce atrage atenia asupraunor probleme pe care creterea de pnacum le ocultase.
Dincolo de dicultile de uzur i ntre-
inere, despre care vom vorbi mai ncolo,compoziia social amestecat, dat decondiiile regimului, se schimb din ce nce mai puternic. Exist o tendin oarteputernic de diereniere ntre cartiere maibogate i altele din ce n ce mai srace.Din pcate, datele statistice actuale, carenu iau n seam categorii n uncie de loc,nu ne dau inormaii clare n acest sens.
ns exist un set de date care ne pot da oimagine destul de precis a enomenului,i anume preurile n uncie de zon i co-relarea acestora cu accesibilitatea zonelor
respective. Creterea, respectiv scdereapreurilor ntr-o zon i, mai ales, compa-rarea lor ne dau o imagine destul de bun adierenelor sociale dintre aceste zone.
E oarte interesant s analizezi mpre-un o hart a gradului de accesibilitate a
Who (continues to) livein apartment blocks andwhere? An unsettlingsocial evolution
Following the collapse o the regime in 1989,apartments in Romania (like everywhere else
in ormer communist European countries,except East Germany) were sold to the ten-ants or a symbolical amount o money. Tisinstantly generated a ree market; economicgrowth, great demand and belated new in-vestments in housing developments deter-mined a steep increase in prices. Te presenteconomic crisis orced a reverse trend withprices o old ats dropping considerably morethan those o new ones, thus drawing atten-tion to certain problems otherwise overlookedduring the recent period o economic growth.
We will address issues o wear and tear
later on. Let us ocus or the time being onthe rapidly changing social mix, a patternestablished by the new liberal regime. Tereis a marked tendency towards segrega-tion between rich and increasingly poorerneighbourhoods.Present statistics do not collect data on vari-ous categories by location and thereore aproper analysis is impossible. However inor-mation on prices by area and location is readilyavailable as is that on a particular areas ac-cessibility, thus giving us a pretty clear pictureo the phenomenon. Te raise or all in prices
in various areas and the ensuing dierencesgenerate a airly good account o social dier-ences between areas.
It is interesting to analyse the degreeo accessibility o the citys various social-ist neighbourhoods and a map rom 2007,
Gentricare i ghettoizare ca enomene discreteNu exist cartri sociologice n uncie de cartiere. nsevoluia social i economic dup 1989 se poate citi oartebine n dierenele de pre ale apartamentelor n uncie dezone. Dincolo de acest criteriu (cel m ai important) mai existsuprapuneri de dierene datorate vrstei i strii cldirii,apropierii de strzi importante etc.
Gentrication and ghettoization as discreet pheTere are no sociologic mappings according to o areas in the city. But the social and economicater 1989 can be very well read in the dierencment prizes according to localization. Beyond tcriteria there are overlapping dierences accordage and state o buildings, their distance to ma
O cartare a accesibilitii carterelor socialiste n Bucureti.
Intensitatea culorii marcheaz gradul de accesibilitate zic.A mapping o the accessibility o socialist neighborhoods inBucharest. Te colour intensity corresponds to the degree ophysical accessibility.
Comparaia preurilor pe zone pentru anul 2007
apare mai nchis, cu att apartamentele au preAceast hart se suprapune apropae perect cua acccesibilitii. Zonele centrale sau oarte accemai scumpe, deci tind s e locuite de o populaCercetarea integreaz preurile la vnzare i chiapartamente de 1, 2, 3, 4 camere n ecare dintrePrizes comparison by areas or 2007 (darker more expensive). Te map overlaps perectlythe accessibility map showing that central accessible areas are getting more expensivetend to be aquired by a richer population. Teintegrates selling and renting prizes or 1, 2, 3apartments in each o the areas.
