social housing & urban form in latin american...
TRANSCRIPT
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Social Housing & Urban Form in Latin American Cities
1. Context2. Casestudy3. Conclusions
Nora R Libertun de [email protected]
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Source:Sebastiao Salgado_AmazonasPictures
Context
1960’s Rural to Urban Migration
2010’s Urban to Rural Expansion
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Source: Own elaboration based on UN Habitat 2014, State of Cities; and Angel et al, 2011. The Dynamics of Global Urban Expansion
Urban Area
4%
2%Urban
Population
1960 2010 2025
Urban areas grew faster than urban population
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The urban footprint is rapidly expanding
Santiago de Chile
Sao Paulo, Brazil
Ciudad de Mexico
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1960’s: informal settlements as peripheral places
Average density
60o residents/ha
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2010’s: social housing in urban peripheries
Average density
40o residents/ha
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% area of the urban periphery by land use (1960-2010)
City
Rural uses
Shantytowns
Gated …
Social Housing
Remaining area
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
1960 1970 1980 1990 2000 2010
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32%Urban residents live in informal neighborhoods
55 millionLack access to adequate housing
57%Of urban residents work in the informal economy
InequalityLatin-American cities are the most unequal in terms of coverage & quality of services
High levels of informalityUneven access to urban services
Bogotá.Fuente:Caracol RadioCurrent state of Latin American Cities
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HOUSING demand in Latin American Cities
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Qualitative Quantitative(
HOUSING demand in Latin American Cities
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Qualitative QuantitativeQualitative
HOUSING Subsidies in Latin American Cities
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Urban outcome
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Case studyMEXICO
DEFICIT7% Quantitative93% Qualitative (10m urban households
SUBSIDIES6% repairs to existing units94% credit for new units(+55million usd)
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Fed.Governmentannualtarget:
750k socialhousingunits
# of Housing Units sold per year
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25% housing units were built after 2000
22 Km average distance to downtown
87% ofunitswerebuiltonthe2nd ringoftheurbanperiphery
11% ofunitswerebuiltonthe1st ringoftheurbanperiphery
Social housing geography
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Puebla
Peripheral vs CentralSocialhousing Development
+Interviews to developers +review policy instruments
26,600US$
37,000US$
Social Housing spatial rationale
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Peripheral vs CentralECONOMIES OF SCALE
Average company size500+ vs 70 employees
PortfolioAll vs only social housing
Social Housing spatial rationale
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Peripheral vs CentralCOST STRUCTURE:
land + infrastructure
30%land infrastructure
Social Housing spatial rationale
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Peripheral vs CentralCOST STRUCTURE:
Economies of scale
10% savings with 500+ units
More negotiation powerSmall vs big municipalities…
Social Housing spatial rationale
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National programs determine Funding structureArchitectural standards
Municipal governments determineLand use
Social Housing spatial rationale
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The challenge of cities today is the expanding urban fringe, not the growing urban population.
Conclusions
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Central and Peripheral Social Housing Developers Have similar cost structures
Gain is based on -economies of scale & -power asymmetries
Conclusions
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National PoliciesMismatch between need and demand(subsides for new vs improved)
Subnational policiesPush social housing to periphery
Lack metro coordination leads to expanded urban footprint
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SuggestionsPROACTIVE
ü Match subsidies to demand
ü Support rental housing & improvement programs
ü Increase urban densities & metropolitan planning
ü Limit maximum social housing complex size
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SuggestionsREACTIVE
ü Support jobs in peripheries
ü Improve transport connections
ü Develop public spaces of quality
ü Facilitate legal processes
ü Improve environmental performance