Housing association Woonbron

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Housing association Woonbron

• What is a housing association?
• Introducing Woonbron
• Woonbron working for home owners associations
• Woonbron and urban regeneration
• Example Admiraalsplein Dordrecht

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What is a housing association?

• Not for profit housing company under the Dutch
  Housing Law
• Prime goal providing good quality housing for
  the poor
• Government sets national and local housing goals
• Housing associations provide housing within these
  governmental goals

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Not for profit?

• No more direct state subsidies, although
• Individual rent subsidy for tenants with low
  income
• Targeted subsidies
• Tax reliefs
• Profits are needed to cover losses caused by the
  prime goal
• Therefore housing associations are also acting
  for other income groups than just the poor

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Housing associations in the Netherlands

• Some 500 associations
• Average housing stock 5.000-10.000 dwellings
• The smallest 200 dwellings
• The biggest 75.000 dwellings
• Worth of assets 250.000.000.000 euro
• Total debt nearly as much

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Introducing Woonbron

• One of the largest, 45.000 dwellings, over 600
  employees
• Rotterdam and surrounding municipalities
• Innovative Thinks, dares, does
• Example Woonbron bought s.s. de Rotterdam for
  the housing of youngsters combined with education
  and getting work experience
• Court deliverer for the souterrain of the
  housing market
• Because of its goals a bit of a chaotic
  organisation

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Organizational structure

• Board of directors
• 7 relatively independent branches
• Amongst which Dordrecht, where Birgitte works
• Woonbron-Kristal project development
• Triant management and maintenance for home
  owners associations
• Here work Herman, Leon and Sonja
• Service Center central supporting staff
• Here works Dick

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Within the Service Centre

• Department for strategic policies
• Coördination of international projects
• South Africa (Durban and Emalahleni)
• Bulgaria (Zaharna Fabrica and Matra)
• Romania (this Matra project)
• Surinam (housing project near Paramaribo)

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Woonbron

• Working for home owners associations

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Organisation of union home owners

• Professional manager
• Management board
• Chairman
• Financial comity Contains in total an odd
• Technical comity amount of members

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Professional manager Woonbron

• Organizes the yearly general meeting
• Executes the decisions made in the yearly
  meeting
• Prepares the yearly maintenance budget
• Executes maintenance plans and the daily
• maintenance works
• Collects monthly payments

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For instance total costs per year (forecast)
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For instance Monthly costs per apartment
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For instance Yearly maintence budget
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Management board

• Chairman Chairs/presides the yearly general
• meeting and
  the meetings of the
• management board
• - Is chosen by the home owners

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Management board

• Financial Commity - Consists of 1, 2 or 3
  members
• chosen by houseowners in the
• yearly general
  meeting. The
• amount of members
  depends on
• definitions in the
  domestic rules.
• - Controls each year the
  financial
• part of the
  administration (e.g.
• the bills payed and
  balance of
• the bank-accounts).
  

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Management board

• Technical Commity - Consists of a few members
• chosen by houseowners in the
• yearly general
  meeting.
• - They do little repairs to reduce
• the expenses (e.g. exchange
• electric bulbs, do some
• painting on the inside of the
• building, gardening etc.)

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Woonbron

• And urban regeneration

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Urban regeneration

• Coöperation!

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Coöperation in the Netherlands

• 4.000 years fighting the sea
• Through the building of artificial hills
• Through water management
• From the very beginning a democratic process

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Relevance for urban regeneration

• Proces in which all stakeholders are dependent of
  each other no one is the boss
• Proces of negotiations and compromizes

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Urban renewal in the 70s 80s

• Fysical process to get inner city areas out of a
  negative spiral of deterioration
• Heavily subsidized through law on urban renewal
• High production but constant tension between
  price and quality
• Economic and social issues were not adressed

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Belstato evaluation in the 90s

• New Law on Urban Regeneration
• Integrated planning of fysical, social and
  economic measures
• 56 target areas of which 4 in Woonbron
  territory
• State subsidies for municipalities in order to
• Enforce
• Facilitate
• Stimulate

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Approach in every area

• 1st step strategic vision
• All stakeholders (municipality, residents,
  owners, shop keepers, entrepeneurs, teachers,
  etc. etc.)
• Long term integrated fysical, social and
  economical program
• Improvement of chances for existing residents
• Transformation of real estate and environment to
  attract higher income groups
• 2nd step execution

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Enabling laws

• Law on urban regeneration
• Subsidy scheme
• Spatial planning
• Exproprietion

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Enabling laws

• Housing law
• Technical quality of the housing stock
• Municipal letter by law
• Exproprietion

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Enabling laws

• Law on municipal preference
• 1st right of buying for municipalities

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Role of Woonbron

• Take over and manage exproprieted housing stock
• Improve and transform its own housing stock
  according to the goals of the strategic vision
• Buy, improve and sell
• And establishment of a well functioning HOA
• Assist home owners associations to improve their
  estates, management and maintenance

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Example

• Admiral Square in neighbourhood Wielwijk
  -Dordrecht

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Wielwijk Admiral Square
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Wielwijk Admiral Square
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Wielwijk Admiral Square
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Wielwijk Admiral Square
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Fysical program

• Admiral Square
• Renovation and transformation of the housing
  stock in the adjacent neighbourhoods
• School
• Residents centre
• Health care institute

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Social program

• Know your neighbour
• Theatre shop and other art projects
• School in society
• Behind the frontdoor
• Facilities short stay facility
• Youth programs
• Empowerment
• Etcetera etcetera

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Economic program

• Job shop Job help
• Cheap m2 for starting businesses
• Marketing Wielwijk Admiral square
• Reïntegration program Short Stay Facility