Comparaia preurilor pentru 2009, deci dup primelor rezultate ale crizei economice (estimstudiu preliminar). Dierenierea continu i se
Dei toate preurile au czut n valori absolutecentrale i pstreaz n mare msur valoarePrizes comparison by areas or 2009, ater tho the crisis (estimation ater a preliminary sudevelopment o increasing dierences continall prizes ell sharply, the neighborhoods in themost o their market value.
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dieritelor zone socialiste din ora i o hartdin 2007, comparnd preurile pe zone (ex-primate aici prin dierena de intensitate aculorii). Cele dou hri se suprapun aproa-pe perect. Accesibilitatea se exprim directprin atractivitate, deci pre, aadar, pe operioad mai lung de timp, prin compoziiasocial a locuitorilor. Mixitatea existent setransorm ncet-ncet ntr-o mprire n
care n blocurile din centru ncep s locuias-c oameni din ce n ce mai nstrii, iar zone-le de margine sau mcar mai izolate nceps decad. O hart din 2009, deci n plincriz, arat c aceast tendin continu.Privind datele propriu-zise, se observ cumpreurile ntr-un cartier excentric, tip BaltaAlb, au sczut mult mai puternic dect celedin zone centrale, cum ar Bulevardul Uniriisau Calea Moilor.
Suntem nc oarte departe de carti-erele-problem, strict denite social ichiar etnic, de la marginea metropolelor
europene, ns, dac tendina actual vacontinua, ghettoizarea unor pri uriae dinora nu va putea evitat. O ghettoizare nsistem privat, i nu de locuine sociale, ca
n Vest, ns cu rezultate probabil la el denspimnttoare. Observm ns c toateaciunile de pn acum programe de rea-bilitare termic, intervenii asupra spaiuluiliber etc. nu iau n nici un el n seamaceast realitate.
Creterea valorii unor zone, cuplat cudeclinul accelerat al altora nu mai permitelipsa de intervenie a administraiei i lsa-rea procesului n voia mecanismelor pieei.n primul rnd, aceast situaie ne oblig lao abordare diereniat a strategiilor i in-terveniilor de reabilitare. n condiiile crizeii deci a scderii dramatice a resurselor,aciunea devine extrem de urgent.
comparing prices by areas (rendered throughvarying shades o colour). Te superpositiono the two maps yields an almost perectmatch. Accessibility results in greater appeal,hence higher prices, and rom a long-termperspective a dierent social mix o inhab-itants. An existing mix slowly turns into asegregation pattern, whereby blocks in thecentre are occupied by increasingly wealthier
people while those in the su burbs or moreisolated start to decay. A map rom 2009 -that is at the peak o the crisis shows thatthis tendency continues. I we look at dataevidence, we notice that prices in an o-cen-tre neighbourhood like Balta Alb droppedsharply, much more than prices in centralareas like Unirii Boulevard or Calea Moilor.
We are still a long way rom the problem-generating suburbs o major European cities,strictly dened socially and perhaps evenethnically; however should the present ten-dency continue we will not be able to avoid the
transormation o big city chunks into ghet-tos. Tis will be an individually-owned type oghetto as opposed to the social housing ghet-tos in some Western countries, but the endresults will be no less terriying. It is strange tonotice that up until now all programmes irre-spective o whether they address thermo re-habilitation or the remodeling o open spacesetc., ail to take this reality into account.
Steep value increase in certain areas cou-pled with sharp depreciation in other areasshould orce the administration to take a ctionrather than dwindle hoping sel-regulatorymarket mechanisms will do the job. First andoremost the current situation asks or adierentiated strategic approach with regardto rehabilitation. Te economic crisis and adramatic drop in available resources makeaction more necessary than ever.
Spaiul public ca spaiual comunitii. Necesita-tea unui proiect urban
Dac acceptm aptul c locuirea nseam-n nu doar construcii, ci i spaiul aerentacestora, este evident natura schizoid
a locuirii din perioada socialist, pentrucare toate construciile au ost privatiza-te, n timp ce spaiul liber a rmas public.Dincolo de decupajele legale ns, acestspaiul pentru toi datorat proiectuluipolitic i urbanistic anterior a ajuns spaiulnimnui. Individualizarea extrem dinultimii 20 de ani o reacie ireasc lacolectivismul impus nainte a dus la oretragere n cochilia privat i la nchide-rea a de spaiul public.Spaiul liber a devenit un teren de vn-toare. Retrocedri ale unor loturi izolate,
construcii provizorii sau permanente
Public space as communal space. Why need an urban proj
I we accept that dwelling involvesthan just buildings, that it impliesaround them, than we cannot ail
the schizoid nature o dwelling dusocialist era, which led to the privao all buildings whereas ree spacthem remained public property.Irrespective o all legal aspects inthis type o everybodys space wsulted rom the ormer political anprojects has now become a no-mland. For the past twenty years wwitnessed a growth in individualistaken to the extreme a natural rto the imposed collective spirit oyears. Tis in turn led people to w
their privately owned shells whileSpaiul public ca spaiu al nimnui. Poriuni din el suntolosite i eventual delimitate, ns el nu uncioneaz ca unloc de coagulare a comunitii.
Public space as nobodys space. Pieces o it arsometimes enced, but as a whole it does notcommunity space.
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incoerente, decuparea de ctre locuitoria unor poriuni din spaiul general pen-tru parcri, grdini individuale etc; n ne,aciuni izolate ale administraiei (primrii,administraia domeniului public) innd de
ntreinerea spaiilor verzi i a cilor de ru-lare sau a introducerii de mici echipamentecompun un puzzle dezarticulat de teritoriii maidane.
n continuare ns, toat aceast coleciede non-locuri o parte uria a teritoriu-lui reprezint un potenial extraordinar.Nu numai pentru implantarea unor operaiila scara general a oraului sau a cartie-rului, ci i pentru a i transormat ntr-unspaiu al locuirii.
Credem c orice strategie de reabilitarea locuirii din perioada socialist trebuie sinclud i spaiul public ca parte integrant ic operaiile asupra acestui teritoriu ar trebuis ac obiectul unor proiecte urbane i nus devin rezultatul unor aciuni disparate.
interest whatsoever in public space.Free space became a hunting ground, thedomain o isolated retrocessions, incoher-ent temporary or permanent constructions,abusively ramed parking lots, plots turnedinto individual gardens, a ground or iso-lated administrative actions by the munici-pality or public domain department involv-ing green areas, trafc- and public-works
maintenance, all conducive to a disjointedpuzzle o territories and wastelands.Tis entire collection o non-places occu-pies a vast territory and has huge potential,not only with respect to large-scale opera-tions beneting a district or the entire city,but also as a space or living.
We believe that all strategies aimedat the rehabilitation o socialist dwellingshould make public space integral to all op-erations and that interventions on any suchterritory should be based on urban projectsrather than disparate actions.
O logic a decuprii de spaii individuale. Pe o poriune deteren cu statut de proprietate incert din cartierul Militari, uncuplu dintr-unul din blocurile din jur i-a amenajat o grdinindividual.
A logic o cutting out individual spaces. On a piece o groundwith an uncertain property status in Militari neighborhood,this couple rom one o the blocks o ats nearby has builtup an individual garden.
O vil nou rsare n mijlocul unui ansamblu construit nurma demolrii unui cartier vechi. n cadrul spaiului liber,o parte dintre vechile parcele au ost retrocedate i pe elencep s se construiasc locuine individuale sau cldiricomerciale. n general, construcia haotic i lipsa unorplanuri urbanistice distrug potenialul spaiului liber.
A new villa pops up in the hearth o a group o ats that replaced an old neighborhood in the 1990, some o the old plots that werent built obeen returned to their owners. Many sold themhouses or commercial buildings are emergingrule in the city, chaotic operations and the lackprojects are destroying the potential o the re
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Reabilitarea ca proiectcomunitar
Rehabilitation as acommunity project
O orgie a modicrilor individuale. Balcoanele devin verande
nchise, extinderi ale spaiilor interioare, curi individualesuprapuse, depozitri etc. Preerinele personale i (maiales) statutul social sunt vizibile n materialele i tehnicilecu care se realizeaz interveniile. Aceste schimbri sunt deobicei ilegale i au un rezultat architectural deplorabil nsexprim o nevoi evidente i omniprezente i care ar trebuiluate n seam de orice strategie de reabilitare.
An orgy o individual changes. Balconies become glazed
loggias, extensions o rooms, superposed courtyards,storage spaces, etc. Personal taste and (particularly) socialstatus are expressed by the materials and techniques used.Tese changes are usually illegal and their architecturaloutcome is deplorable, but they express obvious andgeneral needs and should thereore be taken into accountby any rehabilitation strategy.
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Individualismul extrem i reuzul oricreirspunderi colective sunt cele mai evi-dente n evoluia construciilor propriu-zise. Combinaia dintre oarte slaba ade-ren la lumea urban a unei mari pri apopulaiei acestor cartiere i concentra-rea pe spaiul privat propriu au dus la otransormare a ostelor structuri unior-me, a ceea ce a ost intenionat ca un an-
samblu de cazrmi ntr-un el de sate pevertical. Orice bloc este azi o colecie delocuri private, asupra crora se concen-treaz aciunile de mbuntire de la
nchiderea individual a balcoanelor pnla nlocuirea tmplriei, amenajarea in-terioar i chiar acapararea unor poriunidin proprietatea comun, de la nchidereaunor pri din holuri la zugrvirea (sauchiar placarea cu panouri termoizolante)a pereilor interiori sau exteriori aereniapartamentelor proprii. Fenomenul estegeneral la nivelul oraelor romneti, ns
devine cu att mai rapant n cazul aces-tor ansambluri, gndite iniial ca un ntregde celule identice.
Foarte puini neleg aptul c o cldirecolectiv ar trebui ntreinut i reabilitat
n mod global, ca un bun aparinnd tutu-ror proprietarilor. Numai astel s-ar evitaproblemele de degradare global i desiguran i s-ar menine valoarea ei ca
ntreg, i ca atare i a iecrui apartamentn parte. Mecanismele de coagulare iuncionare a unor spaii comune trebuierenvate la nivelul ntregii societii, ntr-un proces care va mai dura mult vreme.
ns, chiar i acum, orice operaie dereabilitare de ansamblu nu poate unci-ona dect dac se reuete activarea uneiaciuni comune.
Aceast activare presupune ns crearea
Extreme individualism and the reusalo any collective responsibility becomeevident in the evolution o buildingsproper. Lack o urban values coupled withan exclusive ocus on private space onthe part o a large percentage o theseneighbourhoods population transormedormer barrack-style uniorm ensemblesinto some sort o vertical villages. oday
every block has become a collection oprivate spaces on which all improvementeorts are ocused rom the clos-ing o balconies and windows renewal,to the remodeling o ones interior andthe appropriation o communal propertyby partly closing o hallways, paintingor even lining interior or exterior wallscorresponding to ones apartment withinsulating panels.Tis is a large-scale phenomenon orRomanian cities all the more evident in thecase o such ensembles initially conceived
as units made o identical cells. Tere isalmost no understanding o the need tomaintain the building as a piece o proper-ty shared by all owners so, in order to avoiddamage and saety issues and to maintainthe value o the building as a whole andwith it o each single apartment.
Coalescence mechanisms and theunctioning o communal spaces needto be learned anew by society as a wholeand the process is a lengthy one. How-ever any overall rehabilitation projectrequires some orm o common action iit is to be successully completed. Suchactivation can only be reached i a coun-seling and communication body is set upto bring the various partners together.hese partners can be owners associa-tions, local and central administration,
unui mecanism de consiliere i comunicarentre dierii parteneri (asociaiile de pro-prietari, administraia local i cea central,instituiile de credit, realizatorii proiectelor,rmele de construcii etc.).
Subvenionarea cvasitotal a operaii-lor, aa cum este prevzut acum, nu areanse de a i eicient, avnd n vederedimensiunile uriae ale problemei.
O strategie realist de reabilitare tre-buie s presupun un mecanism de parti-cipare: identiicarea problemelor mpreu-n cu locuitorii, deinirea, acceptarea prinnegociere i comunicarea unui proiecteconomic i tehnic i realizarea acestuiasub orma unor aciuni coordonate.
lending institutions, project desiconstruction companies, etc. Legsions currently stipulate that nearehabilitation-related operationawill be state-subsidised: given ththe problem this solution can haeicient.
A realist strategy should compparticipatory mechanism whereblems are identiied together withhabitants; terms o reerence arlished and accepted through a prnegotiation; the project outline cboth clearly identiied costs and cal solutions; project implementbased on coordinated actions.
ermoizolarea unui bloc prin programul naional de
reabilitare. Operaiile complete (incluznd reabilitareainstalaiilor, echipamentelor i spaiilor comune) nu suntdeocamdat luate n considerare.
Termic insulation o a block through the Natio
Rehabilitation program. Complete interventiothe rehabilitation and improvement o commoequpments and spaces) are not taken into acc
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GUVERNGOVERNMENT
ADMINISTRAIA LOCALLOCAL ADMINISTRATION
CADRUL
EGALLEGALFRAMEWORK
COMUNICARE SLABWEAK COMMUNICATION
ASOCIAIILE DE PROPRIETARIHOME OWNER ASSOCIATIONS
???
GUVERNGOVERNMENT
ADMINISTRAIA LOCALLOCAL ADMINISTRATION
ASOCIAIILE DE PROPRIETARIHOME OWNER ASSOCIATIONS
AGENIA DE REABILITAREAGENCY FOR REHABILITATION
MEdIatIng and ORganIsIng cOMMunIcatIOnbEtWEEn lOcal adMInIstRatIOn and HOME OWnERassOcIatIOns
MEdIEREa I ORganIzaREa cOMunIcRII dIntREadMInIstRaIa lOcal I asOcIaIIlE dEpROpRIEtaRI
Conorm Legii Locuinei din 1996, asociaiile de proprietariar trebui s deneasc interesele comune ale acestora, sgseasc mijloace nanciare pentru a ntreine i mbunticonstruciile i s aib expertiza juridic i tehnic necesarepentru a superviza contractele de construcie.Legea cere ca autoritile locale s sprijine asociaiilede proprietari ns ele nu au capacitatea managerial i
expertiza proesional necesare pentru managementul deproiecte i pentru cerinele economice, arhitecturale saujuridice.O agenie de reabilitare un ONG sau o agenie colaborndcu m unicipalitatea i sprijin it de ctre aceasta - ar asiguraexpertiza necesar i ar mbunti procesul de comunicaredintre asociaiile de proprietari i administraia local.
According to the 1996 Housing Law, home ownersassociations (HOA) should dene the common interestso the owners, nd nancial means to repair and upgradethe buildings, and have the legal and technical expertise tomanage construction contracts.Te law states that local authorities have to support theHOAs, but lack managerial skills and proessional expertise
or project management, economic, architectuissues.A Rehabilitation Agency - a NGO or an agencollaborating with and supported by the munichelp to improve the communication process bHOAs and local administration by bringing in pexpertise.
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20% FINANARE PROPRIE20% FINANCING
?
PROGRAMUL NAIONAL DEREABILITARE
NATIONAL REHABILITATION
PROGRAM
80%S
UBSIDII80%S
UBSIDIES
GUVERNGOVERNMENT
ADMINISTRAIA LOCALLOCAL ADMINISTRATION
ASOCIAIILE DE PROPRIETARIHOME OWNER ASSOCIATIONS
20% FINANARE PROPRIE20% FINANCING
?
PROGRAMUL NAIONAL DEREABILITARENATIONAL REHABILITATION
PROGRAM
80%S
UBSIDII80%S
UBS
IDIES
GUVERNGOVERNMENT
ADMINISTRAIA LOCALLOCAL ADMINISTRATION
ASOCIAIILE DE PROPRIETARIHOME OWNER ASSOCIATIONS
FIN
ANARE
FINA
NCI
NG
MPRUMUTURISPECIALE /
MICROCREDITESPECIAL LOANS /
MICROCREDIT
AGENIA DE REABILITAREAGENCY FOR REHABILITATION
FInanaREa REabIlItRII
Actualul program naional de reabilitare denete subsidiilelegale pentru reabilitarea termic: asociaiile de proprietaritrebuie s aplice pentru nanare, iar 80% din sumanecesar va asigurat de ctre guvern i administraialocal. Proprietarii trebuie s plteasc restul de 20%.ns acest sistem pune problema capacitii proprietarilorindividuali de a-i asigura partea lor de nanare. ndeosebiproprietarii cu resurse reduse, i mai ales cei cu problemesociale vor avea nevoie de mprumuturi speciale, garantate
prin propriile apartamente. n schimb, printr-o astel decreditare i prin realizarea operaiei de reabilitare, ei i vormri valoarea apartamentelor. Pentru a se realiza ns acestproces, este obligatorie o strategie economic specic.
FInancIng tHEREHabIlItatIOn
Te present National Rehabilitation Programme denes legalsubsidies or thermal insulation rehabilitation: individualHOAs have to apply or it and 80 % o the amount neededwill be supplied by the national government and the localadministration. Private owners have to pay the remaining 20%.Tis conicts with the ability o the single owners to
achieve their part o the nancing. Particularlyavoured owners will need special loans relyino their apartments. In return, this nancing tothe rehabilitation process will increase the valproperty. But in order to achieve this, a specistrategy is mandatory.
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AGENIA DE REABILITAREAGENCY FOR REHABILITATION
DEZVOLTAREA DE COMPETENE- COMPETENA ADMINISTRATIV- KNOW-HOW DE MANAGEMENT PENTRUIMPLEMENTAREA PROGRAMELOR PUBLICE- PRACTICI-MODEL- DEZVOLTAREA CULTURII SOCIETII CIVILE
CAPACITY BUILDING
- ADMINISTRATIVE CAPACITY
- MANAGEMENT KNOW HOW FOR PUBLIC
PROGRAMS IMPLEMENTATION
- BEST PRACTICES
- DEVELOPING CIVIL SOCIETY CULTURE
CONTRIBUIE PROFESIONAL- ANALIZE TEHNICE- SOLUII TEHNICE I INOVAII- STUDII DE FEZABILITATE- PROIECTE DE ARHITECTUR I URBANISM- MANAGEMENT CULTURAL
PROFESSIONAL INPUT
- ENGINEERING ANALYSES
- TECHNICAL SOLUTIONS AND INOVATIONS
- FEASIBILITY STUDIES
- ARCHTECTURE AND URBAN DESIGN
- CULTURAL MANAGEMENT
O BAZ DE DATE UNIFICAT- CARTAREA STRUCTURII DE PROPRIETATEASUPRA TERENURILOR- ESTIMAREA STRII CLDIRILOR- STUDII SOCIOLOGICE- ASPECTE ECONOMICE (IMOBILIARE)
UNIFIED DATA BASE
- MAPPING THE OWNERSHIP OF THE LAND
- ESTIMATION OF THE CONDITION OF THE
BUILDINGS
- SOCIAL SURVEYS
- ECONOMIC ASPECTS REAL ESTATE
ONG-URI NGOs PROFESIONITIPROFESSIO
- IDEI IDEAS- SOLUII PRACTICE PRACTICAL SOLUTIONS
ACTIVARE COMUNITAR
ACTIVATING THE COMMUNITY
/ EMPOWERMENT
MBUNTIREA COMPETEGUVERNRII LOCALEIMPROVEMENT OF LOCAL GOCAPACITY
- CONSULTAN PENTRU PSTRATEGICCONSULTANCY FOR STRATE
- DIAGNOSTICDIAGNOSIS- COLECTARE DE DATE DATA
AGENIA DE REABILITAREAGENCY FOR REHABILITATION
un FactOR dE spRIjIn
Pentru a activa potenialul tuturor actorilor (proprietari,municipalitate, guvern), este esenial crearea unui mediude coagulare. O viitoare agenie de reabilitare ar putea
aduce expertiza proesional, ar putea sintetiza inormaiilei sprijini att Administraia local, ct i Asociaiile deproprietari. Astel ar stimulat implicarea comunitiii s-ar mbunti capacitile locale. Aceast agenie arputea organizat de ctre dierite ONG-uri i ar integraproesioniti din mai multe discipline.
a suppORtIVE EnVIROnMEnt
Te creation o a supportive environment is crucialto activate the potential o all stakeholders (owners,municipalities, government,). A uture Rehabilitation
Agency can bring in proessional expertise, uniy data,and support the local administration as well as the HomeOwner Associations. Tis would empower the commu nityand improve local capacity. Te agency could be organizedby dierent NGOs and could integrate proessionals romvarious disciplines.
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Putem ncerca s esenializam n ctevaraze situaia acestui ond gigantic de apar-tamente din perioada socialist.
Exist o lips de know-how i decontientizare a problemelor globale.
Dincolo de intervenii individuale, starea ge-neral a acestor cldiri, i mai ales a prilorcomune este dezastruoas, iar valoarea lorpe pia scade nencetat.Individualismul exacerbat permite cu greucontientizarea interesului comun i a aci-unilor coerente.Resursele sunt insuciente, situaie ce seagraveaz odat cu criza.Echilibrul social este pe cale de dispariiesub presiunea pieei.
n ne, se menine lipsa de ncredere, deiniiativ motenite din regimul trecut.
i totui, pe de alt parteNu avem nc ghetouri propriu-zise.Privatizarea a creat o valoare economic,care trebuie s e olosit pentru activareareabilitrii.Rezerva de spaiu n aceste cartiere este
nc uria.Autoritile, specialitii i o parte a populaieau nceput s contientizeze problema.
n capitolele urmtoare, vom studia main detaliu trei categorii specice de proble-me, pornind de la trei situaii concrete ireprezentative i vom schia principii de ac-
iune (legale, economice, sociale i spaiale).Va vorba despre activarea spaiilor rezi-duale din centru, despre construirea unuimecanism de reabilitare a construciilor idespre negocierea unor spaii comunitare.
Let us now try to sum up the current state othis vast stock o socialist apartment blocks.
We still lack the necessary know-howand are unaware o global issues.Te general maintenance o these buildings
and particularly o their communal acilitiesis disastrous, hence their market value isdepreciating continuously.Exacerbated individualism hardly allowspeople to become aware o common inter-ests and the need to take coherent action.Scarcity o resources is urther enhanced bythe crisis.Social balance is likely to disappear underthe pressure o the market.A high level o distrust and lack o entre-preneurship inherited rom the previousregime are still in place.
And yet, on the other h and...Tere are ew i any proper ghettos.Privatisation generated an economic valuewhich needs to be used to activate therehabilitation process. Neighbourhoods stillhold a precious space reserve.Authorities, specialists, and part o thepopulation are increasingly aware o theissues at stake.
Te ollowing chapters will look closerinto three specic categories o issues andwill briey outline action principles (legal,economic, social, and proessional), based
on three concrete and representative situ-ations in the city. Tey will tackle activatingwastelands in the city centre, devising a me-chanism or the rehabilitation o buildings,and negotiating communal spaces.
Probleme, dar ipoteniale
Problems as well aspotential